Schools

§ 03

District

Elementary	W LLOYD MEADOR EL	B
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 1/4 acre Lot is Perfect for you to Build your New Custom Home in the Resort Community of Point Aquarius on Lake Conroe. This lot backs up to a reserve, it is 11,310 sq. ft., .26 Ac., Wide, Deep, Level and Partially cleared. The property’s tranquil setting with water views provide the ideal backdrop to capture breathtaking sunsets just moments from the water and all the community amenities. Enjoy resort-style living with access to a private marina, sparkling pools, clubhouse, and scenic walking areas—all within this vibrant, well-maintained neighborhood. Whether you’re dreaming of a weekend escape or a full-time home, this property presents a rare opportunity to build your custom home in one of Lake Conroe’s most sought-after communities. Come Enjoy the Resort Lifestyle at Lake Conroe.

Features

§ 02

Interior

Not provided

Exterior & lot

Level
Subdivision
Views
Association

Community

Basketball Court
Marina
Boat Ramp
Clubhouse
Controlled Access
Sport Court
Dog Park
Picnic Area
Playground
Pickleball
Park
Pool
Security
Tennis Courts
Trash
Guard
Lake
Water

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Pool Features	Association
Waterfront Features	Boat Ramp Lift Access
View	Yes
View Type	Lake, Water

Lot

Lot Size (acres)	0.2597
Lot Size Source	Appraiser
Lot Features	Level, Subdivision, Views

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Point Aquarius 03
Road Surface	Concrete
Postal Code	77318

Utilities

Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$1,400
HOA Fee Frequency	Annually
HOA Name	Point Aquarius HOA
Fee Includes	Clubhouse, Common Areas, Recreation Facilities
Amenities	Basketball Court, Marina, Boat Ramp, Clubhouse, Controlled Access, Sport Court, Dog Park, Picnic Area, Playground, Pickleball, Park, Pool, Security, Tennis Courts, Trash, Guard

Taxes, Terms & Disclosures

Tax Annual Amount	$1,470 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.34%
Parcel #	141626
Legal Description	POINT AQUARIUS 03, BLOCK 4, LOT 19
Listing Terms	Cash, Conventional
Disclosures	Other

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.5100

TOTAL TAX RATE · PER $100 ASSESSED · latest on file

JurisdictionPoint Aquarius MUD CountyMontgomery TCEQ District ID7112000 Bonded indebtedness$21,000,000 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 0.5100 Resolved MUD jurisdiction Point Aquarius MUD Match confidence 79%

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$784

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$661 Property tax$123 Homeowners insuranceTBD

Subtotal (P&I + Tax) $784

Yearly HOA fee $1,400

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

2.1752%

ALL 6 TAXING DISTRICTS · 2025 BILL

20212022202320242025

MUD

0.51%

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

YearM&OI&STotal MUD rate

2021 0.3500 0.0800 0.4300

2022 0.3200 0.1100 0.4300

2023 0.3000 0.1300 0.4300

2024 0.2930 0.1835 0.4765

2025 0.3353 0.1747 0.5100

HOA & Community

§ 05

● HOA details

$1,400

ANNUALLY

Association namePoint Aquarius HOA Management co.— Website— Phone— Cert on filepending

Fee includes

Clubhouse · CommonAreas · RecreationFacilities

● Community amenities

post_office

Lone Star Post, Pack and Parcel · 1.0mi
USPS Collection Box · 2.8mi
Dr. James Field · 6.0mi

park

· 1.1mi
· 2.5mi
· 2.5mi

grocery

· 2.1mi
24 Seven · 4.6mi
· 2.4mi

restaurant

· 2.1mi
Conroe Lake House · 4.4mi
McDonald's · 4.5mi

veterinary

North Pines Animal Hospital · 2.1mi
Shults Erin · 4.5mi
Spring Hill Animal Hospital · 4.6mi

gym

Lion’s Den Fitness · 2.3mi
pool · 2.8mi
April Sound Country Club · 3.9mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

1,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Tachus Fiber Internet

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 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

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

GSO Satellite

HughesNet

100 / 5 Mbps

+ 3 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

Point Aquarius 03

TIER: SUBDIVISION

Subdivision name (MLS)Point Aquarius 03 City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision145 Active now2 Sold (last 12 mo)4 Curated amenities60

● Year-built distribution

1990s 1

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

1.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694210 · ACS 2023

Median HH income

$147,054

ACS 2023

Median home value

$441,100

Census self-report

Owner-occupied

99%

854 housing units

Bachelor's+

43%

Adults 25+

Median age

51.3

Population 2,195

Work from home

10%

of commuters

Commute 45min+

3%

of commuters

Below poverty

6.5%

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

11737 Sagittarius, Willis, TX 77318

Montgomery County · 30.42°N, 95.58°W

post_office

Lone Star Post, Pack and Parcel

1.0 mi · 1 within 2 mi

park

—

1.1 mi · 1 within 2 mi

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