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

Lake views, quiet mornings, and room to breathe. Welcome to 11731 Oakwood Ranch Drive in Willis — a beautifully maintained 4-bedroom, 2.5-bath home on a spacious 32,670 sq ft lot. This 2,676 sq ft property backs to a peaceful lake, offering easy fishing access and stunning sunset views right from your backyard. Inside, enjoy a bright, functional layout with stylish flooring, modern finishes, and a custom accent wall that adds character. The kitchen and bathrooms feature clean, updated finishes, while the patio and open yard provide the perfect space to relax or entertain outdoors. Set in a quiet neighborhood with large homesites and plenty of privacy, this retreat still keeps you close to shopping, dining, schools, and major highways. Come experience the calm for yourself — schedule your private showing today!

Features

§ 02

Interior

Double Vanity
Entrance Foyer
High Ceilings
Kitchen Family Room Combo
Bath In Primary Bedroom
Main Level Primary
Quartz Counters
Soaking Tub
Separate Shower
Tub Shower
Three Bedrooms Up
Walk In Closets
Window Treatments
Ceiling Fans
Kitchen Dining Combo
Dishwasher
Electric Cooktop
Electric Oven

Exterior & lot

Deck
Patio
Private Yard
Subdivision
Wooded
Waterfront
None
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Smoke Detectors
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2023
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	2,676 sq ft
Living Area Source	Appraiser
Building Area Total	2,676 sq ft
Foundation	Slab
Construction	Brick, Other
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	3
Bathrooms Full	2
Bathrooms Half	1
Rooms Total	4

Interior

Interior Features	Double Vanity, Entrance Foyer, High Ceilings, Kitchen Family Room Combo, Bath In Primary Bedroom, Main Level Primary, Quartz Counters, Soaking Tub, Separate Shower, Tub Shower, Three Bedrooms Up, Walk In Closets, Window Treatments, Ceiling Fans, Kitchen Dining Combo
Flooring	Carpet, Plank, Vinyl
Appliances	Dishwasher, Electric Cooktop, Electric Oven, Disposal, Microwave
Laundry	Washer Hookup
Windows	Low Emissivity Windows, Window Coverings
Security	Smoke Detectors

Exterior

Exterior Features	Deck, Patio, Private Yard
Patio / Porch	Deck, Patio
Fencing	None
Pool Private	No
Waterfront	Yes
Waterfront Features	River Front, Waterfront

Parking & Garage

Garage Spaces	3
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.7500
Lot Size Source	Appraiser
Lot Features	Subdivision, Wooded, Waterfront

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	OAKWOOD RANCH
Postal Code	77378

Utilities

Heating	Central, Electric
Cooling	Central Air, Electric
Water Source	Public
Sewer	Septic Tank
Energy Efficient	Hvac, Insulation, Windows

HOA / Association

HOA	Yes
HOA Fee	$550
HOA Fee Frequency	Annually
HOA Name	Stoecker Corporation

Taxes, Terms & Disclosures

Tax Annual Amount	$6,189 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.29%
Parcel #	540392
Legal Description	S760800 - OAKWOOD RANCH 01, BLOCK 1, LOT 10
Listing Terms	Cash, Conventional, FHA, Investor Financing, Va Loan
Lease Considered	No
Disclosures	Seller Disclosure

Room Layout

§ 04 · 4 rooms · MLS-supplied

Main level · 1

Primary Bedroom

14x14

Second level · 3

Bedroom	11x12
Bedroom	14x11
Bedroom	11x20

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

$3,398

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,882 Property tax$516 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,398

Yearly HOA fee $550

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

$550

ANNUALLY

Association nameStoecker Corporation Management co.— Websitevisit Phone(281) 698-7808 Cert on filehoa.texas.gov;tx_comptroller

● Community amenities

bank

ATM (ATM Link, Inc.) · 1.7mi
ATM (ATM Link, Inc.) · 2.7mi
First Financial Bank · 6.5mi

place_of_worship

Center Hill Church · 1.8mi
Old Waverly Church · 3.1mi
Pine Grove Missionary Church · 3.8mi

park

Royal Forest Community Area · 5.4mi
Royal Forest Playground · 5.4mi
· 5.5mi

library

New Waverly Public Library · 6.1mi
· 6.4mi
R.F. Meador Branch Library · 8.1mi

restaurant

Waverly House · 6.4mi
Subway · 8.1mi
Church's Chicken · 7.8mi

veterinary

Veterinary Hospital of New Waverly · 6.8mi
Van Wagner Steve DVM · 6.7mi
Kim VanWagner, D.V.M. · 6.8mi

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

4 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

Oakwood Ranch

TIER: SUBDIVISION

Subdivision name (MLS)Oakwood Ranch City · ZIPWillis · 77378 CountyMontgomery Listings in subdivision151 Active now1 Sold (last 12 mo)0 Curated amenities51

● Year-built distribution

2020s 1

Fire Protection

§ 11

Nearest station

Punkin - Evergreen Volunteer Fire Department

· New Waverly

Distance

5.7 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

11731 Oakwood Ranch Drive, Willis, TX 77378

Montgomery County · 30.50°N, 95.38°W

bank

ATM (ATM Link, Inc.)

1.7 mi · 1 within 2 mi

place_of_worship

Center Hill Church

1.8 mi · 1 within 2 mi

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