Schools

§ 03

District

Elementary	EDDIE RUTH LAGWAY EL	A
Middle	ROBERT P BRABHAM MIDDLE	C
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 beautiful partially wooded property is in a gated community to ensure security and has all utilities available. Ready to build your new home in The French Quarter which offers access to clubhouse, pool, hot tub, and a boat ramp. Won’t last long! Schedule your showing today!!

Features

§ 02

Interior

Not provided

Exterior & lot

Open Lot
Views

Community

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 (sq ft)	17,573
Lot Size Source	Other
Lot Features	Open Lot, Views
Additional Parcels	Yes
Additional Parcel Info	52100006800

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	French Quarter On Lake Conroe
Road Surface	Concrete
Postal Code	77318

Utilities

Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$300
HOA Fee Frequency	Quarterly
HOA Name	First Service Residential

Taxes, Terms & Disclosures

Tax Annual Amount	$2,048 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.08%
Parcel #	295531
Legal Description	FRENCH QUARTER ON LAKE CONROE 01, BLOCK 3, LOT 7
Disclosures	Municipal Utility District Disclosure

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.6100

TOTAL TAX RATE · PER $100 ASSESSED · 2025

JurisdictionFar Hills Utility District CountyMontgomery TCEQ District ID3023000 Bonded indebtedness$35,200,000 Current year rate— FetchedApr 27, 2026

● Verdict unknown

● 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 0.6100 Resolved MUD jurisdiction Far Hills Utility District Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$1,309

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,138 Property tax$171 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,309

Yearly HOA fee $1,200

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 · 5-year history

2.2752%

ALL 6 TAXING DISTRICTS · 2025 BILL

20212022202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.86%

→ stable

YearM&OI&STotal MUD rate

2021 0.3450 0.3250 0.6700

2022 0.2850 0.3550 0.6400

2023 0.3200 0.3200 0.6400

2024 0.3180 0.3200 0.6380

2025 0.3150 0.2950 0.6100

HOA & Community

§ 05

● HOA details

$300

QUARTERLY

Association nameFirst Service Residential Management co.— Website— Phone— Cert on filehoa.texas.gov

● Community amenities

grocery

· 0.8mi
· 0.9mi
· 2.0mi

park

· 0.8mi
· 0.9mi
· 0.9mi

gym

Lion’s Den Fitness · 2.0mi
Lion’s Den Fitness · 2.1mi
Woodland Hills Fitness Center · 2.8mi

veterinary

North Pines Animal Hospital · 2.1mi
North Pines Animal Hospital · 2.2mi
Stone Ridge Veterinary Medical Center · 3.2mi

bank

First Financial Bank · 2.6mi
First Financial Bank · 2.7mi
Entergy Power Plant · 3.2mi

post_office

Lone Star Post, Pack and Parcel · 2.8mi
Lone Star Post, Pack and Parcel · 2.9mi
United States Postal Service · 4.4mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

10,000 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

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

GSO Satellite

Viasat Inc

100 / 3 Mbps

GSO Satellite

HughesNet

100 / 5 Mbps

Licensed Fixed Wireless

T-Mobile

100 / 20 Mbps

● LOW LATENCY

+ 2 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

3 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

French Quarter On Lake Conroe

TIER: SUBDIVISION

Subdivision name (MLS)French Quarter On Lake Conroe City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision419 Active now10 Sold (last 12 mo)13 Curated amenities60

● Year-built distribution

2005s 4 2025s 1

Fire Protection

§ 11

Nearest station

Fire Station 7

· Conroe

Distance

1.9 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694207 · ACS 2023

Median HH income

$132,303

ACS 2023

Median home value

$495,500

Census self-report

Owner-occupied

94%

397 housing units

Bachelor's+

50%

Adults 25+

Median age

57.4

Population 887

Work from home

24%

of commuters

Commute 45min+

4%

of commuters

Below poverty

1.6%

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

10856 Bourbon Street, Willis, TX 77318

Montgomery County · 30.39°N, 95.55°W

grocery

—

0.8 mi · 4 within 2 mi

park

—

0.8 mi · 11 within 2 mi

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