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

WATERFRONT WITH QUICK ACCESS TO LAKE CONROE. BEAUTIFUL ONE-STORY HOME with multiple recent UPGRADES. NEW AC and Heater installed in the last two weeks. Covered Boat Dock with a boat lift. Great patio sitting area near the water with a hot tub. Meticulously maintained 3 bedrooms, 3 Full baths, home office, PLUS garage bonus room that is multi-functional. Bonus room (adds 372 sq ft) and offers endless possibilities for hobbies and space for entertainment A great feature is large laundry accessed from primary bedroom. Major updates also include 2020 roof and recent baths and kitchen! Resort-style backyard. Situated on almost 1/2 acre with beautiful trees and beautiful front yard. Added features include an oversized garage considered a 2 and 1/2 Car garage. Gas stovetop and electric range with granite countertops.This property offers stunning sunset views. This is beautiful updated one story home great for entertaining, relaxing, and making unforgettable memories.

Features

§ 02

Interior

All Bedrooms Down
Pantry
Ceiling Fans
Dishwasher
Electric Range
Gas Cooktop
Disposal
Carpet
Tile
Heat: Central
Heat: Gas
Cool: Central Air
Cool: Electric

Exterior & lot

Covered Patio
Fence
Patio
Private Yard
Subdivision
Waterfront
Back Yard
Covered
Deck
Roof: Composition
Foundation: Pillar Post Pier
Foundation: Slab
Additional Parking
Attached
Boat
Garage
Garage Door Opener

Community

Basketball Court
Park
Tennis Courts
Controlled Access
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2003
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	2,663 sq ft
Living Area Source	Owner
Building Area Total	2,663 sq ft
Foundation	Pillar Post Pier, Slab
Construction	Brick
Roof	Composition

Rooms & Baths

Bedrooms	3
Bathrooms (total)	3
Bathrooms Full	3
Bathrooms Half	0
Rooms Total	8
Fireplaces	1
Fireplace Features	Gas Log

Interior

Interior Features	All Bedrooms Down, Pantry, Ceiling Fans
Flooring	Carpet, Tile
Appliances	Dishwasher, Electric Range, Gas Cooktop, Disposal
Security	Controlled Access

Exterior

Exterior Features	Covered Patio, Fence, Patio, Private Yard
Patio / Porch	Covered, Deck, Patio
Fencing	Back Yard
Pool Private	No
Waterfront	Yes
Waterfront Features	Boat Dock Slip, Bulkhead, Boat Ramp Lift Access, Canal Front, Waterfront

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Additional Parking, Attached, Boat, Garage, Garage Door Opener

Lot

Lot Size (sq ft)	26,528
Lot Size (acres)	0.6090
Lot Size Source	Appraiser
Lot Features	Subdivision, Waterfront
Direction Faces	East

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Grand Harbor 01
Postal Code	77356

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Other
Sewer	Other, Septic Tank

HOA / Association

HOA	Yes
HOA Fee	$1,600
HOA Fee Frequency	Annually
HOA Name	Grand Harbor POA
Amenities	Basketball Court, Park, Tennis Courts

Taxes, Terms & Disclosures

Tax Annual Amount	$8,078
Tax Year	2025
Tax Rate (est.)	1.08%
Parcel #	272662
Legal Description	GRAND HARBOR 01, BLOCK 2, LOT 6
Lease Considered	No

Room Layout

§ 04 · 8 rooms · MLS-supplied

Main level · 7

Primary Bedroom	12x19
Bedroom	10x11
Bedroom	10x11
Breakfast Room Nook	12x12
Family Room	21x22
Kitchen	10x14
Office	13x11

Second level · 1

Bonus Room

20x18

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

$5,170

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$4,497 Property tax$673 Homeowners insuranceTBD

Subtotal (P&I + Tax) $5,170

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

● Community amenities

grocery

Chevron Food Mart · 1.4mi
Kroger Marketplace · 2.1mi
Walmart Supercenter · 2.5mi

gas_station

Chevron Food Mart · 1.5mi
Kroger · 2.2mi

gym

Spring Fitness Montgomery · 1.5mi
Phantom Cheer · 2.1mi
Pickleball Hideout LLC · 2.2mi

park

· 1.5mi
· 1.8mi
· 1.7mi

coffee

Starbucks · 2.1mi
Starbucks · 2.3mi

bank

Coinstar Kiosk · 2.1mi
Simmons Bank · 2.2mi
PNC Bank · 2.4mi

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_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

3 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

GRAND HARBOR 01

TIER: SUBDIVISION

Subdivision name (MLS)GRAND HARBOR 01 City · ZIPMontgomery · 77356 CountyMontgomery Listings in subdivision184 Active now3 Sold (last 12 mo)1 Curated amenities60

● Year-built distribution

2000s 3

Fire Protection

§ 11

Nearest station

Montgomery Fire Department Station 55

· Montgomery

Distance

1.9 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

11852 Grand Harbor Boulevard, Montgomery, TX 77356

Montgomery County · 30.42°N, 95.66°W

grocery

Chevron Food Mart

1.4 mi · 1 within 2 mi

gas_station

Chevron Food Mart

1.5 mi · 1 within 2 mi

gym

Spring Fitness Montgomery

1.5 mi · 1 within 2 mi

park

—

1.5 mi · 3 within 2 mi

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