DURANGO HILLS DR 78613
| Owner | ARCOT RAJESH KUMAR & MRIDULA PASAM |
|---|---|
| Parcel ID | 0502481014 |
| Short ID | 958133 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,206 SF |
| Land SF | 14,600 SF |
| Acres | 0.335 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK C LOT 13 |
| Neighborhood | T4500 |
| Land | $652,667 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $652,667 |
| Improvement | $706,675 |
|---|---|
| Total Improvement | $706,675 |
| Market | $1,359,342 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,359,342 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,359,342 |
| Exemptions (−) (HS) | −$271,868 |
|---|---|
| Taxable Value | $1,087,474 |
Appreciation: Market value has risen +14.3% from $1,188,864 (2024) to $1,359,342 (2025), a CAGR of 14.3% over 1 year. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Land/Vacant parcel countywide rose +28.8%, so this parcel has lagged 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 $27,311. Leander ISD is the largest single contributor, at 42.5% 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 48% of market value ($652,667 land vs $706,675 improvements), about $45/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,359,342, 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 +14.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,656,510 by 2030, with an estimated annual tax burden around $47,477. 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 | 5,206 SF | ✗ |
| 1ST | 1st Floor | 3,177 SF | ✓ |
| 2ND | 2nd Floor | 2,029 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 757 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 615 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 280 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 948% 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% | $13,253.03 | $13,253.03 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $5,615.57 | $5,615.57 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $5,573.30 | $5,573.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,087.22 | $4,087.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,391.50 | $1,391.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,283.47 | $1,283.47 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $31,204.09 | $31,204.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,108,499 | $1,359,342 | -18.5% |
| Assessed Value | $1,108,499 | $1,359,342 | -18.5% |
| Land Value | $474,667 | $652,667 | -27.3% |
| Improvement Value | $633,832 | $706,675 | -10.3% |
| Taxable Value | $886,799 | $1,087,474 | -18.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$22,272
Estimated
|
~$31,204
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,289,402 | $1,108,499 | -180,903 (-14.0%) |
| Taxable Value | $1,031,522 | $886,799 | -144,723 (-14.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,108,499 | $474,667 | $633,832 | — | $1,108,499 | $886,799 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,359,342 | $652,667 | $706,675 | — | $1,359,342 | $1,087,474 | ~$31,204 | Partial |
| 2024 | $1,188,864 | — | — | −$838,864 | $350,000 | $— | $29,740 | Verified |
| 2023 | $— | — | — | — | $302,500 | $— | $26,796 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.1% | -5.1% | ~100% | Not available | Partial |
| 2025 | -18.6% | +3.9% | ~100% | Not available | Partial |
| 2024 | +40.5% | +10.0% | 78.3% | 1.7800% | Verified |
| 2023 | +948.0% ! | +948.0% | ~100% | 2.2500% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1098.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.5% | -2.1% | +19.5% | +14.3% | 2025 | -18.5% | 2026 |
| Assessment Ratio | 100.0% | 76.5% | — | 100.0% | 2025 | 29.4% | 2024 |
| Effective Tax Rate (2025) | 2.3000% | 2.3000% | — | 2.3000% | 2025 | 2.3000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$31,204 | $30,472 | ~$41,860 | $31,204 | 2025 | $29,740 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,554,266 | ~$1,495,276 | ~2.4429% | ~$36,528 | +14.3% |
| 2027 | ~$1,777,141 | ~$1,644,804 | ~2.3743% | ~$39,053 | +30.7% |
| 2028 | ~$2,031,975 | ~$1,809,284 | ~2.3058% | ~$41,718 | +49.5% |
| 2029 | ~$2,323,352 | ~$1,990,213 | ~2.2372% | ~$44,525 | +70.9% |
| 2030 | ~$2,656,510 | ~$2,189,234 | ~2.1687% | ~$47,477 | +95.4% |
| 2026 | ~$1,527,079 | ~$1,495,276 | ~2.5114% | ~$37,553 | +12.3% |
| 2027 | ~$1,715,514 | ~$1,644,804 | ~2.5114% | ~$41,308 | +26.2% |
| 2028 | ~$1,927,201 | ~$1,809,284 | ~2.5114% | ~$45,439 | +41.8% |
| 2029 | ~$2,165,009 | ~$1,990,213 | ~2.5114% | ~$49,983 | +59.3% |
| 2030 | ~$2,432,162 | ~$2,189,234 | ~2.5114% | ~$54,982 | +78.9% |
| 2026 | ~$1,581,453 | ~$1,495,276 | ~2.4086% | ~$36,015 | +16.3% |
| 2027 | ~$1,839,855 | ~$1,644,804 | ~2.3058% | ~$37,926 | +35.3% |
| 2028 | ~$2,140,480 | ~$1,809,284 | ~2.2029% | ~$39,858 | +57.5% |
| 2029 | ~$2,490,225 | ~$1,990,213 | ~2.1001% | ~$41,797 | +83.2% |
| 2030 | ~$2,897,117 | ~$2,189,234 | ~1.9973% | ~$43,725 | +113.1% |
In 2025, this property's market value of $1,359,342 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 | $1,359,342 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $1,188,864 | $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.