Schools

§ 03

District

Elementary	FREEPORT EL	C
Middle	O'HARA LANIER MIDDLE	N/R
High	BRAZOSPORT H S CCMR 78% · Grad 93%	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

Tortuga Sands Beach is a new development on Follet's Island with two full acre lots having unobstructed views of the beach and bay to create your island dream home. Houses will have east, west positioning facing the beach. The developer is offering a luxury styled house ready to enjoy the beach vibe with 14" open extended front deck and 14' covered deck wrapping to a 14' back deck and grill area with bay sunset views, Hughes elevator, 2x6 exterior framing, spray foam, aluminum roof, gas range, electric fireplace, shutters on doors with many other custom features. The property is close to San Luis Pass and minutes to Galveston, Cold Pass at the back and facing the Gulf of America. Next to The Bluewater Drift restaurant and bar at Bluewater RV Park, 8-12 miles from many other restaurants towards Galveston or Surfside. Miles of beach drivable for shelling, bird watching and fishing. A custom Rainy pool can be added to the price if desired.

Features

§ 02

Interior

Crown Molding
Double Vanity
Elevator
Elevator Shaft
High Ceilings
Kitchen Island
Kitchen Family Room Combo
Pantry
Self Closing Cabinet Doors
Self Closing Drawers
Tub Shower
Wired For Sound
Ceiling Fans
Kitchen Dining Combo
Programmable Thermostat
Dishwasher
Gas Range
Microwave

Exterior & lot

Balcony
Covered Patio
Deck
Outdoor Kitchen
Patio
Cleared
Views
Covered
Roof: Metal
In Ground

Community

Bay
Beach
Gulf
Water
Style: Other

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Other
New Construction	Yes
Property Condition	Under Construction
Builder Name	Speich Custom Homes

Building

Stories	2
Levels	Two
Living Area	3,431 sq ft
Living Area Source	Builder
Building Area Total	3,431 sq ft
Construction	Cement Siding
Roof	Metal

Rooms & Baths

Bedrooms	5
Bathrooms (total)	6
Bathrooms Full	5
Bathrooms Half	1
Rooms Total	8
Fireplaces	2
Fireplace Features	Electric

Interior

Interior Features	Crown Molding, Double Vanity, Elevator, Elevator Shaft, High Ceilings, Kitchen Island, Kitchen Family Room Combo, Pantry, Self Closing Cabinet Doors, Self Closing Drawers, Tub Shower, Wired For Sound, Ceiling Fans, Kitchen Dining Combo, Programmable Thermostat
Flooring	Plank, Vinyl
Appliances	Dishwasher, Gas Range, Microwave, Energy Star Qualified Appliances, Refrigerator
Laundry	Washer Hookup, Electric Dryer Hookup
Windows	Storm Windows

Exterior

Exterior Features	Balcony, Covered Patio, Deck, Outdoor Kitchen, Patio
Patio / Porch	Balcony, Covered, Deck, Patio
Pool Private	Yes
Pool Features	In Ground
View	Yes
View Type	Bay, Beach, Gulf, Water

Lot

Lot Size (acres)	2.0000
Lot Size Source	Appraiser
Lot Features	Cleared, Views
Direction Faces	East

Location

County	Brazoria
MLS Area Major	5
MLS Area Minor	Surfside
Subdivision	Tortuga Sands Beach
Road Surface	Concrete,Gravel
Postal Code	77541

Utilities

Heating	Central, Electric
Cooling	Central Air, Electric
Water Source	Well
Sewer	Aerobic Septic
Energy Efficient	Appliances, Hvac, Insulation, Lighting, Thermostat

Taxes, Terms & Disclosures

Tax Annual Amount	$2,145
Tax Year	2025
Tax Rate (est.)	0.14%
Parcel #	8031-0001-014
Legal Description	Tortuga Sands Beach A0029 SF Austin Blk 1 lot 14
Listing Terms	Cash, Conventional
Lease Considered	No
Disclosures	Other

Room Layout

§ 04 · 8 rooms · MLS-supplied

Main level · 4

Primary Bedroom	15x15
Bedroom	13.9x11
Bedroom	13x16.9
Bedroom	14x11.5

Second level · 4

Primary Bedroom	15.10x13
Living Room	20x19.5
Dining Room	12x14.2
Kitchen	14x16

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 Velasco Drainage District Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$9,180

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$9,001 Property tax$179 Homeowners insuranceTBD

Subtotal (P&I + Tax) $9,180

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

1.5600%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

—

→ stable

City

—

→ stable

County

0.26%

→ stable

Other districts

1.30%

→ stable

HOA & Community

§ 05

No HOA on recordIf this is an HOA property, details are not yet loaded. Full cert available on request.

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok
Top fiber: AT&T

Fiber / DSL

AT&T

Speeds per provider

Cable

Xfinity

Speeds per provider

Fixed Wireless

Rise Broadband

Speeds per provider

Fixed Wireless

T-Mobile

Speeds per provider

Fixed Wireless

Verizon

Speeds per provider

Satellite

HughesNet

Speeds per provider

Satellite

Starlink

Speeds per provider

Satellite

Viasat Inc

Speeds per provider

+ 1 additional provider(s)

Environmental Risk

§ 08

A

FEMA Zone

Zone AE · Special Flood Hazard Area

1% annual chance of flooding (100-year floodplain). Flood insurance typically required.

PANEL 48039C BASE FLOOD ELEV. 14.0 FT SFHA YES SOURCE 48039C_STUDY2

🌡 Heat days >95°F

6 days/yr above 95°F

Plus 0 days above 100°F. NOAA station records, 2016-2025 average.

💨 30-day air quality

AQI 41 · Good

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

No comps within 0.5 mi in the last 90 daysExpand the search radius via the "Full report" CTA.

Subdivision & Master Plan

§ 10

● Master plan

Tortuga Sands Beach

TIER: SUBDIVISION

Subdivision name (MLS)Tortuga Sands Beach City · ZIPFreeport · 77541 CountyBrazoria Listings in subdivision10 Active now2 Sold (last 12 mo)0 Curated amenities0

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

Galveston Fire Department Station 8

Distance

7.9 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48039664200 · ACS 2023

Median HH income

$70,417

ACS 2023

Median home value

$260,400

Census self-report

Owner-occupied

38%

2,398 housing units

Bachelor's+

22%

Adults 25+

Median age

56.0

Population 2,048

Work from home

5%

of commuters

Commute 45min+

15%

of commuters

Below poverty

14.3%

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

11967 Bluewater Highway, Freeport, TX 77541

Brazoria County · 29.06°N, 95.14°W

No curated amenities within 2 mi yet.

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