DURANGO HILLS DR 78613
| Owner | VITTAL RAVI & ASHA |
|---|---|
| Parcel ID | 0502481003 |
| Short ID | 958122 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,162 SF |
| Land SF | 13,231 SF |
| Acres | 0.304 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK C LOT 2 |
| Neighborhood | T4500 |
| Land | $627,568 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $627,568 |
| Improvement | $729,290 |
|---|---|
| Total Improvement | $729,290 |
| Market | $1,356,858 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,356,858 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,356,858 |
| Exemptions (−) (HS) | −$271,372 |
|---|---|
| Taxable Value | $1,085,486 |
Appreciation: Market value has risen +103.9% from $665,507 (2024) to $1,356,858 (2025), a CAGR of 103.9% 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 7 taxing entities is 2.8864% in 2025 (+0.0686% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $31,332. 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 46% of market value ($627,568 land vs $729,290 improvements), about $47/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,356,858, 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 +103.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $47,801,691 by 2030, with an estimated annual tax burden around $55,858. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,162 SF | ✗ |
| 1ST | 1st Floor | 3,080 SF | ✓ |
| 2ND | 2nd Floor | 2,082 SF | ✓ |
| 612 | TERRACE UNCOVERD | 741 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 642 SF | ✓ |
| ATTIC | Attic | 440 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 415 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 140 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 369% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
One or more years have a market value of zero or null — a known anomaly in AJR source files for some parcels. Growth metrics for those years may be unreliable.
| 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% | $13,226.03 | $13,226.03 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $5,605.30 | $5,605.30 | Paid |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $4,394.94 | $4,394.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,079.74 | $4,079.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,388.96 | $1,388.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,281.12 | $1,281.12 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $757.98 | $757.98 | Paid |
| Combined Rate | 3.1507% | 2.9825% | 2.7899% | 2.8179% | 2.8864% | +0.0686% | $30,734.07 | $30,734.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,109,496 | $1,356,858 | -18.2% |
| Assessed Value | $1,109,496 | $1,356,858 | -18.2% |
| Land Value | $456,413 | $627,568 | -27.3% |
| Improvement Value | $653,083 | $729,290 | -10.4% |
| Taxable Value | $887,597 | $1,085,486 | -18.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$25,620
Estimated
|
~$30,734
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,290,562 | $1,109,496 | -181,066 (-14.0%) |
| Taxable Value | $1,032,450 | $887,597 | -144,853 (-14.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,109,496 | $456,413 | $653,083 | — | $1,109,496 | $887,597 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,356,858 | $627,568 | $729,290 | — | $1,356,858 | $1,085,486 | ~$30,734 | Partial |
| 2024 | $665,507 | — | — | — | — | $— | $26,688 | Verified |
| 2023 | $— | — | — | — | $242,000 | $— | $12,716 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,942 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.9% | -4.9% | ~100% | Not available | Partial |
| 2025 | — | — | ~100% | Not available | Partial |
| 2024 | — | -100.0% | — | No billing data | Verified |
| 2023 | +369.3% ! | +369.3% | ~100% | 2.3900% | Verified |
| 2022 | base year | — | ~100% | 2.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1096.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.2% | +42.9% | +113.0% | +103.9% | 2025 | -18.2% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| 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 |
$30,734 | $28,711 | ~$48,763 | $30,734 | 2025 | $26,688 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,766,408 | ~$1,492,544 | ~2.8204% | ~$42,096 | +103.9% |
| 2027 | ~$5,640,245 | ~$1,641,798 | ~2.7543% | ~$45,221 | +315.7% |
| 2028 | ~$11,499,520 | ~$1,805,978 | ~2.6883% | ~$48,550 | +747.5% |
| 2029 | ~$23,445,607 | ~$1,986,576 | ~2.6222% | ~$52,092 | +1627.9% |
| 2030 | ~$47,801,691 | ~$2,185,233 | ~2.5562% | ~$55,858 | +3423.0% |
| 2026 | ~$2,739,270 | ~$1,492,544 | ~2.8864% | ~$43,082 | +101.9% |
| 2027 | ~$5,530,131 | ~$1,641,798 | ~2.8864% | ~$47,390 | +307.6% |
| 2028 | ~$11,164,414 | ~$1,805,978 | ~2.8864% | ~$52,129 | +722.8% |
| 2029 | ~$22,539,094 | ~$1,986,576 | ~2.8864% | ~$57,342 | +1561.1% |
| 2030 | ~$45,502,679 | ~$2,185,233 | ~2.8864% | ~$63,076 | +3253.5% |
| 2026 | ~$2,793,545 | ~$1,492,544 | ~2.7874% | ~$41,603 | +105.9% |
| 2027 | ~$5,751,444 | ~$1,641,798 | ~2.6883% | ~$44,136 | +323.9% |
| 2028 | ~$11,841,265 | ~$1,805,978 | ~2.5892% | ~$46,760 | +772.7% |
| 2029 | ~$24,379,194 | ~$1,986,576 | ~2.4901% | ~$49,468 | +1696.7% |
| 2030 | ~$50,192,703 | ~$2,185,233 | ~2.3910% | ~$52,249 | +3599.2% |
In 2025, this property's market value of $1,356,858 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 16× 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 | $1,356,858 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $665,507 | $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.