DURANGO HILLS DR 78613
| Owner | MOMIN ASIF & SHABANA |
|---|---|
| Parcel ID | 0502481102 |
| Short ID | 958136 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,939 SF |
| Land SF | 14,726 SF |
| Acres | 0.338 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK B LOT 4 |
| Neighborhood | T4500 |
| Land | $327,488 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $327,488 |
| Improvement | $707,489 |
|---|---|
| Total Improvement | $707,489 |
| Market | $1,034,977 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,034,977 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,034,977 |
| Exemptions (−) (HS) | −$103,498 |
|---|---|
| Taxable Value | $931,479 |
Appreciation: Market value has risen +53.8% from $672,873 (2024) to $1,034,977 (2025), a CAGR of 53.8% 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 $23,394. 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 32% of market value ($327,488 land vs $707,489 improvements), about $22/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,034,977, 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 +53.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,910,841 by 2030, with an estimated annual tax burden around $36,148. 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 | 4,939 SF | ✗ |
| 1ST | 1st Floor | 3,197 SF | ✓ |
| 2ND | 2nd Floor | 1,742 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 757 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 615 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 375% 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% | $10,488.34 | $10,488.34 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $4,297.18 | $4,297.18 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $4,243.41 | $4,243.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,500.92 | $3,500.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,099.36 | $1,099.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,064.82 | $1,064.82 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $24,694.03 | $24,694.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $867,122 | $1,034,977 | -16.2% |
| Assessed Value | $867,122 | $1,034,977 | -16.2% |
| Land Value | $238,173 | $327,488 | -27.3% |
| Improvement Value | $628,949 | $707,489 | -11.1% |
| Taxable Value | $780,410 | $931,479 | -16.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$19,600
Estimated
|
~$24,694
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,014,178 | $867,122 | -147,056 (-14.5%) |
| Taxable Value | $912,760 | $780,410 | -132,350 (-14.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $867,122 | $238,173 | $628,949 | — | $867,122 | $780,410 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,034,977 | $327,488 | $707,489 | — | $1,034,977 | $931,479 | ~$24,694 | Partial |
| 2024 | $672,873 | — | — | −$322,873 | $350,000 | $— | $29,514 | Verified |
| 2023 | $— | — | — | — | $242,000 | $— | $12,532 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.0% | -2.0% | ~100% | Not available | Partial |
| 2025 | -17.2% | -17.2% | ~100% | Not available | Partial |
| 2024 | +132.2% ! | +132.2% | ~100% | 2.3600% | Verified |
| 2023 | +374.5% ! | +374.5% | ~100% | 2.3300% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +812.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.2% | +18.8% | +59.8% | +53.8% | 2025 | -16.2% | 2026 |
| Assessment Ratio | 100.0% | 84.0% | — | 100.0% | 2025 | 52.0% | 2024 |
| Effective Tax Rate (2025) | 2.3900% | 2.3900% | — | 2.3900% | 2025 | 2.3900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,694 | $27,104 | ~$31,872 | $29,514 | 2024 | $24,694 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,591,946 | ~$1,138,475 | ~2.4429% | ~$27,812 | +53.8% |
| 2027 | ~$2,448,645 | ~$1,252,322 | ~2.3743% | ~$29,734 | +136.6% |
| 2028 | ~$3,766,374 | ~$1,377,554 | ~2.3058% | ~$31,763 | +263.9% |
| 2029 | ~$5,793,234 | ~$1,515,310 | ~2.2372% | ~$33,901 | +459.7% |
| 2030 | ~$8,910,841 | ~$1,666,841 | ~2.1687% | ~$36,148 | +761.0% |
| 2026 | ~$1,571,246 | ~$1,138,475 | ~2.5114% | ~$28,592 | +51.8% |
| 2027 | ~$2,385,382 | ~$1,252,322 | ~2.5114% | ~$31,451 | +130.5% |
| 2028 | ~$3,621,358 | ~$1,377,554 | ~2.5114% | ~$34,597 | +249.9% |
| 2029 | ~$5,497,750 | ~$1,515,310 | ~2.5114% | ~$38,056 | +431.2% |
| 2030 | ~$8,346,388 | ~$1,666,841 | ~2.5114% | ~$41,862 | +706.4% |
| 2026 | ~$1,612,645 | ~$1,138,475 | ~2.4086% | ~$27,421 | +55.8% |
| 2027 | ~$2,512,737 | ~$1,252,322 | ~2.3058% | ~$28,876 | +142.8% |
| 2028 | ~$3,915,212 | ~$1,377,554 | ~2.2029% | ~$30,347 | +278.3% |
| 2029 | ~$6,100,472 | ~$1,515,310 | ~2.1001% | ~$31,823 | +489.4% |
| 2030 | ~$9,505,427 | ~$1,666,841 | ~1.9973% | ~$33,291 | +818.4% |
In 2025, this property's market value of $1,034,977 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× 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 | $1,034,977 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $672,873 | $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.