DURANGO HILLS DR 78613
| Owner | LINGANNAGARI NIKHIL REDDY & |
|---|---|
| Parcel ID | 0502480148 |
| Short ID | 958117 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,087 SF |
| Land SF | 14,680 SF |
| Acres | 0.337 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK A LOT 10 |
| Neighborhood | T4500 |
| Land | $327,067 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $327,067 |
| Improvement | $650,975 |
|---|---|
| Total Improvement | $650,975 |
| Market | $978,042 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $978,042 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $978,042 |
| Exemptions (−) (HS) | −$195,608 |
|---|---|
| Taxable Value | $782,434 |
Appreciation: Market value has risen +62.7% from $600,960 (2024) to $978,042 (2025), a CAGR of 62.7% 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 $19,650. Leander ISD is the largest single contributor, at 41.4% 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 33% of market value ($327,067 land vs $650,975 improvements), about $22/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $978,042, 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 +62.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,166,503 by 2030, with an estimated annual tax burden around $34,160. 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 | 4,087 SF | ✗ |
| 1ST | 1st Floor | 2,485 SF | ✓ |
| 2ND | 2nd Floor | 1,602 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 796 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 312 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 264 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 324% 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% | $9,108.68 | $9,108.68 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $4,040.38 | $4,040.38 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $4,009.97 | $4,009.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,940.74 | $2,940.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,001.18 | $1,001.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $923.45 | $923.45 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $22,024.40 | $22,024.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $795,450 | $978,042 | -18.7% |
| Assessed Value | $795,450 | $978,042 | -18.7% |
| Land Value | $237,867 | $327,067 | -27.3% |
| Improvement Value | $557,583 | $650,975 | -14.3% |
| Taxable Value | $636,360 | $782,434 | -18.7% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$15,982
Estimated
|
~$22,024
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $908,566 | $795,450 | -113,116 (-12.4%) |
| Taxable Value | $726,853 | $636,360 | -90,493 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $795,450 | $237,867 | $557,583 | — | $795,450 | $636,360 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $978,042 | $327,067 | $650,975 | — | $978,042 | $782,434 | ~$22,024 | Partial |
| 2024 | $600,960 | — | — | −$250,960 | $350,000 | $— | $31,992 | Verified |
| 2023 | $— | — | — | — | $242,000 | $— | $11,480 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.1% | -7.1% | ~100% | Not available | Partial |
| 2025 | -30.3% | -30.3% | ~100% | Not available | Partial |
| 2024 | +191.9% ! | +191.9% | ~100% | 2.2800% | Verified |
| 2023 | +323.8% ! | +323.8% | ~100% | 2.3900% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +762.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.7% | +22.0% | +70.2% | +62.7% | 2025 | -18.7% | 2026 |
| Assessment Ratio | 100.0% | 86.1% | — | 100.0% | 2025 | 58.2% | 2024 |
| Effective Tax Rate (2025) | 2.2500% | 2.2500% | — | 2.2500% | 2025 | 2.2500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$22,024 | $27,008 | ~$30,119 | $31,992 | 2024 | $22,024 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,591,730 | ~$1,075,846 | ~2.4429% | ~$26,282 | +62.7% |
| 2027 | ~$2,590,487 | ~$1,183,431 | ~2.3743% | ~$28,099 | +164.9% |
| 2028 | ~$4,215,929 | ~$1,301,774 | ~2.3058% | ~$30,016 | +331.1% |
| 2029 | ~$6,861,282 | ~$1,431,951 | ~2.2372% | ~$32,036 | +601.5% |
| 2030 | ~$11,166,503 | ~$1,575,146 | ~2.1687% | ~$34,160 | +1041.7% |
| 2026 | ~$1,572,169 | ~$1,075,846 | ~2.5114% | ~$27,019 | +60.7% |
| 2027 | ~$2,527,209 | ~$1,183,431 | ~2.5114% | ~$29,721 | +158.4% |
| 2028 | ~$4,062,402 | ~$1,301,774 | ~2.5114% | ~$32,693 | +315.4% |
| 2029 | ~$6,530,174 | ~$1,431,951 | ~2.5114% | ~$35,963 | +567.7% |
| 2030 | ~$10,497,033 | ~$1,575,146 | ~2.5114% | ~$39,559 | +973.3% |
| 2026 | ~$1,611,291 | ~$1,075,846 | ~2.4086% | ~$25,913 | +64.7% |
| 2027 | ~$2,654,547 | ~$1,183,431 | ~2.3058% | ~$27,287 | +171.4% |
| 2028 | ~$4,373,276 | ~$1,301,774 | ~2.2029% | ~$28,677 | +347.1% |
| 2029 | ~$7,204,824 | ~$1,431,951 | ~2.1001% | ~$30,073 | +636.7% |
| 2030 | ~$11,869,704 | ~$1,575,146 | ~1.9973% | ~$31,460 | +1113.6% |
In 2025, this property's market value of $978,042 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× 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 | $978,042 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $600,960 | $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.