Schools

§ 03

District

Elementary	W LLOYD MEADOR EL	B
Middle	HOMER CALFEE MIDDLE	N/R
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

Undeveloped lot in Lakeview Manor subdivision. Just over 1/2 acre (24,692 sf) with several mature trees. New survey attached.

Features

§ 02

Interior

Not provided

Exterior & lot

Subdivision

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	0.5669
Lot Size Source	Survey
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Lakeview Manor
Postal Code	77378

Utilities

Water Source	Public
Sewer	Public Sewer, None

HOA / Association

HOA	Yes
HOA Fee	$230
HOA Fee Frequency	Annually
HOA Name	Lakeview Manor POA

Taxes, Terms & Disclosures

Tax Annual Amount	$1,177 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.81%
Parcel #	117831
Legal Description	LAKEVIEW MANOR, BLOCK 1, LOT 8
Disclosures	Municipal Utility District Disclosure, Owner Is Listing Agent

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 0.5985 Resolved MUD jurisdiction Montgomery County FWSD 6 Match confidence —

● Comptroller-verified financials · FY2024

We don't yet have the §49.452 notice for this district on file, but Texas Comptroller SB 625 financial data is available. Numbers below come from the district's annual SPDPID filing — the same dataset auditors use.

Ad Valorem Rate

0.2781

per $100 assessed

Outstanding Bonds

$0

principal outstanding

Authorized Debt

$0

total authorized

Comptroller TPID32065122825 Filed underMontgomery County Fresh Water Supply District #6 Total tax rate0.0000 (M/O 0.0000 + I/S 0.0000) Crosswalk methodexact name match

Source: Texas Comptroller SPDPID (SB 625), FY2024 annual filing. The §49.452 notice itself will load here when we obtain the PDF.

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$488

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$390 Property tax$98 Homeowners insuranceTBD

Subtotal (P&I + Tax) $488

Yearly HOA fee $230

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

2.2637%

ALL 6 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.85%

→ stable

HOA & Community

§ 05

● HOA details

$230

ANNUALLY

Association nameLakeview Manor POA Management co.Inframark Websitevisit Phone(281) 870-0585 Cert on filehoa.texas.gov;tx_comptroller

● Community amenities

park

· 0.9mi
Ayers Island · 2.2mi
Ayers Island · 2.2mi

grocery

· 0.9mi
Quik Mart · 4.4mi
· 1.5mi

post_office

Lone Star Post, Pack and Parcel · 1.3mi
USPS Collection Box · 3.9mi
United States Postal Service · 4.8mi

veterinary

North Pines Animal Hospital · 1.4mi
Stone Ridge Veterinary Medical Center · 3.7mi
Spring Hill Animal Hospital · 4.4mi

gym

Lion’s Den Fitness · 1.4mi
April Sound Country Club · 4.1mi
Woodland Hills Fitness Center · 3.9mi

police_station

Montgomery County Sheriff - District 5 Patrol · 2.8mi
Willis Police Department · 5.2mi
Conroe Police Department · 7.4mi

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

Frontier

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Tachus Fiber Internet

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

+ 4 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

2 comparable sales nearbyAddress-level sold detail is available to registered users. Reach out to Allen for the full comparable-sales report.

Subdivision & Master Plan

§ 10

● Master plan

Lakeview Manor

TIER: SUBDIVISION

Subdivision name (MLS)Lakeview Manor City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision176 Active now6 Sold (last 12 mo)8 Curated amenities60

● Year-built distribution

1990s 2 2000s 1

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

1.3 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694206 · ACS 2023

Median HH income

$108,591

ACS 2023

Median home value

$273,800

Census self-report

Owner-occupied

73%

1,805 housing units

Bachelor's+

36%

Adults 25+

Median age

50.9

Population 4,429

Work from home

15%

of commuters

Commute 45min+

10%

of commuters

Below poverty

2.0%

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 WOODLAND MANOR, Willis, TX 77378

Montgomery County · 30.41°N, 95.57°W

park

—

0.9 mi · 1 within 2 mi

grocery

—

0.9 mi · 3 within 2 mi

post_office

Lone Star Post, Pack and Parcel

1.3 mi · 1 within 2 mi

veterinary

North Pines Animal Hospital

1.4 mi · 1 within 2 mi

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