8121 BEE CAVE RD TX 78746
| Owner | LONESTAR PE LLC |
|---|---|
| Parcel ID | 0121300215 |
| Short ID | 366405 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 11,437 SF |
| Land SF | 148,104 SF |
| Acres | 3.400 |
| Year Built | 2001 |
| Legal | LOT 1 BLK A PEYTON BROOKE @ ROB ROY REPLAT OF THE |
| Neighborhood | 52SWE |
| Land | $1,777,248 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,777,248 |
| Improvement | $284,164 |
|---|---|
| Total Improvement | $284,164 |
| Market | $2,061,412 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,061,412 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,061,412 |
| Taxable Value | $2,061,412 |
|---|
Appreciation: Market value has fallen -27.3% from $2,834,600 (2021) to $2,061,412 (2025), a CAGR of -7.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 5 taxing entities is 1.5889% in 2025 (-0.0125% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $32,753. Eanes ISD is the largest single contributor, at 52.4% 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 86% of market value ($1,777,248 land vs $284,164 improvements), about $12/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $2,061,412, 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 -7.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,384,382 by 2030, with an estimated annual tax burden around $18,815. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 11,437 SF | ✗ |
| 2ND | 2nd Floor | 5,693 SF | ✓ |
| 3RD | 3rd Floor | 5,579 SF | ✓ |
| 487 | PARKING UNDER | 5,398 SF | ✓ |
| 551 | PAVED AREA | 4,560 SF | ✗ |
| 611 | TERRACE | 622 SF | ✗ |
| SO | Sketch Only | 210 SF | ✗ |
| 1ST | 1st Floor | 165 SF | ✓ |
| 327 | STORAGE COMM'L | 15 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $17,155.07 | $17,155.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,747.71 | $7,747.71 | Paid |
| W20 WCID # 20 | 0.1620% | 0.1425% | 0.1341% | 0.1925% | 0.1870% | -0.0055% | $3,854.84 | $3,854.84 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,432.94 | $2,432.94 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,562.55 | $1,562.55 | Paid |
| Combined Rate | 1.7727% | 1.6366% | 1.5009% | 1.6014% | 1.5889% | -0.0125% | $32,753.11 | $32,753.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,272,392 | $2,061,412 | +10.2% |
| Assessed Value | $2,272,392 | $2,061,412 | +10.2% |
| Land Value | $1,777,248 | $1,777,248 | +0.0% |
| Improvement Value | $495,144 | $284,164 | +74.2% |
| Taxable Value | $2,272,392 | $2,061,412 | +10.2% |
| Total Tax 2026 = estimate |
~$36,105
Estimated
|
~$32,753
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,272,392 | $2,272,392 | +0 (+0.0%) |
| Taxable Value | $2,272,392 | $2,272,392 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,272,392 | $1,777,248 | $495,144 | — | $2,272,392 | $2,272,392 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,061,412 | $1,777,248 | $284,164 | — | $2,061,412 | $2,061,412 | ~$32,753 | Partial |
| 2024 | $2,922,935 | — | — | −$1,160,845 | $1,762,090 | $— | $28,218 | Verified |
| 2023 | $3,594,917 | — | — | −$1,817,669 | $1,777,248 | $— | $43,872 | Verified |
| 2022 | $2,816,428 | — | — | −$1,039,180 | $1,777,248 | $— | $58,835 | Verified |
| 2021 | $2,834,600 | — | — | −$1,057,352 | $1,777,248 | $— | $49,926 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.2% | +10.2% | ~100% | Not available | Partial |
| 2025 | +17.0% | +17.0% | ~100% | Not available | Partial |
| 2024 | -39.7% | -39.7% | ~100% | 1.6000% | Verified |
| 2023 | -18.7% | -18.7% | ~100% | 1.5000% | Verified |
| 2022 | +27.6% | +27.6% | ~100% | 1.6400% | Verified |
| 2021 | base year | — | ~100% | 1.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -26.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.2% | -2.2% | -9.4% | +27.6% | 2023 | -29.5% | 2025 |
| Assessment Ratio | 100.0% | 72.6% | — | 100.0% | 2025 | 49.4% | 2023 |
| Effective Tax Rate (2025) | 1.5900% | 1.5900% | — | 1.5900% | 2025 | 1.5900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$32,753 | $42,721 | ~$23,824 | $58,835 | 2022 | $28,218 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,903,632 | ~$1,903,632 | ~1.5429% | ~$29,371 | -7.7% |
| 2027 | ~$1,757,929 | ~$1,757,929 | ~1.4970% | ~$26,316 | -14.7% |
| 2028 | ~$1,623,378 | ~$1,623,378 | ~1.4510% | ~$23,555 | -21.2% |
| 2029 | ~$1,499,125 | ~$1,499,125 | ~1.4051% | ~$21,064 | -27.3% |
| 2030 | ~$1,384,382 | ~$1,384,382 | ~1.3591% | ~$18,815 | -32.8% |
| 2026 | ~$1,958,341 | ~$1,958,341 | ~1.5889% | ~$31,115 | -5.0% |
| 2027 | ~$1,860,424 | ~$1,860,424 | ~1.5889% | ~$29,560 | -9.8% |
| 2028 | ~$1,767,403 | ~$1,767,403 | ~1.5889% | ~$28,082 | -14.3% |
| 2029 | ~$1,679,033 | ~$1,679,033 | ~1.5889% | ~$26,678 | -18.5% |
| 2030 | ~$1,595,081 | ~$1,595,081 | ~1.5889% | ~$25,344 | -22.6% |
| 2026 | ~$1,944,860 | ~$1,944,860 | ~1.5199% | ~$29,561 | -5.7% |
| 2027 | ~$1,834,899 | ~$1,834,899 | ~1.4510% | ~$26,625 | -11.0% |
| 2028 | ~$1,731,154 | ~$1,731,154 | ~1.3821% | ~$23,926 | -16.0% |
| 2029 | ~$1,633,275 | ~$1,633,275 | ~1.3132% | ~$21,447 | -20.8% |
| 2030 | ~$1,540,931 | ~$1,540,931 | ~1.2442% | ~$19,173 | -25.2% |
In 2025, this property's market value of $2,061,412 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +45% 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 | $2,061,412 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,922,935 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,594,917 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $2,816,428 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,834,600 | $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.