DURANGO HILLS DR 78613
| Owner | TAMTORO FAMILY TRUST |
|---|---|
| Parcel ID | 0500442103 |
| Short ID | 958097 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 6,027 SF |
| Land SF | 14,864 SF |
| Acres | 0.341 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK D LOT 8 |
| Neighborhood | T4500 |
| Land | $328,753 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $328,753 |
| Improvement | $820,452 |
|---|---|
| Total Improvement | $820,452 |
| Market | $1,149,205 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,149,205 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,149,205 |
| Exemptions (−) (HS) | −$229,841 |
|---|---|
| Taxable Value | $919,364 |
Appreciation: Market value has risen +57.1% from $731,450 (2024) to $1,149,205 (2025), a CAGR of 57.1% over 1 year. This is strong appreciation — well above typical inflation. 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 Land/Vacant parcel countywide rose +28.8%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.5114% in 2025 (+0.0586% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $23,089. Leander ISD is the largest single contributor, at 42.0% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 29% of market value ($328,753 land vs $820,452 improvements), about $22/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,149,205, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +57.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,001,751 by 2030, with an estimated annual tax burden around $40,138. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 6,027 SF | ✗ |
| 1ST | 1st Floor | 3,902 SF | ✓ |
| 2ND | 2nd Floor | 2,125 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 719 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 616 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 416% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $10,969.05 | $10,969.05 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $4,747.47 | $4,747.47 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $4,711.74 | $4,711.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,455.38 | $3,455.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,176.40 | $1,176.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,085.06 | $1,085.06 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $26,145.10 | $26,145.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $973,586 | $1,149,205 | -15.3% |
| Assessed Value | $973,586 | $1,149,205 | -15.3% |
| Land Value | $239,093 | $328,753 | -27.3% |
| Improvement Value | $734,493 | $820,452 | -10.5% |
| Taxable Value | $778,869 | $919,364 | -15.3% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$19,561
Estimated
|
~$26,145
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,132,472 | $973,586 | -158,886 (-14.0%) |
| Taxable Value | $905,978 | $778,869 | -127,109 (-14.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $973,586 | $239,093 | $734,493 | — | $973,586 | $778,869 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,149,205 | $328,753 | $820,452 | — | $1,149,205 | $919,364 | ~$26,145 | Partial |
| 2024 | $731,450 | — | — | −$381,450 | $350,000 | $— | $40,264 | Verified |
| 2023 | $— | — | — | — | $242,000 | $— | $14,060 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.5% | -1.5% | ~100% | Not available | Partial |
| 2025 | -34.5% | -34.5% | ~100% | Not available | Partial |
| 2024 | +199.8% ! | +199.8% | ~100% | 2.3000% | Verified |
| 2023 | +415.8% ! | +415.8% | ~100% | 2.4000% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +913.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.3% | +20.9% | +62.8% | +57.1% | 2025 | -15.3% | 2026 |
| Assessment Ratio | 100.0% | 82.6% | — | 100.0% | 2025 | 47.9% | 2024 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$26,145 | $33,204 | ~$35,389 | $40,264 | 2024 | $26,145 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,805,554 | ~$1,264,126 | ~2.4429% | ~$30,881 | +57.1% |
| 2027 | ~$2,836,764 | ~$1,390,538 | ~2.3743% | ~$33,016 | +146.8% |
| 2028 | ~$4,456,933 | ~$1,529,592 | ~2.3058% | ~$35,269 | +287.8% |
| 2029 | ~$7,002,433 | ~$1,682,551 | ~2.2372% | ~$37,642 | +509.3% |
| 2030 | ~$11,001,751 | ~$1,850,806 | ~2.1687% | ~$40,138 | +857.3% |
| 2026 | ~$1,782,569 | ~$1,264,126 | ~2.5114% | ~$31,748 | +55.1% |
| 2027 | ~$2,765,002 | ~$1,390,538 | ~2.5114% | ~$34,923 | +140.6% |
| 2028 | ~$4,288,885 | ~$1,529,592 | ~2.5114% | ~$38,415 | +273.2% |
| 2029 | ~$6,652,629 | ~$1,682,551 | ~2.5114% | ~$42,256 | +478.9% |
| 2030 | ~$10,319,110 | ~$1,850,806 | ~2.5114% | ~$46,482 | +797.9% |
| 2026 | ~$1,828,538 | ~$1,264,126 | ~2.4086% | ~$30,448 | +59.1% |
| 2027 | ~$2,909,446 | ~$1,390,538 | ~2.3058% | ~$32,063 | +153.2% |
| 2028 | ~$4,629,315 | ~$1,529,592 | ~2.2029% | ~$33,696 | +302.8% |
| 2029 | ~$7,365,854 | ~$1,682,551 | ~2.1001% | ~$35,335 | +541.0% |
| 2030 | ~$11,720,051 | ~$1,850,806 | ~1.9973% | ~$36,966 | +919.8% |
In 2025, this property's market value of $1,149,205 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 14× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $1,149,205 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $731,450 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
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.