DURANGO HILLS DR 78613
| Owner | GOKA MADHU & NALINI PRIYA |
|---|---|
| Parcel ID | 0500442301 |
| Short ID | 958105 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,080 SF |
| Land SF | 14,038 SF |
| Acres | 0.322 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK F LOT 1 |
| Neighborhood | T4500 |
| Land | $642,363 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $642,363 |
| Improvement | $622,499 |
|---|---|
| Total Improvement | $622,499 |
| Market | $1,264,862 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,264,862 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,264,862 |
| Exemptions (−) (HS) | −$252,972 |
|---|---|
| Taxable Value | $1,011,890 |
Appreciation: Market value has risen +115.7% from $586,402 (2024) to $1,264,862 (2025), a CAGR of 115.7% 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 $25,413. Leander ISD is the largest single contributor, at 42.3% 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 51% of market value ($642,363 land vs $622,499 improvements), about $46/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,264,862, 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 +115.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $59,058,397 by 2030, with an estimated annual tax burden around $44,177. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,080 SF | ✗ |
| 1ST | 1st Floor | 2,645 SF | ✓ |
| 2ND | 2nd Floor | 1,435 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 636 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 312 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 264 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 314% 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% | $12,226.13 | $12,226.13 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $5,225.26 | $5,225.26 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $5,185.93 | $5,185.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,803.14 | $3,803.14 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,294.79 | $1,294.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,194.26 | $1,194.26 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $28,929.51 | $28,929.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $992,358 | $1,264,862 | -21.5% |
| Assessed Value | $992,358 | $1,264,862 | -21.5% |
| Land Value | $467,173 | $642,363 | -27.3% |
| Improvement Value | $525,185 | $622,499 | -15.6% |
| Taxable Value | $793,886 | $1,011,890 | -21.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$19,938
Estimated
|
~$28,930
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,133,476 | $992,358 | -141,118 (-12.5%) |
| Taxable Value | $906,781 | $793,886 | -112,895 (-12.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $992,358 | $467,173 | $525,185 | — | $992,358 | $793,886 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,264,862 | $642,363 | $622,499 | — | $1,264,862 | $1,011,890 | ~$28,930 | Partial |
| 2024 | $586,402 | — | — | −$236,402 | $350,000 | $— | $31,914 | Verified |
| 2023 | $— | — | — | — | $242,000 | $— | $11,144 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.4% | -10.4% | ~100% | Not available | Partial |
| 2025 | -9.7% | -9.7% | ~100% | Not available | Partial |
| 2024 | +198.4% ! | +198.4% | ~100% | 2.2800% | Verified |
| 2023 | +313.5% ! | +313.5% | ~100% | 2.3800% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1015.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -21.5% | +47.1% | +127.5% | +115.7% | 2025 | -21.5% | 2026 |
| Assessment Ratio | 100.0% | 86.6% | — | 100.0% | 2025 | 59.7% | 2024 |
| Effective Tax Rate (2025) | 2.2900% | 2.2900% | — | 2.2900% | 2025 | 2.2900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$28,930 | $30,422 | ~$38,951 | $31,914 | 2024 | $28,930 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,728,292 | ~$1,391,348 | ~2.4429% | ~$33,989 | +115.7% |
| 2027 | ~$5,884,893 | ~$1,530,483 | ~2.3743% | ~$36,339 | +365.3% |
| 2028 | ~$12,693,642 | ~$1,683,531 | ~2.3058% | ~$38,819 | +903.6% |
| 2029 | ~$27,380,032 | ~$1,851,884 | ~2.2372% | ~$41,431 | +2064.7% |
| 2030 | ~$59,058,397 | ~$2,037,073 | ~2.1687% | ~$44,177 | +4569.2% |
| 2026 | ~$2,702,995 | ~$1,391,348 | ~2.5114% | ~$34,943 | +113.7% |
| 2027 | ~$5,776,267 | ~$1,530,483 | ~2.5114% | ~$38,437 | +356.7% |
| 2028 | ~$12,343,812 | ~$1,683,531 | ~2.5114% | ~$42,281 | +875.9% |
| 2029 | ~$26,378,578 | ~$1,851,884 | ~2.5114% | ~$46,509 | +1985.5% |
| 2030 | ~$56,370,700 | ~$2,037,073 | ~2.5114% | ~$51,160 | +4356.7% |
| 2026 | ~$2,753,589 | ~$1,391,348 | ~2.4086% | ~$33,512 | +117.7% |
| 2027 | ~$5,994,530 | ~$1,530,483 | ~2.3058% | ~$35,290 | +373.9% |
| 2028 | ~$13,050,020 | ~$1,683,531 | ~2.2029% | ~$37,087 | +931.7% |
| 2029 | ~$28,409,735 | ~$1,851,884 | ~2.1001% | ~$38,892 | +2146.1% |
| 2030 | ~$61,847,648 | ~$2,037,073 | ~1.9973% | ~$40,686 | +4789.7% |
In 2025, this property's market value of $1,264,862 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 15× 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 | $1,264,862 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $586,402 | $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.