Homes for Sale/Montgomery County/Willis/Walnut Cove 01
Active MLS #91250722 · 125 days on market

10176 Barberry Street

Willis, TX 77318
Subdivision  ·  Walnut Cove 01
List Price
$159,990
$118/SF
Beds
3
Baths
3
Sq Ft
1,355
Built
2025
Lot
0.05 ac
Garage
0-car
County
Montgomery
Tax Rate
0.13%

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

This charming home in the Walnut Cove community offers a thoughtful layout featuring 3 bedrooms and 2.5 bathrooms across 1,355 square feet of living space. The interior shines with an open-concept design and soaring 10-foot ceilings, anchored by a modern kitchen equipped with Samsung stainless steel appliances and a functional island. Situated on a manageable 2,100 square foot lot, the residence includes high-performance energy features like Low-E windows and a radiant attic barrier. Residents enjoy access to neighborhood amenities including a pool and Lake Conroe boat launch. This move-in-ready property combines stylish finishes with a prime Willis location.

Features

§ 02

Interior

  • All Bedrooms Up
  • En Suite Bathroom
  • Granite Counters
  • High Ceilings
  • Kitchen Island
  • Kitchen Family Room Combo
  • Bath In Primary Bedroom
  • Pantry
  • Split Bedrooms
  • Tub Shower
  • Walk In Pantry
  • Walk In Closets
  • Window Treatments
  • Programmable Thermostat
  • Convection Oven
  • Dishwasher
  • Electric Cooktop
  • Electric Oven

Exterior & lot

  • Subdivision
  • Roof: Composition
  • Foundation: Slab
  • None

Community

  • Smoke Detectors
  • Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type Residential
Property Sub Type Detached
Architectural Style Traditional
Year Built 2025
Year Built Source Builder
New Construction No
Builder Name Starter Homes of Texas

Building

Stories 2
Levels Two,MultiSplit
Living Area 1,355 sq ft
Living Area Source Builder
Building Area Total 1,355 sq ft
Foundation Slab
Construction Brick
Roof Composition

Rooms & Baths

Bedrooms 3
Bathrooms (total) 3
Bathrooms Full 2
Bathrooms Half 1
Rooms Total 7

Interior

Interior Features All Bedrooms Up, En Suite Bathroom, Granite Counters, High Ceilings, Kitchen Island, Kitchen Family Room Combo, Bath In Primary Bedroom, Pantry, Split Bedrooms, Tub Shower, Walk In Pantry, Walk In Closets, Window Treatments, Programmable Thermostat
Flooring Carpet, Plank, Vinyl
Appliances Convection Oven, Dishwasher, Electric Cooktop, Electric Oven, Electric Range, Free Standing Range, Microwave, Oven, Dryer, Refrigerator
Laundry Washer Hookup, Electric Dryer Hookup
Windows Low Emissivity Windows, Window Coverings
Security Smoke Detectors

Exterior

Pool Private No

Parking & Garage

Garage Spaces 0
Parking Features None

Lot

Lot Size (acres) 0.0482
Lot Size Source Appraiser
Lot Features Subdivision

Location

County Montgomery
MLS Area Major 39
MLS Area Minor Lake Conroe Area
Subdivision Walnut Cove 01
Postal Code 77318

Utilities

Heating Central, Electric
Cooling Central Air, Electric
Water Source Public
Sewer Public Sewer
Energy Efficient Radiant Attic Barrier, Doors, Exposure Shade, Hvac, Insulation, Lighting, Thermostat, Windows

HOA / Association

HOA Yes
HOA Fee $91
HOA Fee Frequency Quarterly
HOA Name Walnut Cove POA

Taxes, Terms & Disclosures

Tax Annual Amount $211
Tax Year 2024
Tax Rate (est.) 0.13%
Parcel # 9462-01-32600
Legal Description WALNUT COVE 01, BLOCK 7, LOT 13
Listing Terms Cash, Conventional, FHA, Usda Loan, Va Loan
Lease Considered No

Room Layout

§ 04 · 7 rooms · MLS-supplied

Main level · 4

Kitchen 14.8 x 9.0
Dining Room 14.8 x 8.0
Living Room 14.8 x 11.5
Utility Room 10.10 x 5.10

Second level · 3

Primary Bedroom 12.8 x 10.11
Bedroom 10.9 x 9.8
Bedroom 10.0 x 9.5

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
$979
30-YR FIXED · ADJUST ASSUMPTIONS BELOW
%
%
Principal & interest$961 Property tax$18 Homeowners insuranceTBD
Subtotal (P&I + Tax) $979
Yearly HOA fee $364

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
$91
QUARTERLY
Association nameWalnut Cove POA Management co. Website Phone Cert on filepending
● Community amenities
daycare
Elite Nannies · 0.5mi
A Touch Of Love ChildCare · 3.4mi
Kid's World Learning Center · 3.6mi
bank
Entergy Power Plant · 2.1mi
Circle K ATM · 2.7mi
First Financial Bank · 3.3mi
veterinary
North Pines Animal Hospital · 2.3mi
Stone Ridge Veterinary Medical Center · 3.6mi
Lakeway Animal Medical and Surgical Clinic · 3.9mi
gym
Lion’s Den Fitness · 2.4mi
Anytime Fitness · 3.7mi
Woodland Hills Fitness Center · 4.8mi
grocery
· 2.4mi
· 2.4mi
Circle K · 2.7mi
post_office
Lone Star Post, Pack and Parcel · 2.7mi
United States Postal Service · 3.9mi
USPS Collection Box · 6.0mi

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
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
Walnut Cove 01
TIER: SUBDIVISION
Subdivision name (MLS)Walnut Cove 01 City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision824 Active now21 Sold (last 12 mo)11 Curated amenities60
● Year-built distribution
1980s 1 1985s 1 1990s 1 1995s 4 2015s 1 2020s 5 2025s 6

Fire Protection

§ 11
Nearest station
North Montgomery County Fire Department Station 96
· Willis
Distance
1.1 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
10176 Barberry Street, Willis, TX 77318
Montgomery County · 30.46°N, 95.54°W
daycare
Elite Nannies
0.5 mi · 1 within 2 mi
Interactive map coming in v0.2 — currently showing schematic placement.
● Listing History
May 22, 2026 Listed $159,990 Steven Franco
Dec 31, 2024 Built
Status change events from HAR MLS (future: full audit trail)
● Disclosures & Attribution
Listed by Steven Franco · Real Broker, LLC
Data provided by Houston Realtors Information Service (HAR MLS). Information deemed reliable but not guaranteed. All measurements, square footage, and school assignments should be independently verified. HAR MLS content last updated Sep 18, 2026.
MLS# 91250722 · LIST DATE: May 22, 2026 · PARCEL: 9462-01-32600
R
EHO
REALTOR® · Equal Housing Opportunity
HAR.com Copyright © 2026, Houston Realtors Information Service, Inc. Deemed reliable, not guaranteed — independently verify. HARMLS last updated Sep 24, 2026, 2:49 AM CDT. Properties may subsequently be sold or off-market. Equal Housing Opportunity