DURANGO HILLS DR 78613
| Owner | MENON VIVEK & SRIVIDYA UNNI |
|---|---|
| Parcel ID | 0502481006 |
| Short ID | 958125 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,431 SF |
| Land SF | 14,953 SF |
| Acres | 0.343 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK C LOT 5 |
| Neighborhood | T4500 |
| Land | $659,138 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $659,138 |
| Improvement | $893,862 |
|---|---|
| Total Improvement | $893,862 |
| Market | $1,553,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,553,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,553,000 |
| Exemptions (−) (HS) | −$310,600 |
|---|---|
| Taxable Value | $1,242,400 |
Appreciation: Market value has risen +131.9% from $669,690 (2024) to $1,553,000 (2025), a CAGR of 131.9% 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 $35,861. Leander ISD is the largest single contributor, at 43.2% 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 42% of market value ($659,138 land vs $893,862 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 $1,553,000, 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 +131.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $104,150,094 by 2030, with an estimated annual tax burden around $63,933. 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 | 5,431 SF | ✗ |
| 1ST | 1st Floor | 3,560 SF | ✓ |
| 2ND | 2nd Floor | 1,871 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 917 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 440 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 391 SF | ✗ |
| 031 | GARAGE DET 1ST F | 386 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 372% 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% | $15,357.90 | $15,357.90 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $6,415.59 | $6,415.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,669.50 | $4,669.50 | Paid |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $3,088.28 | $3,088.28 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,990.78 | $2,990.78 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,589.74 | $1,589.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,466.32 | $1,466.32 | Paid |
| Combined Rate | 3.1507% | 2.9825% | 2.7899% | 2.8179% | 2.8864% | +0.0686% | $35,578.11 | $35,578.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,168,559 | $1,553,000 | -24.8% |
| Assessed Value | $1,168,559 | $1,553,000 | -24.8% |
| Land Value | $479,373 | $659,138 | -27.3% |
| Improvement Value | $689,186 | $893,862 | -22.9% |
| Taxable Value | $934,847 | $1,242,400 | -24.8% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$26,984
Estimated
|
~$35,578
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,334,733 | $1,168,559 | -166,174 (-12.4%) |
| Taxable Value | $1,067,786 | $934,847 | -132,939 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,168,559 | $479,373 | $689,186 | — | $1,168,559 | $934,847 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,553,000 | $659,138 | $893,862 | — | $1,553,000 | $1,242,400 | ~$35,578 | Partial |
| 2024 | $669,690 | — | — | −$319,690 | $350,000 | $— | $39,274 | Verified |
| 2023 | $— | — | — | — | $242,000 | $— | $13,152 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,953 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.1% | -14.1% | ~100% | Not available | Partial |
| 2025 | -9.9% | -9.9% | ~100% | Not available | Partial |
| 2024 | +221.8% ! | +221.8% | ~100% | 2.2800% | Verified |
| 2023 | +372.3% ! | +372.3% | ~100% | 2.4500% | Verified |
| 2022 | base year | — | ~100% | 2.6000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1269.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.8% | +53.6% | +147.2% | +131.9% | 2025 | -24.8% | 2026 |
| Assessment Ratio | 100.0% | 84.1% | — | 100.0% | 2025 | 52.3% | 2024 |
| Effective Tax Rate (2025) | 2.2900% | 2.2900% | — | 2.2900% | 2025 | 2.2900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$35,578 | $37,426 | ~$55,813 | $39,274 | 2024 | $35,578 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,601,381 | ~$1,708,300 | ~2.8204% | ~$48,181 | +131.9% |
| 2027 | ~$8,351,543 | ~$1,879,130 | ~2.7543% | ~$51,758 | +437.8% |
| 2028 | ~$19,367,090 | ~$2,067,043 | ~2.6883% | ~$55,568 | +1147.1% |
| 2029 | ~$44,911,961 | ~$2,273,747 | ~2.6222% | ~$59,623 | +2791.9% |
| 2030 | ~$104,150,094 | ~$2,501,122 | ~2.5562% | ~$63,933 | +6606.4% |
| 2026 | ~$3,570,321 | ~$1,708,300 | ~2.8864% | ~$49,309 | +129.9% |
| 2027 | ~$8,208,109 | ~$1,879,130 | ~2.8864% | ~$54,240 | +428.5% |
| 2028 | ~$18,870,307 | ~$2,067,043 | ~2.8864% | ~$59,664 | +1115.1% |
| 2029 | ~$43,382,523 | ~$2,273,747 | ~2.8864% | ~$65,631 | +2693.5% |
| 2030 | ~$99,735,701 | ~$2,501,122 | ~2.8864% | ~$72,194 | +6322.1% |
| 2026 | ~$3,632,441 | ~$1,708,300 | ~2.7874% | ~$47,617 | +133.9% |
| 2027 | ~$8,496,220 | ~$1,879,130 | ~2.6883% | ~$50,516 | +447.1% |
| 2028 | ~$19,872,517 | ~$2,067,043 | ~2.5892% | ~$53,520 | +1179.6% |
| 2029 | ~$46,481,488 | ~$2,273,747 | ~2.4901% | ~$56,619 | +2893.0% |
| 2030 | ~$108,719,429 | ~$2,501,122 | ~2.3910% | ~$59,802 | +6900.6% |
In 2025, this property's market value of $1,553,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 18× 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 | $1,553,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $669,690 | $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.