Schools

§ 03

District

Elementary	MADELEY RANCH EL	B
Middle	MONTGOMERY J H	C
High	MONTGOMERY H S CCMR 85% · Grad 98%	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

Cleared and level, this 1.16-acre lot is now available in the prestigious gated community of Grand Harbor. Surrounded by custom homes, this exceptional property offers the perfect setting for your future dream home—build now or build later. Highlights include zoning to the highly rated Montgomery Independent School District, two gated neighborhood entrances for added security and peace of mind, and convenient access to shopping, dining, and everyday necessities. Community amenities for home owners include a boat ramp with access to Lake Conroe, plus a park featuring a pavilion, tennis courts, a baseball diamond, sand volleyball, basketball courts, and walking trails. If you are looking for all of this and more, this property checks every box. Love where you live!

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Interior Lot

Community

Boat Ramp
Tennis Courts
Gated
Gated With Attendant

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Interior

Security

Gated With Attendant

Lot

Lot Size (acres)	1.1600
Lot Size Source	Appraiser
Lot Features	Cleared, Interior Lot

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Grand Harbor 10
Road Surface	Asphalt
Postal Code	77356

Utilities

Water Source

Public

HOA / Association

HOA	Yes
HOA Fee	$1,600
HOA Fee Frequency	Annually
HOA Name	GRAND HARBOR POA
Fee Includes	Common Areas, Recreation Facilities
Amenities	Boat Ramp, Tennis Courts, Gated

Taxes, Terms & Disclosures

Tax Annual Amount	$1,306 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.82%
Parcel #	351929
Legal Description	S538010 - GRAND HARBOR 10, BLOCK 3, LOT 6, ACRES 1.16
Disclosures	Other

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

$1,067

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$958 Property tax$109 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,067

Yearly HOA fee $1,600

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

1.6155%

ALL 4 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.09%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.15%

→ stable

HOA & Community

§ 05

● HOA details

$1,600

ANNUALLY

Association nameGRAND HARBOR POA Management co.— Website— Phone— Cert on filepending

Fee includes

CommonAreas · RecreationFacilities

● Community amenities

park

· 0.6mi
· 0.8mi
· 1.1mi

gym

Spring Fitness Montgomery · 0.8mi
Anytime Fitness · 1.7mi
HOTWORX - Montgomery, TX - HWY 105 · 1.2mi

grocery

Kroger Marketplace · 1.0mi
Chevron Food Mart · 1.5mi
Brookshire Brothers · 1.7mi

bank

Coinstar Kiosk · 1.0mi
Simmons Bank · 1.1mi
Amegy Bank · 1.5mi

restaurant

Starbucks · 1.0mi
Taste of China · 1.0mi
Chronic Tacos · 1.0mi

coffee

Starbucks · 1.1mi
Starbucks · 1.3mi
Urban Coffee Culture · 1.7mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Tachus Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

MidSouth Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

2,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 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_LOMC1

🌡 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

Grand Harbor 10

TIER: SUBDIVISION

Subdivision name (MLS)Grand Harbor 10 City · ZIPMontgomery · 77356 CountyMontgomery Listings in subdivision113 Active now2 Sold (last 12 mo)1 Curated amenities60

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

Montgomery Fire Department Station 51

· Montgomery

Distance

1.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694303 · ACS 2023

Median HH income

$130,389

ACS 2023

Median home value

$614,900

Census self-report

Owner-occupied

77%

1,449 housing units

Bachelor's+

41%

Adults 25+

Median age

39.4

Population 3,757

Work from home

40%

of commuters

Commute 45min+

8%

of commuters

Below poverty

8.8%

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

11674 Grandview Drive, Montgomery, TX 77356

Montgomery County · 30.41°N, 95.67°W

park

—

0.6 mi · 4 within 2 mi

gym

Spring Fitness Montgomery

0.8 mi · 2 within 2 mi

grocery

Kroger Marketplace

1.0 mi · 1 within 2 mi

bank

Coinstar Kiosk

1.0 mi · 2 within 2 mi

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