Homes for Sale/Montgomery County/Willis/Lake Breeze
Active MLS #45066127 · 55 days on market

11000 Lake Mist Lane

Willis, TX 77318
Subdivision  ·  Lake Breeze
List Price
$315,000
Baths
0
Lot
11,509 sf
County
Montgomery
Tax Rate
1.08%

Schools

§ 03
District
Elementary EDDIE RUTH LAGWAY EL A
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

143' OF TRUE OPEN-WATER FRONTAGE ON LAKE CONROE! Rare opportunity to build your custom waterfront home on one of Lake Conroe's premier open-water homesites. Tucked away at the end of a quiet cul-de-sac in the gated Lake Breeze community, this exceptional ¼+ acre lot boasts 143 feet of true open-water frontage (not a canal), delivering breathtaking panoramic lake views & direct access to the boating lifestyle Lake Conroe is known for. A newer bulkhead (2021) is already in place, while the adjacent 22-foot SJRA-owned no-build easement creates additional privacy & expanded water views. Whether you envision a luxury lakefront estate, weekend getaway, or forever home, this homesite provides the perfect canvas. Residents enjoy gated access, neighborhood boat launch, & swimming pool + park. Whether you're spending the day fishing, boating, paddle boarding, or simply enjoying the calm open water, this is your opportunity to create the Lake Conroe lifestyle you've been dreaming of. Welcome Home

Features

§ 02

Interior

Not provided

Exterior & lot

  • Cleared
  • Cul De Sac
  • Subdivision
  • Views
  • Waterfront
  • Association

Community

  • Boat Ramp
  • Controlled Access
  • Playground
  • Pool
  • Gated
  • Security Gate
  • Lake
  • Water

Property Details

§ 03 · Full MLS record

Property

Property Type Land

Rooms & Baths

Bathrooms (total) 0

Interior

Security Security Gate

Exterior

Pool Features Association
Waterfront Yes
Waterfront Features Bulkhead, Lake, Lake Front, Waterfront
View Yes
View Type Lake, Water

Lot

Lot Size (sq ft) 11,509
Lot Size (acres) 0.2642
Lot Size Source Appraiser
Lot Features Cleared, Cul De Sac, Subdivision, Views, Waterfront

Location

County Montgomery
MLS Area Major 39
MLS Area Minor Lake Conroe Area
Subdivision Lake Breeze
Postal Code 77318

Utilities

Water Source Public
Sewer Public Sewer

HOA / Association

HOA Yes
HOA Fee $825
HOA Fee Frequency Annually
HOA Name Lake Breeze HOA
Fee Includes Common Areas, Recreation Facilities
Amenities Boat Ramp, Controlled Access, Playground, Pool, Gated

Taxes, Terms & Disclosures

Tax Annual Amount $3,413 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year 2025 (county roll)
Tax Rate (est.) 1.08%
Parcel # 498221
Legal Description S654503 - LAKE BREEZE 03, BLOCK 1, LOT 48
Listing Terms Cash, Conventional
Disclosures Municipal Utility District Disclosure, Other

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
$2,175
30-YR FIXED · ADJUST ASSUMPTIONS BELOW
%
%
Principal & interest$1,891 Property tax$284 Homeowners insuranceTBD
Subtotal (P&I + Tax) $2,175
Yearly HOA fee $825

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
$825
ANNUALLY
Association nameLake Breeze HOA Management co.— Websitevisit Phone(936) 856-7036 Cert on filehoa.texas.gov
Fee includes
CommonAreas · RecreationFacilities
● Community amenities
grocery
· 0.6mi
· 1.9mi
· 1.9mi
park
· 0.9mi
· 0.9mi
Ayers Island · 1.5mi
gym
Lion’s Den Fitness · 1.9mi
Woodland Hills Fitness Center · 2.9mi
Anytime Fitness · 3.4mi
veterinary
North Pines Animal Hospital · 2.0mi
Stone Ridge Veterinary Medical Center · 3.2mi
Lakeway Animal Medical and Surgical Clinic · 3.5mi
bank
First Financial Bank · 2.6mi
Entergy Power Plant · 3.1mi
Navy Federal Credit Union ATM · 3.4mi
post_office
Lone Star Post, Pack and Parcel · 2.6mi
United States Postal Service · 4.4mi
USPS Collection Box · 4.9mi

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
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
1 comparable sale 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
Lake Breeze
TIER: SUBDIVISION
Subdivision name (MLS)Lake Breeze City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision248 Active now6 Sold (last 12 mo)4 Curated amenities60
● Year-built distribution
2010s 2 2015s 1 2020s 2

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
11000 N Lake Mist Lane, Willis, TX 77318
Montgomery County · 30.40°N, 95.55°W
grocery
—
0.6 mi · 3 within 2 mi
park
—
0.9 mi · 5 within 2 mi
gym
Lion’s Den Fitness
1.9 mi · 1 within 2 mi
veterinary
North Pines Animal Hospital
2.0 mi · 1 within 2 mi
Interactive map coming in v0.2 — currently showing schematic placement.
● Listing History
Jul 30, 2026 Listed $315,000 Lyndsie Gourley
Status change events from HAR MLS (future: full audit trail)
● Disclosures & Attribution
Listed by Lyndsie Gourley · RE/MAX Integrity
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 23, 2026.
MLS# 45066127 · LIST DATE: Jul 30, 2026 · PARCEL: 498221
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 23, 2026, 11:00 PM CDT. Properties may subsequently be sold or off-market. Equal Housing Opportunity