8226 BEE CAVE RD TX 78746
| Owner | BLB PROPERTY MANAGEMENT LLC |
|---|---|
| Parcel ID | 0123300119 |
| Short ID | 122160 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 15,990 SF |
| Land SF | 169,579 SF |
| Acres | 3.893 |
| Year Built | 1987 |
| Legal | LOT 49 LESS S 1.209 AC BLK B ROB ROY ON THE LAKE SEC 3 |
| Neighborhood | 52SWE |
| Land | $1,627,959 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,627,959 |
| Improvement | $959,455 |
|---|---|
| Total Improvement | $959,455 |
| Market | $2,587,414 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,587,414 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,587,414 |
| Taxable Value | $2,587,414 |
|---|
Appreciation: Market value has fallen -18.9% from $3,189,000 (2021) to $2,587,414 (2025), a CAGR of -5.1% 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 $41,111. 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 63% of market value ($1,627,959 land vs $959,455 improvements), about $10/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,587,414, 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 -5.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,992,417 by 2030, with an estimated annual tax burden around $27,079. 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 | 9,750 SF | ✗ |
| 2ND | 2nd Floor | 9,108 SF | ✓ |
| 1ST | 1st Floor | 6,882 SF | ✓ |
| 505 | BALCONY | 472 SF | ✓ |
| 511 | DECK | 238 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% | $21,532.46 | $21,532.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,724.67 | $9,724.67 | Paid |
| W20 WCID # 20 | 0.1620% | 0.1425% | 0.1341% | 0.1925% | 0.1870% | -0.0055% | $4,838.46 | $4,838.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,053.74 | $3,053.74 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,961.26 | $1,961.26 | Paid |
| Combined Rate | 1.7727% | 1.6366% | 1.5009% | 1.6014% | 1.5889% | -0.0125% | $41,110.59 | $41,110.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,598,878 | $2,587,414 | +0.4% |
| Assessed Value | $2,598,878 | $2,587,414 | +0.4% |
| Land Value | $1,627,959 | $1,627,959 | +0.0% |
| Improvement Value | $970,919 | $959,455 | +1.2% |
| Taxable Value | $2,598,878 | $2,587,414 | +0.4% |
| Total Tax 2026 = estimate |
~$41,293
Estimated
|
~$41,111
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,598,878 | $2,598,878 | +0 (+0.0%) |
| Taxable Value | $2,598,878 | $2,598,878 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,598,878 | $1,627,959 | $970,919 | — | $2,598,878 | $2,598,878 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,587,414 | $1,627,959 | $959,455 | — | $2,587,414 | $2,587,414 | ~$41,111 | Partial |
| 2024 | $3,160,000 | — | — | −$1,532,041 | $1,627,959 | $— | $55,396 | Verified |
| 2023 | $3,711,600 | — | — | −$2,083,641 | $1,627,959 | $— | $47,430 | Verified |
| 2022 | $3,288,553 | — | — | −$1,660,594 | $1,627,959 | $— | $60,745 | Verified |
| 2021 | $3,189,000 | — | — | −$1,561,041 | $1,627,959 | $— | $58,295 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2025 | -25.2% | -25.2% | ~100% | Not available | Partial |
| 2024 | +9.5% | +9.5% | ~100% | 1.6000% | Verified |
| 2023 | -14.9% | -14.9% | ~100% | 1.5000% | Verified |
| 2022 | +12.9% | +12.9% | ~100% | 1.6400% | Verified |
| 2021 | base year | — | ~100% | 1.8300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -21.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.4% | -3.3% | -5.2% | +12.9% | 2023 | -18.1% | 2025 |
| Assessment Ratio | 100.0% | 66.0% | — | 100.0% | 2025 | 43.9% | 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 |
$41,111 | $52,595 | ~$32,290 | $60,745 | 2022 | $41,111 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,455,663 | ~$2,455,663 | ~1.5429% | ~$37,889 | -5.1% |
| 2027 | ~$2,330,621 | ~$2,330,621 | ~1.4970% | ~$34,889 | -9.9% |
| 2028 | ~$2,211,946 | ~$2,211,946 | ~1.4510% | ~$32,096 | -14.5% |
| 2029 | ~$2,099,314 | ~$2,099,314 | ~1.4051% | ~$29,497 | -18.9% |
| 2030 | ~$1,992,417 | ~$1,992,417 | ~1.3591% | ~$27,079 | -23.0% |
| 2026 | ~$2,458,043 | ~$2,458,043 | ~1.5889% | ~$39,055 | -5.0% |
| 2027 | ~$2,335,141 | ~$2,335,141 | ~1.5889% | ~$37,102 | -9.8% |
| 2028 | ~$2,218,384 | ~$2,218,384 | ~1.5889% | ~$35,247 | -14.3% |
| 2029 | ~$2,107,465 | ~$2,107,465 | ~1.5889% | ~$33,485 | -18.5% |
| 2030 | ~$2,002,092 | ~$2,002,092 | ~1.5889% | ~$31,811 | -22.6% |
| 2026 | ~$2,507,411 | ~$2,507,411 | ~1.5199% | ~$38,111 | -3.1% |
| 2027 | ~$2,429,882 | ~$2,429,882 | ~1.4510% | ~$35,258 | -6.1% |
| 2028 | ~$2,354,751 | ~$2,354,751 | ~1.3821% | ~$32,545 | -9.0% |
| 2029 | ~$2,281,942 | ~$2,281,942 | ~1.3132% | ~$29,965 | -11.8% |
| 2030 | ~$2,211,384 | ~$2,211,384 | ~1.2442% | ~$27,515 | -14.5% |
In 2025, this property's market value of $2,587,414 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +83% 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 | $2,587,414 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,160,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,711,600 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,288,553 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,189,000 | $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.