DURANGO HILLS DR 78613
| Owner | GOSWAMI JAYGIRI DINESHGIRI & |
|---|---|
| Parcel ID | 0500442306 |
| Short ID | 958110 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,598 SF |
| Land SF | 14,952 SF |
| Acres | 0.343 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK F LOT 6 |
| Neighborhood | T4500 |
| Land | $659,120 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $659,120 |
| Improvement | $857,386 |
|---|---|
| Total Improvement | $857,386 |
| Market | $1,516,506 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,516,506 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,516,506 |
| Exemptions (−) (HS) | −$303,301 |
|---|---|
| Taxable Value | $1,213,205 |
Appreciation: Market value has risen +90.1% from $797,675 (2024) to $1,516,506 (2025), a CAGR of 90.1% 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 $30,469. Leander ISD is the largest single contributor, at 42.8% 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 43% of market value ($659,120 land vs $857,386 improvements), about $44/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,516,506, 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 +90.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $37,664,733 by 2030, with an estimated annual tax burden around $52,966. 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 | 5,598 SF | ✗ |
| 1ST | 1st Floor | 3,407 SF | ✓ |
| 2ND | 2nd Floor | 2,191 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 846 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 390 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 463% 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% | $14,961.24 | $14,961.24 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $6,264.83 | $6,264.83 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $6,217.67 | $6,217.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,559.77 | $4,559.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,552.39 | $1,552.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,431.86 | $1,431.86 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $34,987.76 | $34,987.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,263,196 | $1,516,506 | -16.7% |
| Assessed Value | $1,263,196 | $1,516,506 | -16.7% |
| Land Value | $479,360 | $659,120 | -27.3% |
| Improvement Value | $783,836 | $857,386 | -8.6% |
| Taxable Value | $1,010,557 | $1,213,205 | -16.7% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$25,380
Estimated
|
~$34,988
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,322,718 | $1,263,196 | -59,522 (-4.5%) |
| Taxable Value | $1,058,174 | $1,010,557 | -47,617 (-4.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,263,196 | $479,360 | $783,836 | — | $1,263,196 | $1,010,557 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,516,506 | $659,120 | $857,386 | — | $1,516,506 | $1,213,205 | ~$34,988 | Partial |
| 2024 | $797,675 | — | — | −$447,675 | $350,000 | $— | $32,504 | Verified |
| 2023 | $— | — | — | — | $242,000 | $— | $15,474 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.8% | -12.8% | ~100% | Not available | Partial |
| 2025 | +6.4% | +6.4% | ~100% | Not available | Partial |
| 2024 | +123.3% ! | +123.3% | ~100% | 2.2800% | Verified |
| 2023 | +462.5% ! | +462.5% | ~100% | 2.4200% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1236.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.7% | +36.7% | +97.7% | +90.1% | 2025 | -16.7% | 2026 |
| Assessment Ratio | 100.0% | 81.3% | — | 100.0% | 2025 | 43.9% | 2024 |
| Effective Tax Rate (2025) | 2.3100% | 2.3100% | — | 2.3100% | 2025 | 2.3100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$34,988 | $33,746 | ~$46,700 | $34,988 | 2025 | $32,504 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,883,117 | ~$1,668,157 | ~2.4429% | ~$40,751 | +90.1% |
| 2027 | ~$5,481,260 | ~$1,834,972 | ~2.3743% | ~$43,568 | +261.4% |
| 2028 | ~$10,420,741 | ~$2,018,469 | ~2.3058% | ~$46,541 | +587.2% |
| 2029 | ~$19,811,472 | ~$2,220,316 | ~2.2372% | ~$49,673 | +1206.4% |
| 2030 | ~$37,664,733 | ~$2,442,348 | ~2.1687% | ~$52,966 | +2383.7% |
| 2026 | ~$2,852,787 | ~$1,668,157 | ~2.5114% | ~$41,895 | +88.1% |
| 2027 | ~$5,366,542 | ~$1,834,972 | ~2.5114% | ~$46,084 | +253.9% |
| 2028 | ~$10,095,313 | ~$2,018,469 | ~2.5114% | ~$50,693 | +565.7% |
| 2029 | ~$18,990,876 | ~$2,220,316 | ~2.5114% | ~$55,762 | +1152.3% |
| 2030 | ~$35,724,833 | ~$2,442,348 | ~2.5114% | ~$61,338 | +2255.7% |
| 2026 | ~$2,913,447 | ~$1,668,157 | ~2.4086% | ~$40,179 | +92.1% |
| 2027 | ~$5,597,192 | ~$1,834,972 | ~2.3058% | ~$42,310 | +269.1% |
| 2028 | ~$10,753,088 | ~$2,018,469 | ~2.2029% | ~$44,466 | +609.1% |
| 2029 | ~$20,658,379 | ~$2,220,316 | ~2.1001% | ~$46,629 | +1262.2% |
| 2030 | ~$39,688,004 | ~$2,442,348 | ~1.9973% | ~$48,780 | +2517.1% |
In 2025, this property's market value of $1,516,506 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 18× 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 | $1,516,506 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $797,675 | $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.