DURANGO HILLS DR 78613
| Owner | SULEMAN UMAIR & NASHMEA AYAZ |
|---|---|
| Parcel ID | 0502480150 |
| Short ID | 958119 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,633 SF |
| Land SF | 13,842 SF |
| Acres | 0.318 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK A LOT 12 |
| Neighborhood | T4500 |
| Land | $319,385 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $319,385 |
| Improvement | $817,952 |
|---|---|
| Total Improvement | $817,952 |
| Market | $1,137,337 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,137,337 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,137,337 |
| Exemptions (−) (HS) | −$244,399 |
|---|---|
| Taxable Value | $892,938 |
| Total Due | $29,249.26 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +53.4% from $741,263 (2024) to $1,137,337 (2025), a CAGR of 53.4% 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 $22,426. Leander ISD is the largest single contributor, at 41.9% 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 28% of market value ($319,385 land vs $817,952 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 $1,137,337, 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 +53.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,671,045 by 2030, with an estimated annual tax burden around $39,723. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $29,249.26 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,633 SF | ✗ |
| 1ST | 1st Floor | 2,925 SF | ✓ |
| 2ND | 2nd Floor | 1,708 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 679 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 519 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 144 SF | ✗ |
| 411 | SOLAR DEVICES RESIDENTIAL | 9 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +280 |
| Travis County MUD #20 | 0.3950% | 0.4100% | +168 |
| Travis Central Health | 0.1080% | 0.1180% | +90 |
| Austin Community College | 0.1013% | 0.1034% | +23 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
| City of Leander | 0.4173% | 0.4173% | +0 |
Market value changed by 423% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $10,656.02 | $— | $10,656.02 |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $4,627.79 | $— | $4,627.79 |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $4,593.66 | $— | $4,593.66 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,356.06 | $— | $3,356.06 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,146.74 | $— | $1,146.74 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,053.87 | $— | $1,053.87 |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $25,434.14 | $0.00 | $25,434.14 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $981,411 | $1,137,337 | -13.7% |
| Assessed Value | $981,411 | $1,137,337 | -13.7% |
| Land Value | $232,280 | $319,385 | -27.3% |
| Improvement Value | $749,131 | $817,952 | -8.4% |
| Taxable Value | $770,996 | $892,938 | -13.7% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$19,363
Estimated
|
$25,434 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $981,411 | $981,411 | +0 (+0.0%) |
| Taxable Value | $770,996 | $770,996 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $981,411 | $232,280 | $749,131 | — | $981,411 | $770,996 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,137,337 | $319,385 | $817,952 | — | $1,137,337 | $892,938 | $25,434 | Verified |
| 2024 | $741,263 | — | — | −$391,263 | $350,000 | $— | $35,267 | Verified |
| 2023 | $— | — | — | — | $242,000 | $— | $13,521 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.7% | -13.7% | ~100% | Not available | Partial |
| 2025 | -27.5% | -27.5% | ~100% | 2.2400% | Verified |
| 2024 | +164.6% ! | +164.6% | ~100% | 2.2500% | Verified |
| 2023 | +422.8% ! | +422.8% | ~100% | 2.2800% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +902.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.7% | +19.9% | +58.3% | +53.4% | 2025 | -13.7% | 2026 |
| Assessment Ratio | 100.0% | 82.4% | — | 100.0% | 2025 | 47.2% | 2024 |
| Effective Tax Rate (2025) | 2.2400% | 2.2400% | — | 2.2400% | 2025 | 2.2400% | 2025 |
| Tax Amount | $25,434 | $30,350 | ~$35,024 | $35,267 | 2024 | $25,434 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,745,043 | ~$1,251,071 | ~2.4429% | ~$30,562 | +53.4% |
| 2027 | ~$2,677,459 | ~$1,376,178 | ~2.3743% | ~$32,675 | +135.4% |
| 2028 | ~$4,108,088 | ~$1,513,796 | ~2.3058% | ~$34,905 | +261.2% |
| 2029 | ~$6,303,134 | ~$1,665,175 | ~2.2372% | ~$37,254 | +454.2% |
| 2030 | ~$9,671,045 | ~$1,831,693 | ~2.1687% | ~$39,723 | +750.3% |
| 2026 | ~$1,722,296 | ~$1,251,071 | ~2.5114% | ~$31,420 | +51.4% |
| 2027 | ~$2,608,112 | ~$1,376,178 | ~2.5114% | ~$34,562 | +129.3% |
| 2028 | ~$3,949,525 | ~$1,513,796 | ~2.5114% | ~$38,018 | +247.3% |
| 2029 | ~$5,980,857 | ~$1,665,175 | ~2.5114% | ~$41,820 | +425.9% |
| 2030 | ~$9,056,951 | ~$1,831,693 | ~2.5114% | ~$46,002 | +696.3% |
| 2026 | ~$1,767,789 | ~$1,251,071 | ~2.4086% | ~$30,133 | +55.4% |
| 2027 | ~$2,747,716 | ~$1,376,178 | ~2.3058% | ~$31,732 | +141.6% |
| 2028 | ~$4,270,838 | ~$1,513,796 | ~2.2029% | ~$33,348 | +275.5% |
| 2029 | ~$6,638,263 | ~$1,665,175 | ~2.1001% | ~$34,970 | +483.7% |
| 2030 | ~$10,318,006 | ~$1,831,693 | ~1.9973% | ~$36,584 | +807.2% |
In 2025, this property's market value of $1,137,337 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 | $1,137,337 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $741,263 | $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.