9421 BEE CAVE RD TX 78746
| Owner | PB CRYSTAL MOUNTAIN OFFICE |
|---|---|
| Parcel ID | 0123380205 |
| Short ID | 495253 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 52,232 SF |
| Land SF | 212,136 SF |
| Acres | 4.870 |
| Year Built | 1998 |
| Legal | LOT 1&2 BLK A CRYSTAL MOUNTAIN EXECUTIVE PARK |
| Neighborhood | 51SWE |
| Land | $2,545,632 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,545,632 |
| Improvement | $4,156,468 |
|---|---|
| Total Improvement | $4,156,468 |
| Market | $6,702,100 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,702,100 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,702,100 |
| Exemptions (−) | −$49,376 |
|---|---|
| Taxable Value | $6,652,724 |
Appreciation: Market value has fallen -38.1% from $10,821,780 (2021) to $6,702,100 (2025), a CAGR of -11.3% 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 4 taxing entities is 1.4261% in 2025 (-0.0118% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $94,872. Eanes ISD is the largest single contributor, at 58.4% 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 38% of market value ($2,545,632 land vs $4,156,468 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~28 yrs), and rent roll drive the underwriting.
Submarket Position: At $6,702,100, this parcel sits in the top quartile (≥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 -11.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,682,147 by 2030, with an estimated annual tax burden around $43,125. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 28,396 SF | ✓ |
| 1ST | 1st Floor | 23,836 SF | ✓ |
| 551 | PAVED AREA | 22,000 SF | ✗ |
| 501 | CANOPY | 2,680 SF | ✗ |
| LOBBY | Lobby | 1,684 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 142 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% | $55,363.97 | $55,363.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $25,003.93 | $25,003.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7,851.74 | $7,851.74 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $6,652.72 | $6,652.72 | Paid |
| Combined Rate | 1.6300% | 1.5215% | 1.3933% | 1.4379% | 1.4261% | -0.0118% | $94,872.36 | $94,872.36 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,503,162 | $6,702,100 | +26.9% |
| Assessed Value | $8,503,162 | $6,702,100 | +26.9% |
| Land Value | $2,545,632 | $2,545,632 | +0.0% |
| Improvement Value | $5,957,530 | $4,156,468 | +43.3% |
| Taxable Value | $8,453,786 | $6,652,724 | +27.1% |
| Exemptions | — | N | |
| Total Tax 2026 = estimate |
~$120,557
Estimated
|
~$94,872
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,503,162 | $8,503,162 | +0 (+0.0%) |
| Taxable Value | $8,453,786 | $8,453,786 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,503,162 | $2,545,632 | $5,957,530 | — | $8,503,162 | $8,453,786 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,702,100 | $2,545,632 | $4,156,468 | — | $6,702,100 | $6,652,724 | ~$94,872 | Partial |
| 2024 | $9,500,000 | — | — | — | — | $— | $117,918 | Verified |
| 2023 | $11,975,822 | — | — | — | — | $— | $131,680 | Verified |
| 2022 | $11,385,080 | — | — | −$8,839,448 | $2,545,632 | $— | $182,215 | Verified |
| 2021 | $10,821,780 | — | — | −$8,276,148 | $2,545,632 | $— | $185,574 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +26.9% | +26.9% | ~100% | Not available | Partial |
| 2025 | -24.4% | -24.4% | ~100% | Not available | Partial |
| 2024 | -11.3% | -11.3% | ~100% | 1.3300% | Verified |
| 2023 | -16.5% | -16.5% | ~100% | 1.3200% | Verified |
| 2022 | +5.2% | +5.2% | ~100% | 1.5200% | Verified |
| 2021 | base year | — | ~100% | 1.7100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -41.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +26.9% | -2.6% | -15.0% | +26.9% | 2026 | -29.5% | 2025 |
| Assessment Ratio | 100.0% | 61.5% | — | 100.0% | 2025 | 22.4% | 2022 |
| Effective Tax Rate (2025) | 1.4200% | 1.4200% | — | 1.4200% | 2025 | 1.4200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$94,872 | $142,452 | ~$61,003 | $185,574 | 2021 | $94,872 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,945,508 | ~$5,945,508 | ~1.3751% | ~$81,756 | -11.3% |
| 2027 | ~$5,274,326 | ~$5,274,326 | ~1.3241% | ~$69,838 | -21.3% |
| 2028 | ~$4,678,914 | ~$4,678,914 | ~1.2731% | ~$59,569 | -30.2% |
| 2029 | ~$4,150,717 | ~$4,150,717 | ~1.2222% | ~$50,728 | -38.1% |
| 2030 | ~$3,682,147 | ~$3,682,147 | ~1.1712% | ~$43,125 | -45.1% |
| 2026 | ~$6,366,995 | ~$6,366,995 | ~1.4261% | ~$90,798 | -5.0% |
| 2027 | ~$6,048,645 | ~$6,048,645 | ~1.4261% | ~$86,258 | -9.8% |
| 2028 | ~$5,746,213 | ~$5,746,213 | ~1.4261% | ~$81,945 | -14.3% |
| 2029 | ~$5,458,902 | ~$5,458,902 | ~1.4261% | ~$77,848 | -18.5% |
| 2030 | ~$5,185,957 | ~$5,185,957 | ~1.4261% | ~$73,955 | -22.6% |
| 2026 | ~$6,079,550 | ~$6,079,550 | ~1.3496% | ~$82,050 | -9.3% |
| 2027 | ~$5,514,828 | ~$5,514,828 | ~1.2731% | ~$70,211 | -17.7% |
| 2028 | ~$5,002,562 | ~$5,002,562 | ~1.1967% | ~$59,864 | -25.4% |
| 2029 | ~$4,537,880 | ~$4,537,880 | ~1.1202% | ~$50,833 | -32.3% |
| 2030 | ~$4,116,361 | ~$4,116,361 | ~1.0437% | ~$42,964 | -38.6% |
In 2025, this property's market value of $6,702,100 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $6,702,100 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $9,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $11,975,822 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $11,385,080 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $10,821,780 | $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.