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

Beautiful 4-bedroom, 3-bath home in Clear View Estates surrounded by Lake Conroe and just minutes from the water. This move-in ready home features high ceilings, luxury vinyl plank flooring, and a bright open-concept layout perfect for entertaining and everyday living. The kitchen offers granite countertops, bright white cabinetry, and modern updated hardware for a fresh, clean look. The primary suite and a secondary bedroom are located on the first floor, ideal for guests or a home office. Upstairs features two additional bedrooms and a spacious game room, providing flexible space for a media room, playroom, or additional living area. Enjoy outdoor living in the fenced backyard with a covered patio, perfect for relaxing or weekend gatherings. The community offers a dog park and convenient access to Lake Conroe. Zoned to Willis ISD.

Features

§ 02

Interior

Breakfast Bar
Double Vanity
En Suite Bathroom
High Ceilings
Kitchen Island
Kitchen Family Room Combo
Main Level Primary
Pantry
Soaking Tub
Separate Shower
Two Bedrooms Up
Tub Shower
Walk In Closets
Ceiling Fans
Programmable Thermostat
Dishwasher
Electric Oven
Disposal

Exterior & lot

Covered Patio
Fence
Patio
Subdivision
Back Yard
Covered
Deck
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Dog Park
Smoke Detectors
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2022
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	2,051 sq ft
Living Area Source	Appraiser
Building Area Total	2,051 sq ft
Foundation	Slab
Construction	Brick, Cement Siding, Stone
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	3
Bathrooms Full	3
Bathrooms Half	0
Rooms Total	8

Interior

Interior Features	Breakfast Bar, Double Vanity, En Suite Bathroom, High Ceilings, Kitchen Island, Kitchen Family Room Combo, Main Level Primary, Pantry, Soaking Tub, Separate Shower, Two Bedrooms Up, Tub Shower, Walk In Closets, Ceiling Fans, Programmable Thermostat
Flooring	Carpet, Plank, Tile, Vinyl
Appliances	Dishwasher, Electric Oven, Disposal, Gas Range, Microwave, Dryer, Refrigerator
Laundry	Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup
Security	Smoke Detectors

Exterior

Exterior Features	Covered Patio, Fence, Patio
Patio / Porch	Covered, Deck, Patio
Fencing	Back Yard
Pool Private	No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (sq ft)	6,142
Lot Size (acres)	0.1410
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Clear View Estates
Road Surface	Concrete
Postal Code	77318

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer
Energy Efficient	Hvac, Thermostat

HOA / Association

HOA	Yes
HOA Fee	$480
HOA Fee Frequency	Annually
HOA Name	IMC Management Co
Fee Includes	Other
Amenities	Dog Park

Taxes, Terms & Disclosures

Tax Annual Amount	$5,655 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.53%
Parcel #	494114
Legal Description	S343400 - CLEAR VIEW ESTATES, BLOCK 4, LOT 4
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No

Room Layout

§ 04 · 8 rooms · MLS-supplied

Main level · 5

Living Room	18x16
Breakfast Room Nook	8x10
Kitchen	16x12
Primary Bedroom	20x18
Bedroom	14x12

Second level · 3

Bedroom	12x12
Bedroom	14x12
Game Room	24x18

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

$2,693

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,222 Property tax$471 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,693

Yearly HOA fee $480

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

$480

ANNUALLY

Association nameIMC Management Co Management co.— Websitevisit Phone(936) 701-5333 Cert on filetx_comptroller

Fee includes

Other

● Community amenities

grocery

· 0.5mi
· 0.5mi
· 1.7mi

park

· 0.9mi
· 1.0mi
· 1.0mi

gym

Lion’s Den Fitness · 1.7mi
Lion’s Den Fitness · 1.7mi
Woodland Hills Fitness Center · 2.9mi

veterinary

North Pines Animal Hospital · 1.8mi
North Pines Animal Hospital · 1.8mi
Stone Ridge Veterinary Medical Center · 3.1mi

post_office

Lone Star Post, Pack and Parcel · 2.5mi
Lone Star Post, Pack and Parcel · 2.5mi
United States Postal Service · 4.3mi

bank

First Financial Bank · 2.5mi
First Financial Bank · 2.6mi
Entergy Power Plant · 2.9mi

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

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

Clear View Estates

TIER: SUBDIVISION

Subdivision name (MLS)Clear View Estates City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision390 Active now16 Sold (last 12 mo)6 Curated amenities60

● Year-built distribution

2020s 10 2025s 6

Fire Protection

§ 11

Nearest station

Fire Station 7

· Conroe

Distance

2.1 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

11208 Danny Lane, Willis, TX 77318

Montgomery County · 30.40°N, 95.55°W

grocery

—

0.5 mi · 6 within 2 mi

park

—

0.9 mi · 10 within 2 mi

gym

Lion’s Den Fitness

1.7 mi · 2 within 2 mi

veterinary

North Pines Animal Hospital

1.8 mi · 2 within 2 mi

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