Schools

§ 03

District

Elementary	ROYAL EL	D
Middle	ROYAL J H	D
High	ROYAL H S CCMR 62% · Grad 96%	D

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

FHA Eligible Brand new 4 bed / 2 bath home on 2+ private acres — move-in ready now. This 2,305 sq ft Champion manufactured home sits on a permanent FHA-certified foundation with a private well, septic system, and driveway already in place. Everything is done. No contractors, no delays, just keys at closing. No HOA. No MUD tax. Less than 20 minutes to Katy, 45 minutes to Houston, in the fastest-growing county in Texas. At $158 per square foot with 4 bedrooms and over 2 acres, this is one of the best value propositions in the greater Houston area. Additional lots and home packages available in the same community. Schedule a showing today.

Features

§ 02

Interior

Double Vanity
Separate Shower
Tub Shower
Dishwasher
Electric Oven
Microwave
Heat: Central
Heat: Electric
Cool: Central Air
Cool: Electric
Electric Dryer Hookup

Exterior & lot

Cleared
Roof: Composition
Foundation: Other

Community

Style: Ranch
Style: Manufactured Home

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Manufactured Home
Sub Type Additional	Manufactured Home
Architectural Style	Ranch, Manufactured Home
Year Built	2026
Year Built Source	Builder
New Construction	Yes
Property Condition	Under Construction
Builder Name	Champion Homes

Building

Stories	1
Levels	One
Living Area	2,305 sq ft
Living Area Source	Builder
Building Area Total	2,305 sq ft
Foundation	Other
Construction	Vinyl Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	7

Interior

Interior Features	Double Vanity, Separate Shower, Tub Shower
Appliances	Dishwasher, Electric Oven, Microwave
Laundry	Electric Dryer Hookup

Exterior

Pool Private

No

Parking & Garage

Garage Spaces

0

Lot

Lot Size (acres)	2.0100
Lot Size Source	Survey
Lot Features	Cleared

Location

County	Waller
MLS Area Major	26
MLS Area Minor	Brookshire
Subdivision	Bessie Creek Estates
Road Surface	Asphalt
Postal Code	77484

Utilities

Heating	Central, Electric
Cooling	Central Air, Electric
Water Source	Well
Sewer	Aerobic Septic

Taxes, Terms & Disclosures

Parcel #	NA
Legal Description	S393095 BESSIES CREEK ESTATES BLK 1 LOT 14 ACRES 2.01 P/O 69
Listing Terms	Cash, Conventional, FHA, Investor Financing, Owner May Carry, Usda Loan, Va Loan
Lease Considered	No
Disclosures	None

Room Layout

§ 04 · 7 rooms · MLS-supplied

Main level · 7

Primary Bedroom	15'6X14'7
Primary Bathroom	6X10
Bedroom	13'6x14'7
Bedroom	11'6X14'7
Bedroom	10'8x12'3
Bathroom	8X14'7
Den	13X14'7

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

$1,946

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,946 Property taxNot available Homeowners insuranceTBD

Subtotal (P&I only — tax not available) $1,946

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

202320242025

MUD

—

→ stable

School

1.07%

→ stable

City

—

→ stable

County

0.56%

→ stable

HOA & Community

§ 05

● HOA details

—

ANNUAL

Association name— Management co.— Website— Phone— Cert on filepending

● Community amenities

place_of_worship

Harris Creek Church · 1.6mi

gas_station

Chevron · 10.0mi

grocery

Fuel Maxx · 10.0mi

pharmacy

B & B Food (Pharmacy) · 10.7mi

hospital_er

CHI Saint Joseph Health Bellville Hospital · 15.0mi

hospital

CHI Saint Joseph Health Bellville Hospital · 15.0mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

Unlicensed Fixed Wireless

Nextlink

300 / 100 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

Unlicensed Fixed Wireless

Rise Broadband

100 / 20 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 48473C SFHA NO SOURCE 48473C_FIRM1

🌡 Heat days >95°F

72 days/yr above 95°F

Plus 24 days above 100°F. NOAA station records, 2016-2025 average.

🌵 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

Bessie Creek Estates

TIER: SUBDIVISION

Subdivision name (MLS)Bessie Creek Estates City · ZIPWaller · 77484 CountyWaller Listings in subdivision4 Active now11 Sold (last 12 mo)0 Curated amenities7

● Year-built distribution

2025s 9

Fire Protection

§ 11

Nearest station

Monaville Volunteer Fire Department Station 2

· Hempstead

Distance

2.0 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48473680201 · ACS 2023

Median HH income

$76,429

ACS 2023

Median home value

$296,400

Census self-report

Owner-occupied

86%

1,630 housing units

Bachelor's+

23%

Adults 25+

Median age

39.1

Population 5,034

Work from home

12%

of commuters

Commute 45min+

12%

of commuters

Below poverty

17.5%

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

1000 Mustang Crossing Drive, Waller, TX 77484

Waller County · 29.93°N, 96.01°W

place_of_worship

Harris Creek Church

1.6 mi · 1 within 2 mi

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