12713 GALLERIA CIR TX 78738
| Owner | CSHV HCG RETAIL LLC |
|---|---|
| Parcel ID | 0119630301 |
| Short ID | 740546 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 5,958 SF |
| Land SF | 47,450 SF |
| Acres | 1.089 |
| Year Built | 2013 |
| Legal | LOT 12 BLK A HILL COUNTRY GALLERIA AMENDED PLAT OF LTS 1-3,6-8&10-26 BLK A,LTS 1-3&6-8 BLK B & LOT BLK C |
| Neighborhood | 40SWE |
| Land | $949,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $949,000 |
| Improvement | $2,133,682 |
|---|---|
| Total Improvement | $2,133,682 |
| Market | $3,082,682 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,082,682 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,082,682 |
| Taxable Value | $3,082,682 |
|---|
Appreciation: Market value has fallen -11.6% from $3,486,940 (2021) to $3,082,682 (2025), a CAGR of -3.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.9331% in 2025 (+0.0553% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $59,593. Lake Travis ISD is the largest single contributor, at 53.8% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 31% of market value ($949,000 land vs $2,133,682 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~13 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,082,682, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the -3.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,642,616 by 2030, with an estimated annual tax burden around $48,329. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 22,600 SF | ✗ |
| 1ST | 1st Floor | 5,958 SF | ✓ |
| 501 | CANOPY | 746 SF | ✗ |
| 611 | TERRACE | 746 SF | ✗ |
| 482 | LIGHT POLES | 2 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $28,501.46 | $28,501.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,303.10 | $10,303.10 | Paid |
| RBC Travis County Bee Cave Rd Dist # 1 | 0.1973% | 0.2122% | 0.2285% | 0.2522% | 0.2892% | +0.0369% | $7,927.23 | $7,927.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,235.38 | $3,235.38 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $2,478.12 | $2,478.12 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $548.26 | $548.26 | Paid |
| Combined Rate | 2.0166% | 1.9479% | 1.8111% | 1.8778% | 1.9331% | +0.0553% | $52,993.55 | $52,993.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,197,685 | $3,082,682 | +3.7% |
| Assessed Value | $3,197,685 | $3,082,682 | +3.7% |
| Land Value | $949,000 | $949,000 | +0.0% |
| Improvement Value | $2,248,685 | $2,133,682 | +5.4% |
| Taxable Value | $3,197,685 | $3,082,682 | +3.7% |
| Total Tax 2026 = estimate |
~$61,816
Estimated
|
~$52,994
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,197,685 | $3,197,685 | +0 (+0.0%) |
| Taxable Value | $3,197,685 | $3,197,685 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,197,685 | $949,000 | $2,248,685 | — | $3,197,685 | $3,197,685 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,082,682 | $949,000 | $2,133,682 | — | $3,082,682 | $3,082,682 | ~$52,994 | Partial |
| 2024 | $2,861,665 | — | — | −$1,912,665 | $949,000 | $— | $51,063 | Verified |
| 2023 | $2,681,000 | — | — | −$1,732,000 | $949,000 | $— | $51,827 | Verified |
| 2022 | $3,191,673 | — | — | −$2,242,673 | $949,000 | $— | $52,223 | Verified |
| 2021 | $3,486,940 | — | — | −$2,537,940 | $949,000 | $— | $64,363 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.7% | +3.7% | ~100% | Not available | Partial |
| 2025 | +13.4% | +13.4% | ~100% | Not available | Partial |
| 2024 | -5.0% | -5.0% | ~100% | 1.8800% | Verified |
| 2023 | +6.7% | +6.7% | ~100% | 1.8100% | Verified |
| 2022 | -16.0% | -16.0% | ~100% | 1.9500% | Verified |
| 2021 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -3.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.7% | -1.3% | -3.7% | +7.7% | 2025 | -16.0% | 2023 |
| Assessment Ratio | 100.0% | 54.2% | — | 100.0% | 2025 | 27.2% | 2021 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$52,994 | $54,494 | ~$52,659 | $64,363 | 2021 | $51,063 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,989,164 | ~$2,989,164 | ~1.9123% | ~$57,161 | -3.0% |
| 2027 | ~$2,898,484 | ~$2,898,484 | ~1.8914% | ~$54,822 | -6.0% |
| 2028 | ~$2,810,554 | ~$2,810,554 | ~1.8705% | ~$52,573 | -8.8% |
| 2029 | ~$2,725,292 | ~$2,725,292 | ~1.8497% | ~$50,409 | -11.6% |
| 2030 | ~$2,642,616 | ~$2,642,616 | ~1.8288% | ~$48,329 | -14.3% |
| 2026 | ~$2,928,548 | ~$2,928,548 | ~1.9331% | ~$56,613 | -5.0% |
| 2027 | ~$2,782,121 | ~$2,782,121 | ~1.9331% | ~$53,782 | -9.7% |
| 2028 | ~$2,643,014 | ~$2,643,014 | ~1.9331% | ~$51,093 | -14.3% |
| 2029 | ~$2,510,864 | ~$2,510,864 | ~1.9331% | ~$48,539 | -18.5% |
| 2030 | ~$2,385,321 | ~$2,385,321 | ~1.9331% | ~$46,112 | -22.6% |
| 2026 | ~$3,050,818 | ~$3,050,818 | ~1.9018% | ~$58,022 | -1.0% |
| 2027 | ~$3,019,283 | ~$3,019,283 | ~1.8705% | ~$56,477 | -2.1% |
| 2028 | ~$2,988,075 | ~$2,988,075 | ~1.8393% | ~$54,958 | -3.1% |
| 2029 | ~$2,957,188 | ~$2,957,188 | ~1.8080% | ~$53,465 | -4.1% |
| 2030 | ~$2,926,622 | ~$2,926,622 | ~1.7767% | ~$51,996 | -5.1% |
In 2025, this property's market value of $3,082,682 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +117% above the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $3,082,682 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,861,665 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,681,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $3,191,673 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,486,940 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.