DURANGO HILLS DR 78613
| Owner | BALMURI RAHUL & ASHRITHA SURABHI |
|---|---|
| Parcel ID | 0500442308 |
| Short ID | 958112 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,094 SF |
| Land SF | 15,726 SF |
| Acres | 0.361 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK F LOT 8 |
| Neighborhood | T4500 |
| Land | $699,930 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $699,930 |
| Improvement | $625,070 |
|---|---|
| Total Improvement | $625,070 |
| Market | $1,325,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,325,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,325,000 |
| Exemptions (−) (HS) | −$265,000 |
|---|---|
| Taxable Value | $1,060,000 |
Appreciation: Market value has risen +81.3% from $730,884 (2024) to $1,325,000 (2025), a CAGR of 81.3% 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 $26,621. Leander ISD is the largest single contributor, at 42.4% 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 53% of market value ($699,930 land vs $625,070 improvements), about $45/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,325,000, 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 +81.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $25,944,959 by 2030, with an estimated annual tax burden around $46,278. 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 | 4,094 SF | ✗ |
| 1ST | 1st Floor | 2,733 SF | ✓ |
| 2ND | 2nd Floor | 1,361 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 824 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 448 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 372% 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% | $12,879.77 | $12,879.77 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $5,473.70 | $5,473.70 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $5,432.50 | $5,432.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,983.96 | $3,983.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,356.35 | $1,356.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,251.04 | $1,251.04 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $30,377.32 | $30,377.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,047,201 | $1,325,000 | -21.0% |
| Assessed Value | $1,047,201 | $1,325,000 | -21.0% |
| Land Value | $509,040 | $699,930 | -27.3% |
| Improvement Value | $538,161 | $625,070 | -13.9% |
| Taxable Value | $837,761 | $1,060,000 | -21.0% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$21,040
Estimated
|
~$30,377
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,196,118 | $1,047,201 | -148,917 (-12.5%) |
| Taxable Value | $956,894 | $837,761 | -119,133 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,047,201 | $509,040 | $538,161 | — | $1,047,201 | $837,761 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,325,000 | $699,930 | $625,070 | — | $1,325,000 | $1,060,000 | ~$30,377 | Partial |
| 2024 | $730,884 | — | — | −$380,884 | $350,000 | $— | $28,208 | Verified |
| 2023 | $— | — | — | — | $264,000 | $— | $13,357 | Verified |
| 2022 | $— | — | — | — | $123,750 | $— | $3,239 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.7% | -9.7% | ~100% | Not available | Partial |
| 2025 | +3.0% | +6.6% | ~100% | Not available | Partial |
| 2024 | +120.0% ! | +112.5% | 96.6% | 2.1900% | Verified |
| 2023 | +372.5% ! | +372.5% | ~100% | 2.2800% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +970.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -21.0% | +30.1% | +90.9% | +81.3% | 2025 | -21.0% | 2026 |
| Assessment Ratio | 100.0% | 82.6% | — | 100.0% | 2025 | 47.9% | 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 |
$30,377 | $29,293 | ~$40,803 | $30,377 | 2025 | $28,208 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,402,057 | ~$1,457,500 | ~2.4429% | ~$35,605 | +81.3% |
| 2027 | ~$4,354,625 | ~$1,603,250 | ~2.3743% | ~$38,067 | +228.7% |
| 2028 | ~$7,894,382 | ~$1,763,575 | ~2.3058% | ~$40,664 | +495.8% |
| 2029 | ~$14,311,514 | ~$1,939,933 | ~2.2372% | ~$43,401 | +980.1% |
| 2030 | ~$25,944,959 | ~$2,133,926 | ~2.1687% | ~$46,278 | +1858.1% |
| 2026 | ~$2,375,557 | ~$1,457,500 | ~2.5114% | ~$36,604 | +79.3% |
| 2027 | ~$4,259,072 | ~$1,603,250 | ~2.5114% | ~$40,265 | +221.4% |
| 2028 | ~$7,635,977 | ~$1,763,575 | ~2.5114% | ~$44,291 | +476.3% |
| 2029 | ~$13,690,338 | ~$1,939,933 | ~2.5114% | ~$48,720 | +933.2% |
| 2030 | ~$24,545,039 | ~$2,133,926 | ~2.5114% | ~$53,592 | +1752.5% |
| 2026 | ~$2,428,557 | ~$1,457,500 | ~2.4086% | ~$35,106 | +83.3% |
| 2027 | ~$4,451,237 | ~$1,603,250 | ~2.3058% | ~$36,967 | +235.9% |
| 2028 | ~$8,158,553 | ~$1,763,575 | ~2.2029% | ~$38,851 | +515.7% |
| 2029 | ~$14,953,593 | ~$1,939,933 | ~2.1001% | ~$40,741 | +1028.6% |
| 2030 | ~$27,408,039 | ~$2,133,926 | ~1.9973% | ~$42,620 | +1968.5% |
In 2025, this property's market value of $1,325,000 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 | $1,325,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $730,884 | $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.