DURANGO HILLS DR 78613
| Owner | MARCHETTY VENKATA KRISHNA MOHAN RAO |
|---|---|
| Parcel ID | 0502441001 |
| Short ID | 958153 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 6,002 SF |
| Land SF | 17,150 SF |
| Acres | 0.394 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK F LOT 10 |
| Neighborhood | T4500 |
| Land | $746,625 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $746,625 |
| Improvement | $953,375 |
|---|---|
| Total Improvement | $953,375 |
| Market | $1,700,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,700,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,700,000 |
| Exemptions (−) (HS) | −$340,000 |
|---|---|
| Taxable Value | $1,360,000 |
Appreciation: Market value has risen +93.8% from $877,325 (2024) to $1,700,000 (2025), a CAGR of 93.8% 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 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 $34,156. Leander ISD is the largest single contributor, at 43.0% 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 44% of market value ($746,625 land vs $953,375 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 $1,700,000, 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 +93.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $46,439,871 by 2030, with an estimated annual tax burden around $59,375. 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 | 6,002 SF | ✗ |
| 1ST | 1st Floor | 3,642 SF | ✓ |
| 2ND | 2nd Floor | 2,360 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 878 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 803 SF | ✗ |
| 251 | BATHROOM | 5 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 467% 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% | $16,955.64 | $16,955.64 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $7,022.86 | $7,022.86 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $6,970.00 | $6,970.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,111.49 | $5,111.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,740.22 | $1,740.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,605.11 | $1,605.11 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $39,405.32 | $39,405.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,384,046 | $1,700,000 | -18.6% |
| Assessed Value | $1,384,046 | $1,700,000 | -18.6% |
| Land Value | $543,000 | $746,625 | -27.3% |
| Improvement Value | $841,046 | $953,375 | -11.8% |
| Taxable Value | $1,107,237 | $1,360,000 | -18.6% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$27,808
Estimated
|
~$39,405
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,449,263 | $1,384,046 | -65,217 (-4.5%) |
| Taxable Value | $1,159,410 | $1,107,237 | -52,173 (-4.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,384,046 | $543,000 | $841,046 | — | $1,384,046 | $1,107,237 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,700,000 | $746,625 | $953,375 | — | $1,700,000 | $1,360,000 | ~$39,405 | Partial |
| 2024 | $877,325 | — | — | −$527,325 | $350,000 | $— | $40,304 | Verified |
| 2023 | $— | — | — | — | $264,000 | $— | $16,812 | Verified |
| 2022 | $— | — | — | — | $123,750 | $— | $3,239 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.7% | -14.7% | ~100% | Not available | Partial |
| 2025 | -6.7% | -6.7% | ~100% | Not available | Partial |
| 2024 | +159.5% ! | +159.5% | ~100% | 2.2100% | Verified |
| 2023 | +467.2% ! | +467.2% | ~100% | 2.4000% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1273.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.6% | +37.6% | +102.6% | +93.8% | 2025 | -18.6% | 2026 |
| Assessment Ratio | 100.0% | 80.0% | — | 100.0% | 2025 | 39.9% | 2024 |
| Effective Tax Rate (2025) | 2.3200% | 2.3200% | — | 2.3200% | 2025 | 2.3200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$39,405 | $39,855 | ~$52,351 | $40,304 | 2024 | $39,405 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,294,104 | ~$1,870,000 | ~2.4429% | ~$45,682 | +93.8% |
| 2027 | ~$6,383,013 | ~$2,057,000 | ~2.3743% | ~$48,840 | +275.5% |
| 2028 | ~$12,368,418 | ~$2,262,700 | ~2.3058% | ~$52,173 | +627.6% |
| 2029 | ~$23,966,388 | ~$2,488,970 | ~2.2372% | ~$55,684 | +1309.8% |
| 2030 | ~$46,439,871 | ~$2,737,867 | ~2.1687% | ~$59,375 | +2631.8% |
| 2026 | ~$3,260,104 | ~$1,870,000 | ~2.5114% | ~$46,964 | +91.8% |
| 2027 | ~$6,251,929 | ~$2,057,000 | ~2.5114% | ~$51,661 | +267.8% |
| 2028 | ~$11,989,377 | ~$2,262,700 | ~2.5114% | ~$56,827 | +605.3% |
| 2029 | ~$22,992,129 | ~$2,488,970 | ~2.5114% | ~$62,509 | +1252.5% |
| 2030 | ~$44,092,198 | ~$2,737,867 | ~2.5114% | ~$68,760 | +2493.7% |
| 2026 | ~$3,328,104 | ~$1,870,000 | ~2.4086% | ~$45,041 | +95.8% |
| 2027 | ~$6,515,458 | ~$2,057,000 | ~2.3058% | ~$47,430 | +283.3% |
| 2028 | ~$12,755,366 | ~$2,262,700 | ~2.2029% | ~$49,846 | +650.3% |
| 2029 | ~$24,971,286 | ~$2,488,970 | ~2.1001% | ~$52,271 | +1368.9% |
| 2030 | ~$48,886,497 | ~$2,737,867 | ~1.9973% | ~$54,683 | +2775.7% |
In 2025, this property's market value of $1,700,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 20× 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 | $1,700,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $877,325 | $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.