DURANGO HILLS DR 78613
| Owner | KARNATI SURAJ SRI KARAN & SHAVANI |
|---|---|
| Parcel ID | 0502480147 |
| Short ID | 958116 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,831 SF |
| Land SF | 13,805 SF |
| Acres | 0.317 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK A LOT 9 |
| Neighborhood | T4500 |
| Land | $319,046 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $319,046 |
| Improvement | $780,954 |
|---|---|
| Total Improvement | $780,954 |
| Market | $1,100,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,100,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,100,000 |
| Exemptions (−) (HS) | −$220,000 |
|---|---|
| Taxable Value | $880,000 |
Appreciation: Market value has risen +63.8% from $671,610 (2024) to $1,100,000 (2025), a CAGR of 63.8% 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 $22,101. 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 29% of market value ($319,046 land vs $780,954 improvements), about $23/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,100,000, 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 +63.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,964,935 by 2030, with an estimated annual tax burden around $38,419. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,831 SF | ✗ |
| 1ST | 1st Floor | 3,197 SF | ✓ |
| 2ND | 2nd Floor | 1,634 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 757 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 615 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 410 | OUTDOOR KITCHEN | 1 SF | ✓ |
Market value changed by 374% 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% | $10,434.24 | $10,434.24 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $4,544.20 | $4,544.20 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $4,510.00 | $4,510.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,307.44 | $3,307.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,126.03 | $1,126.03 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,038.60 | $1,038.60 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $24,960.51 | $24,960.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,004,565 | $1,100,000 | -8.7% |
| Assessed Value | $1,004,565 | $1,100,000 | -8.7% |
| Land Value | $232,033 | $319,046 | -27.3% |
| Improvement Value | $772,532 | $780,954 | -1.1% |
| Taxable Value | $803,652 | $880,000 | -8.7% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$20,183
Estimated
|
~$24,961
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,004,565 | $1,004,565 | +0 (+0.0%) |
| Taxable Value | $803,652 | $803,652 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,004,565 | $232,033 | $772,532 | — | $1,004,565 | $803,652 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,100,000 | $319,046 | $780,954 | — | $1,100,000 | $880,000 | ~$24,961 | Partial |
| 2024 | $671,610 | — | — | −$321,610 | $350,000 | $— | $33,093 | Verified |
| 2023 | $— | — | — | — | $242,000 | $— | $12,816 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.7% | -8.7% | ~100% | Not available | Partial |
| 2025 | -24.1% | -24.1% | ~100% | Not available | Partial |
| 2024 | +169.9% ! | +169.9% | ~100% | 2.2800% | Verified |
| 2023 | +373.6% ! | +373.6% | ~100% | 2.3900% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +869.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.7% | +27.5% | +66.9% | +63.8% | 2025 | -8.7% | 2026 |
| Assessment Ratio | 100.0% | 84.0% | — | 100.0% | 2025 | 52.1% | 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 |
$24,961 | $29,027 | ~$33,874 | $33,093 | 2024 | $24,961 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,801,641 | ~$1,210,000 | ~2.4429% | ~$29,559 | +63.8% |
| 2027 | ~$2,950,827 | ~$1,331,000 | ~2.3743% | ~$31,602 | +168.3% |
| 2028 | ~$4,833,028 | ~$1,464,100 | ~2.3058% | ~$33,759 | +339.4% |
| 2029 | ~$7,915,800 | ~$1,610,510 | ~2.2372% | ~$36,031 | +619.6% |
| 2030 | ~$12,964,935 | ~$1,771,561 | ~2.1687% | ~$38,419 | +1078.6% |
| 2026 | ~$1,779,641 | ~$1,210,000 | ~2.5114% | ~$30,389 | +61.8% |
| 2027 | ~$2,879,201 | ~$1,331,000 | ~2.5114% | ~$33,427 | +161.7% |
| 2028 | ~$4,658,131 | ~$1,464,100 | ~2.5114% | ~$36,770 | +323.5% |
| 2029 | ~$7,536,182 | ~$1,610,510 | ~2.5114% | ~$40,447 | +585.1% |
| 2030 | ~$12,192,452 | ~$1,771,561 | ~2.5114% | ~$44,492 | +1008.4% |
| 2026 | ~$1,823,641 | ~$1,210,000 | ~2.4086% | ~$29,144 | +65.8% |
| 2027 | ~$3,023,333 | ~$1,331,000 | ~2.3058% | ~$30,690 | +174.8% |
| 2028 | ~$5,012,248 | ~$1,464,100 | ~2.2029% | ~$32,253 | +355.7% |
| 2029 | ~$8,309,582 | ~$1,610,510 | ~2.1001% | ~$33,822 | +655.4% |
| 2030 | ~$13,776,085 | ~$1,771,561 | ~1.9973% | ~$35,383 | +1152.4% |
In 2025, this property's market value of $1,100,000 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 | $1,100,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $671,610 | $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.