Schools

§ 03

District

Elementary	PARMLEY EL	C
Middle	LYNN LUCAS MIDDLE	D
High	WILLIS H S CCMR 91% · Grad 95%	B

TEA accountability ratings reflect 2024–25 where available. School attendance zones are subject to district redistricting — confirm directly with the district before making a school-based decision.

Overview

§ 01

Beautiful adjoining corner lots totaling over a quarter acre, with water views from three sides, a detached garage, and access to a private community boat launch and park! Located in charming Lake Conroe Heights, a small, quiet lakeside community, this cleared and level property offers a peaceful setting for a future home or weekend retreat. The garage provides valuable space for additional storage, recreational equipment, a possible workshop and more. Gorgeous mature trees add to the natural beauty and surrounding splendor of the property, including pecan and lemon trees. Enjoy a relaxed lakeside setting with a country feel, very low HOA fees, and convenient access to I-45. Opportunities like this rarely become available—don’t miss the chance to make it yours!

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Corner Lot
Subdivision
Views

Community

Boat Ramp
Lake
Water

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

View	Yes
View Type	Lake, Water

Lot

Lot Size (acres)	0.2652
Lot Size Source	Appraiser
Lot Features	Cleared, Corner Lot, Subdivision, Views
Additional Parcels	Yes
Additional Parcel Info	111808

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Lake Conroe Heights
Road Surface	Asphalt
Postal Code	77318

Utilities

Water Source	None
Sewer	None

HOA / Association

HOA	Yes
HOA Fee	$60
HOA Fee Frequency	Annually
HOA Name	Lake Conroe Heights POA
Fee Includes	Common Areas
Amenities	Boat Ramp

Taxes, Terms & Disclosures

Tax Annual Amount	$453 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.24%
Parcel #	111809
Legal Description	LAKE CONROE HEIGHTS 03, BLOCK 4, LOTS 3 & 4
Listing Terms	Cash, Conventional
Disclosures	Other

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice

Not in archive

This MUD is not yet in our §49.452 archive. We'll add it on request.

Texas Water Code §49.452 requires districts to publish annual notices with tax rate, bonded indebtedness, and assessed value. Most Harris-area MUDs publish these; a handful managed by Inframark do not.

Request this notice

● What this tells you

The §49.452 notice is the only public document that lists a MUD's exact tax rate, outstanding bond debt, and the assessed value used to compute your taxes — direct from the district, not the MLS. If the district is newer or has more bonds outstanding than its neighbors, your effective tax rate will be higher here than just across the street.

Listing's rolled-up MUD rate — Resolved MUD jurisdiction not mapped Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$1,178

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,140 Property tax$38 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,178

Yearly HOA fee $60

Illustrative only, not a quote. P&I assumes the values entered above. Insurance and HOA dues vary — consult licensed lender and insurance agent for accurate quote.

● Effective tax rate · 3-year history

1.6652%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

HOA & Community

§ 05

● HOA details

$60

ANNUALLY

Association nameLake Conroe Heights POA Management co.— Websitevisit Phone(936) 520-6831 Cert on filehoa.texas.gov

Fee includes

CommonAreas

● Community amenities

grocery

Circle K · 3.9mi

gas_station

Valero · 3.9mi

pharmacy

Walgreens · 4.6mi

hospital

The Emergency Center at Conroe · 7.6mi

hospital_er

The Emergency Center at Conroe · 7.6mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

8,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Ezee Fiber

8,000 / 8,000 Mbps

● LOW LATENCY

Fiber to the Premises

Tachus Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

LCS Fibercomm LLC

2,000 / 1,000 Mbps

● LOW LATENCY

Fiber to the Premises

Wellcom Technologies Chambers LP

1,000 / 50 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

LBR Fixed Wireless

Nextlink

500 / 100 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

+ 5 additional provider(s)

Environmental Risk

§ 08

X

FEMA Zone

Zone X · Minimal risk

Outside 100-year and 500-year floodplains. No flood insurance required by lender.

PANEL 48339C SFHA NO SOURCE 48339C_STUDY1

🌡 Heat days >95°F

57 days/yr above 95°F

Plus 12 days above 100°F. NOAA station records, 2016-2025 average.

💨 30-day air quality

AQI 51 · Moderate

Average daily AQI for the 30 days ending 2026-02-28. EPA AQS county monitors. Higher = worse.

🌵 Drought (current)

No drought (D1 or worse)

US Drought Monitor county reading, week of 2026-09-15.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Sep 23, 2026.

Recent Comparable Sales

§ 09

6 comparable sales nearby · sold median $232/SFAddress-level sold detail is available to registered users. Reach out to Allen for the full comparable-sales report.

Subdivision & Master Plan

§ 10

● Master plan

Lake Conroe Heights

TIER: SUBDIVISION

Subdivision name (MLS)Lake Conroe Heights City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision24 Active now1 Sold (last 12 mo)1 Curated amenities5

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 96

· Willis

Distance

0.7 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694204 · ACS 2023

Median HH income

$78,359

ACS 2023

Median home value

$181,000

Census self-report

Owner-occupied

73%

1,982 housing units

Bachelor's+

19%

Adults 25+

Median age

41.3

Population 5,505

Work from home

3%

of commuters

Commute 45min+

15%

of commuters

Below poverty

12.3%

tract-level

Amenities & Nearby Places

§ 13

Active listing — amenities should populate from the go-live pipeline. Click to fetch now if missing.

Location & Neighborhood

§ 13

● This Home

0 Cozy Cove Lane, Willis, TX 77318

Montgomery County · 30.46°N, 95.56°W

No curated amenities within 2 mi yet.

Interactive map coming in v0.2 — currently showing schematic placement.