DURANGO HILLS DR 78613
| Owner | JAMPANA PRASAD RAJU & MADHAVI P |
|---|---|
| Parcel ID | 0500442309 |
| Short ID | 958113 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,511 SF |
| Land SF | 15,944 SF |
| Acres | 0.366 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK F LOT 9 |
| Neighborhood | T4500 |
| Land | $711,920 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $711,920 |
| Improvement | $725,662 |
|---|---|
| Total Improvement | $725,662 |
| Market | $1,437,582 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,437,582 |
| Value Limitation Adjustment (−) (homestead cap) | −$87,367 |
| Net Appraised (assessed) | $1,350,215 |
| Exemptions (−) (HS) | −$270,043 |
|---|---|
| Taxable Value | $1,080,172 |
Appreciation: Market value has risen +28.8% from $1,115,880 (2024) to $1,437,582 (2025), a CAGR of 28.8% 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 $27,128. Leander ISD is the largest single contributor, at 42.5% of the total 2025 levy.
Assessment Gap: Assessed value ($1,350,215) is $87,367 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 50% of market value ($711,920 land vs $725,662 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 $1,437,582, 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 +28.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,101,622 by 2030, with an estimated annual tax burden around $47,158. 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 | 5,511 SF | ✗ |
| 1ST | 1st Floor | 3,299 SF | ✓ |
| 2ND | 2nd Floor | 2,212 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 757 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 661 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 802% 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% | $13,153.83 | $13,153.83 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $5,577.86 | $5,577.86 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $5,535.88 | $5,535.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,059.77 | $4,059.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,382.16 | $1,382.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,274.85 | $1,274.85 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $30,984.35 | $30,984.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,168,984 | $1,437,582 | -18.7% |
| Assessed Value | $1,168,984 | $1,350,215 | -13.4% |
| Land Value | $517,760 | $711,920 | -27.3% |
| Improvement Value | $651,224 | $725,662 | -10.3% |
| Taxable Value | $935,187 | $1,080,172 | -13.4% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$23,487
Estimated
|
~$30,984
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,359,758 | $1,168,984 | -190,774 (-14.0%) |
| Taxable Value | $1,087,806 | $935,187 | -152,619 (-14.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,168,984 | $517,760 | $651,224 | — | $1,168,984 | $935,187 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,437,582 | $711,920 | $725,662 | −$87,367 | $1,350,215 | $1,080,172 | ~$30,984 | Partial |
| 2024 | $1,115,880 | — | — | −$765,880 | $350,000 | $— | $27,847 | Verified |
| 2023 | $— | — | — | — | $330,000 | $— | $24,988 | Verified |
| 2022 | $— | — | — | — | $123,750 | $— | $3,239 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.4% | +0.7% | ~100% | Not available | Partial |
| 2025 | -6.6% | +10.0% | 93.9% | Not available | Partial |
| 2024 | +38.0% | +10.0% | 79.7% | 1.8100% | Verified |
| 2023 | +801.7% ! | +801.7% | ~100% | 2.2400% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1061.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.7% | +5.1% | +34.7% | +28.8% | 2025 | -18.7% | 2026 |
| Assessment Ratio | 100.0% | 75.1% | — | 100.0% | 2026 | 31.4% | 2024 |
| Effective Tax Rate (2025) | 2.1600% | 2.1600% | — | 2.1600% | 2025 | 2.1600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$30,984 | $29,416 | ~$41,579 | $30,984 | 2025 | $27,847 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,852,029 | ~$1,485,237 | ~2.4429% | ~$36,283 | +28.8% |
| 2027 | ~$2,385,959 | ~$1,633,760 | ~2.3743% | ~$38,791 | +66.0% |
| 2028 | ~$3,073,817 | ~$1,797,136 | ~2.3058% | ~$41,438 | +113.8% |
| 2029 | ~$3,959,981 | ~$1,976,850 | ~2.2372% | ~$44,227 | +175.5% |
| 2030 | ~$5,101,622 | ~$2,174,535 | ~2.1687% | ~$47,158 | +254.9% |
| 2026 | ~$1,823,277 | ~$1,485,237 | ~2.5114% | ~$37,301 | +26.8% |
| 2027 | ~$2,312,452 | ~$1,633,760 | ~2.5114% | ~$41,031 | +60.9% |
| 2028 | ~$2,932,871 | ~$1,797,136 | ~2.5114% | ~$45,134 | +104.0% |
| 2029 | ~$3,719,743 | ~$1,976,850 | ~2.5114% | ~$49,648 | +158.7% |
| 2030 | ~$4,717,730 | ~$2,174,535 | ~2.5114% | ~$54,612 | +228.2% |
| 2026 | ~$1,880,781 | ~$1,485,237 | ~2.4086% | ~$35,774 | +30.8% |
| 2027 | ~$2,460,615 | ~$1,633,760 | ~2.3058% | ~$37,671 | +71.2% |
| 2028 | ~$3,219,209 | ~$1,797,136 | ~2.2029% | ~$39,590 | +123.9% |
| 2029 | ~$4,211,673 | ~$1,976,850 | ~2.1001% | ~$41,516 | +193.0% |
| 2030 | ~$5,510,108 | ~$2,174,535 | ~1.9973% | ~$43,431 | +283.3% |
In 2025, this property's market value of $1,437,582 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 17× 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 | $1,437,582 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $1,115,880 | $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.