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

Build your dream home on this beautiful 2-acre homesite in Republic Grand Ranch, one of the area's premier acreage communities. Surrounded by towering oak and pine trees and natural beauty, this property offers privacy, space, and the perfect setting for luxury country living. A cleared path already runs along the entire property line, making it easy to walk the lot, visualize your build, and plan future improvements. Republic Grand Ranch is known for its large wooded homesites and stunning custom estates, giving buyers the opportunity to create a private retreat with room for a custom home, shop, pool, or outdoor entertaining space. Enjoy peaceful country living while still conveniently located near I-45, Lake Conroe, Willis, and The Woodlands for shopping, dining, and recreation.

Features

§ 02

Interior

Not provided

Exterior & lot

Subdivision
Wooded
Pond On Lot

Community

Picnic Area
Park
Trails

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	2.0000
Lot Size Source	Appraiser
Lot Features	Subdivision, Wooded, Pond On Lot

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Republic Grand Ranch
Road Surface	Asphalt
Postal Code	77378

HOA / Association

HOA	Yes
HOA Fee	$495
HOA Fee Frequency	Annually
HOA Name	Goodwin
Amenities	Picnic Area, Park, Trails

Taxes, Terms & Disclosures

Tax Annual Amount	$276 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.14%
Parcel #	812801
Legal Description	REPUBLIC GRAND RANCH 10 BLK 6 LOT 52
Disclosures	Seller Disclosure

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

$1,194

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,171 Property tax$23 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,194

Yearly HOA fee $495

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

$495

ANNUALLY

Association nameGoodwin Management co.— Website— Phone— Cert on filemls-trestle

● Community amenities

place_of_worship

Center Hill Church · 1.5mi
Center Hill Church · 1.6mi
Old Waverly Church · 4.3mi

bank

ATM (ATM Link, Inc.) · 3.2mi
ATM (ATM Link, Inc.) · 3.2mi
ATM (ATM Link, Inc.) · 3.8mi

park

Royal Forest Community Area · 3.9mi
Royal Forest Community Area · 4.0mi
Royal Forest Playground · 3.9mi

gym

Majestic Youth Sports Center · 5.8mi
Majestic Youth Sports Center · 5.8mi
Throwing Fitness Inc. · 6.0mi

grocery

· 6.2mi
· 6.3mi
· 6.3mi

gas_station

Midway Shell · 6.4mi

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

Republic Grand Ranch

TIER: SUBDIVISION

Subdivision name (MLS)Republic Grand Ranch City · ZIPWillis · 77378 CountyMontgomery Listings in subdivision863 Active now169 Sold (last 12 mo)50 Curated amenities60

● Year-built distribution

2020s 4 2025s 3

Fire Protection

§ 11

Nearest station

Punkin - Evergreen Volunteer Fire Department

· New Waverly

Distance

5.5 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

11792 Inspiration Drive, Willis, TX 77378

Montgomery County · 30.48°N, 95.36°W

place_of_worship

Center Hill Church

1.5 mi · 2 within 2 mi

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