DURANGO HILLS DR 78613
| Owner | THOMAS DINU JAMES & PREENA MATHEW |
|---|---|
| Parcel ID | 0500442305 |
| Short ID | 958109 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,294 SF |
| Land SF | 15,011 SF |
| Acres | 0.345 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK F LOT 5 |
| Neighborhood | T4500 |
| Land | $660,605 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $660,605 |
| Improvement | $721,119 |
|---|---|
| Total Improvement | $721,119 |
| Market | $1,381,724 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,381,724 |
| Value Limitation Adjustment (−) (homestead cap) | −$38,786 |
| Net Appraised (assessed) | $1,342,938 |
| Exemptions (−) (HS) | −$268,588 |
|---|---|
| Taxable Value | $1,074,350 |
Appreciation: Market value has risen +24.5% from $1,109,866 (2024) to $1,381,724 (2025), a CAGR of 24.5% 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 $26,982. Leander ISD is the largest single contributor, at 42.4% of the total 2025 levy.
Assessment Gap: Assessed value ($1,342,938) is $38,786 below market value, suggesting potential for an upward assessment in future years.
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 48% of market value ($660,605 land vs $721,119 improvements), about $44/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,381,724, 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 +24.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,132,140 by 2030, with an estimated annual tax burden around $46,904. 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 | 5,294 SF | ✗ |
| 1ST | 1st Floor | 3,265 SF | ✓ |
| 2ND | 2nd Floor | 2,029 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 757 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 695 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 360 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 797% 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% | $13,074.73 | $13,074.73 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $5,547.80 | $5,547.80 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $5,506.05 | $5,506.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,037.89 | $4,037.89 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,374.71 | $1,374.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,267.98 | $1,267.98 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $30,809.16 | $30,809.16 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,195,237 | $1,381,724 | -13.5% |
| Assessed Value | $1,195,237 | $1,342,938 | -11.0% |
| Land Value | $480,440 | $660,605 | -27.3% |
| Improvement Value | $714,797 | $721,119 | -0.9% |
| Taxable Value | $956,190 | $1,074,350 | -11.0% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$24,014
Estimated
|
~$30,809
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,390,295 | $1,195,237 | -195,058 (-14.0%) |
| Taxable Value | $1,112,236 | $956,190 | -156,046 (-14.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,195,237 | $480,440 | $714,797 | — | $1,195,237 | $956,190 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,381,724 | $660,605 | $721,119 | −$38,786 | $1,342,938 | $1,074,350 | ~$30,809 | Partial |
| 2024 | $1,109,866 | — | — | −$759,866 | $350,000 | $— | $27,691 | Verified |
| 2023 | $— | — | — | — | $330,000 | $— | $25,027 | Verified |
| 2022 | $— | — | — | — | $123,750 | $— | $3,239 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.6% | +3.5% | ~100% | Not available | Partial |
| 2025 | -0.4% | +10.0% | 97.2% | Not available | Partial |
| 2024 | +25.0% | +10.0% | 88.0% | 2.0000% | Verified |
| 2023 | +796.9% ! | +796.9% | ~100% | 2.2600% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1016.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.5% | +5.5% | +28.4% | +24.5% | 2025 | -13.5% | 2026 |
| Assessment Ratio | 100.0% | 76.2% | — | 100.0% | 2026 | 31.5% | 2024 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$30,809 | $29,250 | ~$41,355 | $30,809 | 2025 | $27,691 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,720,173 | ~$1,477,232 | ~2.4429% | ~$36,087 | +24.5% |
| 2027 | ~$2,141,523 | ~$1,624,955 | ~2.3743% | ~$38,582 | +55.0% |
| 2028 | ~$2,666,082 | ~$1,787,450 | ~2.3058% | ~$41,215 | +93.0% |
| 2029 | ~$3,319,130 | ~$1,966,196 | ~2.2372% | ~$43,988 | +140.2% |
| 2030 | ~$4,132,140 | ~$2,162,815 | ~2.1687% | ~$46,904 | +199.1% |
| 2026 | ~$1,692,538 | ~$1,477,232 | ~2.5114% | ~$37,100 | +22.5% |
| 2027 | ~$2,073,269 | ~$1,624,955 | ~2.5114% | ~$40,810 | +50.0% |
| 2028 | ~$2,539,644 | ~$1,787,450 | ~2.5114% | ~$44,891 | +83.8% |
| 2029 | ~$3,110,929 | ~$1,966,196 | ~2.5114% | ~$49,380 | +125.1% |
| 2030 | ~$3,810,722 | ~$2,162,815 | ~2.5114% | ~$54,318 | +175.8% |
| 2026 | ~$1,747,807 | ~$1,477,232 | ~2.4086% | ~$35,581 | +26.5% |
| 2027 | ~$2,210,883 | ~$1,624,955 | ~2.3058% | ~$37,468 | +60.0% |
| 2028 | ~$2,796,649 | ~$1,787,450 | ~2.2029% | ~$39,377 | +102.4% |
| 2029 | ~$3,537,612 | ~$1,966,196 | ~2.1001% | ~$41,292 | +156.0% |
| 2030 | ~$4,474,890 | ~$2,162,815 | ~1.9973% | ~$43,197 | +223.9% |
In 2025, this property's market value of $1,381,724 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 16× 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 | $1,381,724 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $1,109,866 | $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.