DURANGO HILLS DR 78613
| Owner | VENNAPUSA CHANDRA KALADHAR REDDY |
|---|---|
| Parcel ID | 0502481010 |
| Short ID | 958129 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,353 SF |
| Land SF | 13,504 SF |
| Acres | 0.310 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK C LOT 9 |
| Neighborhood | T4500 |
| Land | $632,573 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $632,573 |
| Improvement | $905,679 |
|---|---|
| Total Improvement | $905,679 |
| Market | $1,538,252 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,538,252 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,538,252 |
| Exemptions (−) (HS) | −$307,650 |
|---|---|
| Taxable Value | $1,230,602 |
Appreciation: Market value has risen +91.4% from $803,770 (2024) to $1,538,252 (2025), a CAGR of 91.4% 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 $30,906. Leander ISD is the largest single contributor, at 42.6% 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 41% of market value ($632,573 land vs $905,679 improvements), about $47/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,538,252, 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 +91.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $39,491,713 by 2030, with an estimated annual tax burden around $53,726. 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 | 5,353 SF | ✗ |
| 1ST | 1st Floor | 3,324 SF | ✓ |
| 2ND | 2nd Floor | 2,029 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 757 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 705 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 370 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 467% 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% | $14,107.96 | $14,107.96 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $5,940.51 | $5,940.51 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $5,895.80 | $5,895.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,323.72 | $4,323.72 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,472.02 | $1,472.02 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,357.74 | $1,357.74 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $33,097.75 | $33,097.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,238,391 | $1,538,252 | -19.5% |
| Assessed Value | $1,238,391 | $1,538,252 | -19.5% |
| Land Value | $460,053 | $632,573 | -27.3% |
| Improvement Value | $778,338 | $905,679 | -14.1% |
| Taxable Value | $990,713 | $1,230,602 | -19.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$24,881
Estimated
|
~$33,098
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,296,745 | $1,238,391 | -58,354 (-4.5%) |
| Taxable Value | $1,037,396 | $990,713 | -46,683 (-4.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,238,391 | $460,053 | $778,338 | — | $1,238,391 | $990,713 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,538,252 | $632,573 | $905,679 | — | $1,538,252 | $1,230,602 | ~$33,098 | Partial |
| 2024 | $803,770 | — | — | −$453,770 | $350,000 | $— | $39,193 | Verified |
| 2023 | $— | — | — | — | $242,000 | $— | $15,372 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -15.7% | -15.7% | ~100% | Not available | Partial |
| 2025 | -10.0% | -10.0% | ~100% | Not available | Partial |
| 2024 | +165.7% ! | +165.7% | ~100% | 2.2900% | Verified |
| 2023 | +466.8% ! | +466.8% | ~100% | 2.3900% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1256.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.5% | +36.0% | +100.6% | +91.4% | 2025 | -19.5% | 2026 |
| Assessment Ratio | 100.0% | 81.2% | — | 100.0% | 2025 | 43.5% | 2024 |
| Effective Tax Rate (2025) | 2.1500% | 2.1500% | — | 2.1500% | 2025 | 2.1500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$33,098 | $36,145 | ~$47,370 | $39,193 | 2024 | $33,098 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,943,901 | ~$1,692,077 | ~2.4429% | ~$41,336 | +91.4% |
| 2027 | ~$5,634,026 | ~$1,861,285 | ~2.3743% | ~$44,193 | +266.3% |
| 2028 | ~$10,782,379 | ~$2,047,413 | ~2.3058% | ~$47,209 | +601.0% |
| 2029 | ~$20,635,276 | ~$2,252,155 | ~2.2372% | ~$50,386 | +1241.5% |
| 2030 | ~$39,491,713 | ~$2,477,370 | ~2.1687% | ~$53,726 | +2467.3% |
| 2026 | ~$2,913,136 | ~$1,692,077 | ~2.5114% | ~$42,496 | +89.4% |
| 2027 | ~$5,516,886 | ~$1,861,285 | ~2.5114% | ~$46,745 | +258.6% |
| 2028 | ~$10,447,857 | ~$2,047,413 | ~2.5114% | ~$51,420 | +579.2% |
| 2029 | ~$19,786,113 | ~$2,252,155 | ~2.5114% | ~$56,562 | +1186.3% |
| 2030 | ~$37,470,866 | ~$2,477,370 | ~2.5114% | ~$62,218 | +2335.9% |
| 2026 | ~$2,974,666 | ~$1,692,077 | ~2.4086% | ~$40,756 | +93.4% |
| 2027 | ~$5,752,398 | ~$1,861,285 | ~2.3058% | ~$42,917 | +274.0% |
| 2028 | ~$11,123,965 | ~$2,047,413 | ~2.2029% | ~$45,103 | +623.2% |
| 2029 | ~$21,511,482 | ~$2,252,155 | ~2.1001% | ~$47,298 | +1298.4% |
| 2030 | ~$41,598,823 | ~$2,477,370 | ~1.9973% | ~$49,480 | +2604.3% |
In 2025, this property's market value of $1,538,252 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 | $1,538,252 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $803,770 | $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.