DURANGO HILLS DR 78613
| Owner | DENNIE RAQUEL ENES & |
|---|---|
| Parcel ID | 0502481101 |
| Short ID | 958135 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,196 SF |
| Land SF | 14,038 SF |
| Acres | 0.322 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK B LOT 5 |
| Neighborhood | T4500 |
| Land | $321,182 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $321,182 |
| Improvement | $652,267 |
|---|---|
| Total Improvement | $652,267 |
| Market | $973,449 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $973,449 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $973,449 |
| Exemptions (−) (HS) | −$194,690 |
|---|---|
| Taxable Value | $778,759 |
Appreciation: Market value has risen +71.4% from $567,971 (2024) to $973,449 (2025), a CAGR of 71.4% 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 $19,558. Leander ISD is the largest single contributor, at 41.3% 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 33% of market value ($321,182 land vs $652,267 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 $973,449, 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 +71.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,396,218 by 2030, with an estimated annual tax burden around $33,999. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,196 SF | ✗ |
| 1ST | 1st Floor | 2,566 SF | ✓ |
| 2ND | 2nd Floor | 1,630 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 832 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 381 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 301% 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% | $9,058.76 | $9,058.76 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $4,021.41 | $4,021.41 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,991.14 | $3,991.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,926.93 | $2,926.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $996.48 | $996.48 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $919.11 | $919.11 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $21,913.83 | $21,913.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $905,447 | $973,449 | -7.0% |
| Assessed Value | $905,447 | $973,449 | -7.0% |
| Land Value | $233,587 | $321,182 | -27.3% |
| Improvement Value | $671,860 | $652,267 | +3.0% |
| Taxable Value | $724,358 | $778,759 | -7.0% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$18,192
Estimated
|
~$21,914
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $905,447 | $905,447 | +0 (+0.0%) |
| Taxable Value | $724,358 | $724,358 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $905,447 | $233,587 | $671,860 | — | $905,447 | $724,358 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $973,449 | $321,182 | $652,267 | — | $973,449 | $778,759 | ~$21,914 | Partial |
| 2024 | $567,971 | — | — | −$217,971 | $350,000 | $— | $28,563 | Verified |
| 2023 | $— | — | — | — | $242,000 | $— | $11,018 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.0% | -7.0% | ~100% | Not available | Partial |
| 2025 | -22.6% | -22.6% | ~100% | Not available | Partial |
| 2024 | +176.8% ! | +176.8% | ~100% | 2.2700% | Verified |
| 2023 | +300.6% ! | +300.6% | ~100% | 2.4200% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +758.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.0% | +32.2% | +74.0% | +71.4% | 2025 | -7.0% | 2026 |
| Assessment Ratio | 100.0% | 87.2% | — | 100.0% | 2025 | 61.6% | 2024 |
| Effective Tax Rate (2025) | 2.2500% | 2.2500% | — | 2.2500% | 2025 | 2.2500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,914 | $25,238 | ~$29,977 | $28,563 | 2024 | $21,914 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,668,400 | ~$1,070,794 | ~2.4429% | ~$26,158 | +71.4% |
| 2027 | ~$2,859,481 | ~$1,177,873 | ~2.3743% | ~$27,967 | +193.7% |
| 2028 | ~$4,900,883 | ~$1,295,661 | ~2.3058% | ~$29,875 | +403.5% |
| 2029 | ~$8,399,653 | ~$1,425,227 | ~2.2372% | ~$31,885 | +762.9% |
| 2030 | ~$14,396,218 | ~$1,567,749 | ~2.1687% | ~$33,999 | +1378.9% |
| 2026 | ~$1,648,931 | ~$1,070,794 | ~2.5114% | ~$26,892 | +69.4% |
| 2027 | ~$2,793,135 | ~$1,177,873 | ~2.5114% | ~$29,582 | +186.9% |
| 2028 | ~$4,731,308 | ~$1,295,661 | ~2.5114% | ~$32,540 | +386.0% |
| 2029 | ~$8,014,392 | ~$1,425,227 | ~2.5114% | ~$35,794 | +723.3% |
| 2030 | ~$13,575,629 | ~$1,567,749 | ~2.5114% | ~$39,373 | +1294.6% |
| 2026 | ~$1,687,869 | ~$1,070,794 | ~2.4086% | ~$25,791 | +73.4% |
| 2027 | ~$2,926,607 | ~$1,177,873 | ~2.3058% | ~$27,159 | +200.6% |
| 2028 | ~$5,074,462 | ~$1,295,661 | ~2.2029% | ~$28,543 | +421.3% |
| 2029 | ~$8,798,640 | ~$1,425,227 | ~2.1001% | ~$29,931 | +803.9% |
| 2030 | ~$15,256,017 | ~$1,567,749 | ~1.9973% | ~$31,312 | +1467.2% |
In 2025, this property's market value of $973,449 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $973,449 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $567,971 | $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.