DURANGO HILLS DR 78613
| Owner | NAINANI ANISHA & DEVASHISH BADLANI |
|---|---|
| Parcel ID | 0502481105 |
| Short ID | 958139 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,923 SF |
| Land SF | 14,206 SF |
| Acres | 0.326 |
| Year Built | 2022 |
| Legal | TRAVISSO PHS 5 SEC 1 BLK B LOT 1 |
| Neighborhood | T4500 |
| Land | $322,722 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $322,722 |
| Improvement | $768,278 |
|---|---|
| Total Improvement | $768,278 |
| Market | $1,091,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,091,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,091,000 |
| Exemptions (−) (HS) | −$218,200 |
|---|---|
| Taxable Value | $872,800 |
Appreciation: Market value has risen +38.7% from $786,865 (2024) to $1,091,000 (2025), a CAGR of 38.7% 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 $21,920. Leander ISD is the largest single contributor, at 41.8% 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 30% of market value ($322,722 land vs $768,278 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 $1,091,000, 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 +38.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,590,458 by 2030, with an estimated annual tax burden around $38,105. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,923 SF | ✗ |
| 1ST | 1st Floor | 3,161 SF | ✓ |
| 2ND | 2nd Floor | 1,762 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 898 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 484 SF | ✓ |
| 612 | TERRACE UNCOVERD | 386 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 384 SF | ✗ |
| 031 | GARAGE DET 1ST F | 286 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 455% 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% | $10,336.42 | $10,336.42 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $4,507.02 | $4,507.02 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $4,473.10 | $4,473.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,280.38 | $3,280.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,116.81 | $1,116.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,030.10 | $1,030.10 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $24,743.83 | $24,743.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $927,104 | $1,091,000 | -15.0% |
| Assessed Value | $927,104 | $1,091,000 | -15.0% |
| Land Value | $234,707 | $322,722 | -27.3% |
| Improvement Value | $692,397 | $768,278 | -9.9% |
| Taxable Value | $708,403 | $872,800 | -18.8% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$17,791
Estimated
|
~$24,744
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,071,679 | $927,104 | -144,575 (-13.5%) |
| Taxable Value | $824,063 | $708,403 | -115,660 (-14.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $927,104 | $234,707 | $692,397 | — | $927,104 | $708,403 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,091,000 | $322,722 | $768,278 | — | $1,091,000 | $872,800 | ~$24,744 | Partial |
| 2024 | $786,865 | — | — | −$436,865 | $350,000 | $— | $32,257 | Verified |
| 2023 | $— | — | — | — | $242,000 | $— | $15,265 | Verified |
| 2022 | $— | — | — | — | $113,438 | $— | $2,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2025 | -28.5% | -28.5% | ~100% | Not available | Partial |
| 2024 | +142.3% ! | +142.3% | ~100% | 2.1200% | Verified |
| 2023 | +454.9% ! | +454.9% | ~100% | 2.4200% | Verified |
| 2022 | base year | — | ~100% | 2.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +861.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.0% | +11.9% | +43.6% | +38.7% | 2025 | -15.0% | 2026 |
| Assessment Ratio | 100.0% | 81.5% | — | 100.0% | 2025 | 44.5% | 2024 |
| Effective Tax Rate (2025) | 2.2700% | 2.2700% | — | 2.2700% | 2025 | 2.2700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,744 | $28,500 | ~$33,597 | $32,257 | 2024 | $24,744 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,512,688 | ~$1,200,100 | ~2.4429% | ~$29,317 | +38.7% |
| 2027 | ~$2,097,364 | ~$1,320,110 | ~2.3743% | ~$31,344 | +92.2% |
| 2028 | ~$2,908,026 | ~$1,452,121 | ~2.3058% | ~$33,483 | +166.5% |
| 2029 | ~$4,032,022 | ~$1,597,333 | ~2.2372% | ~$35,736 | +269.6% |
| 2030 | ~$5,590,458 | ~$1,757,066 | ~2.1687% | ~$38,105 | +412.4% |
| 2026 | ~$1,490,868 | ~$1,200,100 | ~2.5114% | ~$30,140 | +36.7% |
| 2027 | ~$2,037,293 | ~$1,320,110 | ~2.5114% | ~$33,154 | +86.7% |
| 2028 | ~$2,783,991 | ~$1,452,121 | ~2.5114% | ~$36,469 | +155.2% |
| 2029 | ~$3,804,365 | ~$1,597,333 | ~2.5114% | ~$40,116 | +248.7% |
| 2030 | ~$5,198,721 | ~$1,757,066 | ~2.5114% | ~$44,128 | +376.5% |
| 2026 | ~$1,534,508 | ~$1,200,100 | ~2.4086% | ~$28,906 | +40.7% |
| 2027 | ~$2,158,308 | ~$1,320,110 | ~2.3058% | ~$30,439 | +97.8% |
| 2028 | ~$3,035,692 | ~$1,452,121 | ~2.2029% | ~$31,989 | +178.2% |
| 2029 | ~$4,269,746 | ~$1,597,333 | ~2.1001% | ~$33,546 | +291.4% |
| 2030 | ~$6,005,461 | ~$1,757,066 | ~1.9973% | ~$35,093 | +450.5% |
In 2025, this property's market value of $1,091,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 13× 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 | $1,091,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $786,865 | $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.