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

This stunning one-story home offers 2,617 sq ft with 4 bedrooms, 3 full baths, study, and a 3-car tandem garage with 8-ft doors. The open layout boasts high ceilings, crown molding, and a formal dining room. The kitchen features double-stacked cabinets, granite countertops, a custom backsplash, built-in stainless steel appliances, all open to a spacious family room. Laminate wood flooring throughout main areas, with carpet in the bedrooms. The private primary suite includes a sunken shower, soaking tub, and dual sinks. Bedroom 4 offers a nearby full bath—ideal for guests or in-laws. Includes a large covered patio, sprinkler system, propane, USB/media outlets, and more. Willis ISD, low taxes, 10 minutes to I-45 & Lake Conroe! Don’t miss your chance—call today!

Features

§ 02

Interior

All Bedrooms Down
Crown Molding
Double Vanity
En Suite Bathroom
Full Bath On Main Level
Granite Counters
High Ceilings
Kitchen Island
Main Level Primary
Soaking Tub
Separate Shower
Tub Shower
Walk In Pantry
Walk In Closets
Ceiling Fans
Programmable Thermostat
Dishwasher
Electric Oven

Exterior & lot

Covered Patio
Sprinkler Irrigation
Patio
Private Yard
Subdivision
Covered
Deck
Roof: Composition
Foundation: Slab
Attached
Garage
Tandem

Community

Prewired
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2025
Year Built Source	Builder
New Construction	Yes
Property Condition	New Construction
Builder Name	Kendall Homes

Building

Stories	1
Levels	One
Living Area	2,617 sq ft
Living Area Source	Builder
Building Area Total	2,617 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	11

Interior

Interior Features	All Bedrooms Down, Crown Molding, Double Vanity, En Suite Bathroom, Full Bath On Main Level, Granite Counters, High Ceilings, Kitchen Island, Main Level Primary, Soaking Tub, Separate Shower, Tub Shower, Walk In Pantry, Walk In Closets, Ceiling Fans, Programmable Thermostat
Flooring	Carpet, Laminate
Appliances	Dishwasher, Electric Oven, Gas Cooktop, Disposal, Microwave
Laundry	Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup
Windows	Low Emissivity Windows
Security	Prewired

Exterior

Exterior Features	Covered Patio, Sprinkler Irrigation, Patio, Private Yard
Patio / Porch	Covered, Deck, Patio
Pool Private	No

Parking & Garage

Garage Spaces	3
Attached Garage	Yes
Parking Features	Attached, Garage, Tandem

Lot

Lot Size (acres)	0.9340
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Oakwood Ranch
Postal Code	77378

Utilities

Heating	Propane
Cooling	Central Air, Electric
Water Source	Public
Sewer	Septic Tank
Energy Efficient	Radiant Attic Barrier, Hvac, Thermostat, Windows

HOA / Association

HOA	Yes
HOA Fee	$550
HOA Fee Frequency	Annually
HOA Name	IMC Property Mgmt

Taxes, Terms & Disclosures

Tax Annual Amount	$1,291 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.25%
Parcel #	801399
Legal Description	Oakwood Ranch 02 BLK 2 LOT 4
Listing Terms	Cash, Conventional, FHA, Usda Loan, Va Loan
Lease Considered	No
Disclosures	None

Room Layout

§ 04 · 11 rooms · MLS-supplied

Main level · 11

Family Room	26 x 17
Dining Room	13 x 11
Kitchen	14 x 11
Breakfast Room Nook	11 x 11
Primary Bedroom	17 x 16
Primary Bathroom	—
Bedroom	13 x 11
Bedroom	12 x 11
Bedroom	12 x 12
Office	12 x 11
Utility Room	8 x 7

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

$3,266

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,158 Property tax$108 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,266

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 nameIMC Property Mgmt 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

6 comparable sales nearby · sold median $201/SFAddress-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 now5 Sold (last 12 mo)20 Curated amenities51

● Year-built distribution

2020s 1 2025s 4

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

11772 Oakwood Ranch, 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.