DURANGO HILLS DR 78613
| Owner | PRASAD GURU & VRINDA |
|---|---|
| Parcel ID | 0500480312 |
| Short ID | 958093 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,841 SF |
| Land SF | 15,451 SF |
| Acres | 0.355 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK C LOT 16 |
| Neighborhood | T4500 |
| Land | $428,003 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $428,003 |
| Improvement | $665,620 |
|---|---|
| Total Improvement | $665,620 |
| Market | $1,093,623 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,093,623 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,093,623 |
| Exemptions (−) (HS) | −$218,725 |
|---|---|
| Taxable Value | $874,898 |
Appreciation: Market value has risen +6.8% from $1,024,343 (2024) to $1,093,623 (2025), a CAGR of 6.8% over 1 year. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $21,973. Leander ISD is the largest single contributor, at 41.8% 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 39% of market value ($428,003 land vs $665,620 improvements), about $28/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,093,623, 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 +6.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,516,976 by 2030, with an estimated annual tax burden around $32,898. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,841 SF | ✗ |
| 1ST | 1st Floor | 3,163 SF | ✓ |
| 2ND | 2nd Floor | 1,678 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 754 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 499 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 728% 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% | $10,364.93 | $10,364.93 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $4,517.86 | $4,517.86 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $4,483.85 | $4,483.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,288.26 | $3,288.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,119.50 | $1,119.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,032.58 | $1,032.58 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $24,806.98 | $24,806.98 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $903,326 | $1,093,623 | -17.4% |
| Assessed Value | $903,326 | $1,093,623 | -17.4% |
| Land Value | $311,275 | $428,003 | -27.3% |
| Improvement Value | $592,051 | $665,620 | -11.1% |
| Taxable Value | $722,661 | $874,898 | -17.4% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$18,149
Estimated
|
~$24,807
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,056,522 | $903,326 | -153,196 (-14.5%) |
| Taxable Value | $845,218 | $722,661 | -122,557 (-14.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $903,326 | $311,275 | $592,051 | — | $903,326 | $722,661 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,093,623 | $428,003 | $665,620 | — | $1,093,623 | $874,898 | ~$24,807 | Partial |
| 2024 | $1,024,343 | — | — | −$674,343 | $350,000 | $— | $25,474 | Verified |
| 2023 | $— | — | — | — | $330,000 | $— | $22,848 | Verified |
| 2022 | $— | — | — | — | $123,750 | $— | $3,239 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.4% | -3.4% | ~100% | Not available | Partial |
| 2025 | -27.5% | -2.9% | ~100% | Not available | Partial |
| 2024 | +47.3% | +10.0% | 74.7% | 1.6900% | Verified |
| 2023 | +727.8% ! | +727.8% | ~100% | 2.2300% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +783.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -17.4% | -5.3% | +11.3% | +6.8% | 2025 | -17.4% | 2026 |
| Assessment Ratio | 100.0% | 78.1% | — | 100.0% | 2025 | 34.2% | 2024 |
| Effective Tax Rate (2025) | 2.2700% | 2.2700% | — | 2.2700% | 2025 | 2.2700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,807 | $25,140 | ~$30,699 | $25,474 | 2024 | $24,807 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,167,589 | ~$1,167,589 | ~2.4429% | ~$28,523 | +6.8% |
| 2027 | ~$1,246,557 | ~$1,246,557 | ~2.3743% | ~$29,597 | +14.0% |
| 2028 | ~$1,330,866 | ~$1,330,866 | ~2.3058% | ~$30,687 | +21.7% |
| 2029 | ~$1,420,877 | ~$1,420,877 | ~2.2372% | ~$31,788 | +29.9% |
| 2030 | ~$1,516,976 | ~$1,516,976 | ~2.1687% | ~$32,898 | +38.7% |
| 2026 | ~$1,145,716 | ~$1,145,716 | ~2.5114% | ~$28,774 | +4.8% |
| 2027 | ~$1,200,291 | ~$1,200,291 | ~2.5114% | ~$30,145 | +9.8% |
| 2028 | ~$1,257,465 | ~$1,257,465 | ~2.5114% | ~$31,581 | +15.0% |
| 2029 | ~$1,317,363 | ~$1,317,363 | ~2.5114% | ~$33,085 | +20.5% |
| 2030 | ~$1,380,113 | ~$1,380,113 | ~2.5114% | ~$34,661 | +26.2% |
| 2026 | ~$1,189,461 | ~$1,189,461 | ~2.4086% | ~$28,650 | +8.8% |
| 2027 | ~$1,293,698 | ~$1,293,698 | ~2.3058% | ~$29,830 | +18.3% |
| 2028 | ~$1,407,069 | ~$1,407,069 | ~2.2029% | ~$30,997 | +28.7% |
| 2029 | ~$1,530,376 | ~$1,530,376 | ~2.1001% | ~$32,140 | +39.9% |
| 2030 | ~$1,664,488 | ~$1,664,488 | ~1.9973% | ~$33,244 | +52.2% |
In 2025, this property's market value of $1,093,623 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 13× 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 | $1,093,623 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $1,024,343 | $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.