DURANGO HILLS DR 78613
| Owner | MADDALI RAM S |
|---|---|
| Parcel ID | 0500442201 |
| Short ID | 958102 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,210 SF |
| Land SF | 12,000 SF |
| Acres | 0.275 |
| Year Built | 2023 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK C LOT 18 |
| Neighborhood | T4500 |
| Land | $302,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $302,500 |
| Improvement | $481,511 |
|---|---|
| Total Improvement | $481,511 |
| Market | $784,011 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $784,011 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $784,011 |
| Exemptions (−) (HS) | −$156,802 |
|---|---|
| Taxable Value | $627,209 |
Appreciation: Market value has risen +23.1% from $636,842 (2024) to $784,011 (2025), a CAGR of 23.1% 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 lagged 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 $15,752. Leander ISD is the largest single contributor, at 40.3% 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 39% of market value ($302,500 land vs $481,511 improvements), about $25/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Submarket Position: At $784,011, 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 +23.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,217,045 by 2030, with an estimated annual tax burden around $27,383. 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 | 5,210 SF | ✗ |
| 1ST | 1st Floor | 3,393 SF | ✓ |
| 2ND | 2nd Floor | 1,817 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 633 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 531 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 349% 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% | $6,999.76 | $6,999.76 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,238.82 | $3,238.82 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,214.45 | $3,214.45 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,357.33 | $2,357.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $802.56 | $802.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $740.25 | $740.25 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $17,353.17 | $17,353.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $899,292 | $784,011 | +14.7% |
| Assessed Value | $862,412 | $784,011 | +10.0% |
| Land Value | $220,000 | $302,500 | -27.3% |
| Improvement Value | $679,292 | $481,511 | +41.1% |
| Taxable Value | $689,930 | $627,209 | +10.0% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$36,880 | — | |
| Total Tax 2026 = estimate |
~$17,327
Estimated
|
~$17,353
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,027,175 | $899,292 | -127,883 (-12.4%) |
| Taxable Value | $689,930 | $689,930 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $899,292 | $220,000 | $679,292 | −$36,880 | $862,412 | $689,930 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $784,011 | $302,500 | $481,511 | — | $784,011 | $627,209 | ~$17,353 | Partial |
| 2024 | $636,842 | — | — | −$356,842 | $280,000 | $— | $31,620 | Verified |
| 2023 | $— | — | — | — | $242,000 | $— | $12,354 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +31.0% | +10.0% | 84.0% | Not available | Partial |
| 2025 | -39.2% | -39.2% | ~100% | Not available | Partial |
| 2024 | +153.0% ! | +153.0% | ~100% | 2.4500% | Verified |
| 2023 | +349.1% ! | +349.1% | ~100% | 2.4200% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +591.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +14.7% | +18.9% | +20.0% | +23.1% | 2025 | +14.7% | 2026 |
| Assessment Ratio | 95.9% | 80.0% | — | 100.0% | 2025 | 44.0% | 2024 |
| Effective Tax Rate (2025) | 2.2100% | 2.2100% | — | 2.2100% | 2025 | 2.2100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,353 | $24,487 | ~$24,143 | $31,620 | 2024 | $17,353 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$965,190 | ~$862,412 | ~2.4429% | ~$21,068 | +23.1% |
| 2027 | ~$1,188,237 | ~$948,653 | ~2.3743% | ~$22,524 | +51.6% |
| 2028 | ~$1,462,829 | ~$1,043,519 | ~2.3058% | ~$24,061 | +86.6% |
| 2029 | ~$1,800,877 | ~$1,147,871 | ~2.2372% | ~$25,680 | +129.7% |
| 2030 | ~$2,217,045 | ~$1,262,658 | ~2.1687% | ~$27,383 | +182.8% |
| 2026 | ~$949,509 | ~$862,412 | ~2.5114% | ~$21,659 | +21.1% |
| 2027 | ~$1,149,943 | ~$948,653 | ~2.5114% | ~$23,825 | +46.7% |
| 2028 | ~$1,392,687 | ~$1,043,519 | ~2.5114% | ~$26,207 | +77.6% |
| 2029 | ~$1,686,671 | ~$1,147,871 | ~2.5114% | ~$28,828 | +115.1% |
| 2030 | ~$2,042,714 | ~$1,262,658 | ~2.5114% | ~$31,711 | +160.5% |
| 2026 | ~$980,870 | ~$862,412 | ~2.4086% | ~$20,772 | +25.1% |
| 2027 | ~$1,227,158 | ~$948,653 | ~2.3058% | ~$21,874 | +56.5% |
| 2028 | ~$1,535,288 | ~$1,043,519 | ~2.2029% | ~$22,988 | +95.8% |
| 2029 | ~$1,920,786 | ~$1,147,871 | ~2.1001% | ~$24,107 | +145.0% |
| 2030 | ~$2,403,080 | ~$1,262,658 | ~1.9973% | ~$25,219 | +206.5% |
In 2025, this property's market value of $784,011 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× 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 | $784,011 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $636,842 | $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.