Schools

§ 03

District

Elementary	WILKINSON EL	B
Middle	STOCKTON JH	B
High	CONROE H S CCMR 65% · Grad 98%	C

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

Craving space, privacy, and a river setting? Spanning a combined 0.81 acres across two adjoining lots sold together, this property offers a rare opportunity in the established Magnolia Bend community in Conroe, Texas. Surrounded by mature hardwoods and backing to the West Fork of the San Jacinto River, the setting delivers a quiet, nature-rich backdrop ideal for fishing, kayaking, wildlife viewing, or simply enjoying the outdoors. The land offers flexibility for a future homesite while maintaining a secluded, private feel. Magnolia Bend provides a relaxed country-style atmosphere with lighter restrictions than many newer developments, yet remains conveniently located just minutes from I-45. Easy access to nearby shopping, dining, schools, and hospitals ensures everyday convenience without sacrificing privacy. Whether envisioned as a custom build, weekend retreat, or long-term investment, this property blends natural beauty, accessibility, and opportunity in a growing area.

Features

§ 02

Interior

Not provided

Exterior & lot

Wooded

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	0.8100
Lot Size Source	Appraiser
Lot Features	Wooded

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Conroe Southeast
Subdivision	Magnolia Bend 06
Postal Code	77302

Utilities

Water Source	None
Sewer	None

HOA / Association

HOA	Yes
HOA Fee	$80
HOA Fee Frequency	Annually
HOA Name	Magnolia Bend POA

Taxes, Terms & Disclosures

Tax Annual Amount	$218 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.44%
Parcel #	121302
Legal Description	MAGNOLIA BEND 06, BLOCK 1, LOT 9 & 10
Listing Terms	Cash, Conventional
Disclosures	None

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

$317

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$299 Property tax$18 Homeowners insuranceTBD

Subtotal (P&I + Tax) $317

Yearly HOA fee $80

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

1.5799%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

0.95%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

HOA & Community

§ 05

● HOA details

$80

ANNUALLY

Association nameMagnolia Bend POA Management co.— Website— Phone— Cert on filepending

● Community amenities

park

· 1.1mi
Montgomery Creek Ranch Park · 1.1mi
· 1.3mi

urgent_care

Next Level Urgent Care - Harper's Trace · 1.2mi
Memerial Hermann CoHealth Urgent Care · 17.1mi
Memorial Hermann-GoHealth Urgent Care · 1.5mi

grocery

Chevron · 1.3mi
Circle K · 1.4mi
H-E-B · 1.5mi

restaurant

McDonald's · 1.4mi
Wingstop · 2.7mi
Poke Man · 2.7mi

pharmacy

H-E-B Pharmacy · 1.5mi
Walgreens · 3.1mi
Walgreens · 3.1mi

place_of_worship

St. Cyril of Jerusalem Orthodox Church · 1.9mi
Minoch Church · 2.2mi
Faith Assembly of God Church · 2.3mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

100,000 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

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

1,000 / 1,000 Mbps

● LOW LATENCY

Fiber to the Premises

Centric Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Spectrum

1,000 / 35 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

+ 7 additional provider(s)

Environmental Risk

§ 08

A

FEMA Zone

Zone AE · Special Flood Hazard Area

1% annual chance of flooding (100-year floodplain). Flood insurance typically required.

PANEL 48339C SFHA YES 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

No comps within 0.5 mi in the last 90 daysExpand the search radius via the "Full report" CTA.

Subdivision & Master Plan

§ 10

● Master plan

Magnolia Bend 06

TIER: SUBDIVISION

Subdivision name (MLS)Magnolia Bend 06 City · ZIPConroe · 77302 CountyMontgomery Listings in subdivision9 Active now1 Sold (last 12 mo)0 Curated amenities60

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

Needham Fire / Rescue Department Station 61

Distance

1.6 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339692202 · ACS 2023

Median HH income

$81,795

ACS 2023

Median home value

$225,300

Census self-report

Owner-occupied

88%

1,643 housing units

Bachelor's+

25%

Adults 25+

Median age

37.6

Population 5,456

Work from home

29%

of commuters

Commute 45min+

9%

of commuters

Below poverty

7.5%

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

00 & 000 Redbud Drive, Conroe, TX 77302

Montgomery County · 30.23°N, 95.41°W

park

Montgomery Creek Ranch Park

1.1 mi · 5 within 2 mi

urgent_care

Next Level Urgent Care - Harper's Trace

1.2 mi · 3 within 2 mi

grocery

Chevron

1.3 mi · 5 within 2 mi

restaurant

McDonald's

1.4 mi · 1 within 2 mi

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