Schools

§ 03

District

Elementary	EDWARD B CANNAN 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

Welcome to 11546 White Oak Hills Blvd, a freshly renovated four-bedroom, two-bath manufactured home offering comfortable country living in Willis. Set on a spacious 1.04 acre lot, fully fenced property, this new listing blends practical updates, generous outdoor areas, and an appealing price point for buyers seeking room to live, work, and unwind. A new metal roof and updated PEX plumbing provide valuable peace of mind, while the refreshed interior creates a clean, inviting setting ready for your personal style. The flexible four-bedroom layout offers space for family, guests, a home office, or hobbies, with two full bathrooms supporting everyday convenience. The new 24x30 shop is perfect for your boat, work, or storage. 2 new carports ensure that your vehicle will be protected from the Texas elements. Just 25 minutes to lake Conroe, 10 minutes to new waverly, 1hr to Houston. Don’t miss out on this one! Schedule your viewing TODAY.

Features

§ 02

Interior

All Bedrooms Down
Kitchen Family Room Combo
Laminate Counters
Main Level Primary
Pantry
Split Bedrooms
Tub Shower
Walk In Pantry
Walk In Closets
Ceiling Fans
Programmable Thermostat
Dishwasher
Electric Oven
Electric Range
Microwave
Laminate
Heat: Central
Heat: Electric

Exterior & lot

Covered Patio
Deck
Fully Fenced
Fence
Patio
Private Yard
Storage
Other
Back Yard
Covered
Roof: Metal
Foundation: Block
Attached Carport
Additional Parking
Boat
Detached Carport
Detached
Garage

Community

Security Gate
Smoke Detectors
Style: Traditional
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	Traditional, Manufactured Home
Year Built	1995
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,800 sq ft
Living Area Source	Owner
Building Area Total	1,800 sq ft
Foundation	Block
Construction	Cement Siding, Wood Siding
Roof	Metal

Rooms & Baths

Bedrooms	4
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	8

Interior

Interior Features	All Bedrooms Down, Kitchen Family Room Combo, Laminate Counters, Main Level Primary, Pantry, Split Bedrooms, Tub Shower, Walk In Pantry, Walk In Closets, Ceiling Fans, Programmable Thermostat
Flooring	Laminate
Appliances	Dishwasher, Electric Oven, Electric Range, Microwave
Laundry	Washer Hookup, Electric Dryer Hookup
Security	Security Gate, Smoke Detectors

Exterior

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

Parking & Garage

Garage Spaces	4
Attached Garage	No
Carport Spaces	4
Parking Features	Attached Carport, Additional Parking, Boat, Detached Carport, Detached, Garage, Oversized, Rv Access Parking

Lot

Lot Size (acres)	1.0386
Lot Size Source	Appraiser
Lot Features	Other
Direction Faces	Northeast

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	White Oak Hills 01
Road Surface	Asphalt
Postal Code	77378

Utilities

Heating	Central, Electric
Cooling	Central Air, Electric
Sewer	Aerobic Septic, Septic Tank
Energy Efficient	Thermostat

Taxes, Terms & Disclosures

Tax Annual Amount	$1,235 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.41%
Parcel #	255892
Legal Description	S952200 - WHITE OAK HILLS 01, BLOCK 1, LOT 11, SERIAL AH0296
Listing Terms	Cash, Conventional, Va Loan
Lease Considered	No

Room Layout

§ 04 · 8 rooms · MLS-supplied

Main level · 8

Primary Bedroom	13x15
Bedroom	10x13
Bedroom	10x13
Bedroom	10x9
Living Room	21x13
Kitchen	12x13
Dining Room	12x13
Utility Room	8x8

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

$1,898

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,795 Property tax$103 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,898

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

—

ANNUAL

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

● Community amenities

place_of_worship

Center Hill Church · 1.4mi
Old Waverly Church · 3.6mi
Pine Grove Missionary Church · 4.2mi

bank

ATM (ATM Link, Inc.) · 2.2mi
ATM (ATM Link, Inc.) · 3.1mi
Athena Bitcoin ATM · 7.2mi

park

Royal Forest Community Area · 4.8mi
Royal Forest Playground · 4.9mi
· 5.1mi

library

New Waverly Public Library · 6.2mi
· 6.6mi
R.F. Meador Branch Library · 7.7mi

gym

Majestic Youth Sports Center · 6.6mi
Throwing Fitness Inc. · 6.9mi
Anytime Fitness · 8.3mi

gas_station

Shell · 6.6mi

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

Frontier

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 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

Copper

Consolidated Communications

250 / 40 Mbps

● LOW LATENCY

+ 6 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

WHITE OAK HILLS 01

TIER: SUBDIVISION

Subdivision name (MLS)WHITE OAK HILLS 01 City · ZIPWillis · 77378 CountyMontgomery Listings in subdivision75 Active now1 Sold (last 12 mo)1 Curated amenities51

● Year-built distribution

1995s 1

Fire Protection

§ 11

Nearest station

Punkin - Evergreen Volunteer Fire Department

· New Waverly

Distance

6.2 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694107 · ACS 2023

Median HH income

$124,554

ACS 2023

Median home value

$340,400

Census self-report

Owner-occupied

94%

1,479 housing units

Bachelor's+

14%

Adults 25+

Median age

45.6

Population 3,895

Work from home

1%

of commuters

Commute 45min+

13%

of commuters

Below poverty

4.5%

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

11546 White Oak Hills Boulevard, Willis, TX 77378

Montgomery County · 30.49°N, 95.39°W

place_of_worship

Center Hill Church

1.4 mi · 1 within 2 mi

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