Schools

§ 03

District

Elementary	GALATAS EL	A
Middle	KNOX J H	A
High	COLLEGE PARK H S CCMR 85% · Grad 98%	A

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

Welcome to this beautifully upgraded 5-bedroom, 4-bath home in Forest at Jacobs Reserve, where comfortable living and natural beauty come together. The open-concept layout offers stylish finishes, generous space, and an inviting atmosphere. The kitchen features white cabinetry, granite countertops, an elegant backsplash, a newer microwave, and a brand new cooktop. Enjoy no carpet throughout, a spacious upstairs game room, dedicated office/flex room, covered back porch, and generous backyard—perfect for relaxing, entertaining, and making family memories. Added peace of mind comes with a 2022 roof, new water softener, permanent exterior lighting, solar attic fans, and generator-ready wiring. Surrounded by the beauty of W.G. Jones State Forest, the community offers a pool, splash pad, walking trails, fishing lakes, playgrounds, and peaceful nature areas. More than a house, this is a place to slow down, connect, and truly feel at home. Schedule your showing today!

Features

§ 02

Interior

Breakfast Bar
Bedroom On Main Level
Double Vanity
En Suite Bathroom
Granite Counters
Jetted Tub
Kitchen Family Room Combo
Main Level Primary
Pantry
Separate Shower
Tub Shower
Three Bedrooms Up
Walk In Closets
Ceiling Fans
Kitchen Dining Combo
Living Dining Room
Double Oven
Dishwasher

Exterior & lot

Covered Patio
Fence
Sprinkler Irrigation
Patio
Storage
Other
Back Yard
Partial
Covered
Deck
Roof: Composition
Foundation: Slab
Attached
Driveway
Garage
Garage Door Opener
Association

Community

Playground
Pool
Trails
Style: Contemporary Modern
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Contemporary Modern, Traditional
Year Built	2011
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	3,333 sq ft
Living Area Source	Appraiser
Building Area Total	3,333 sq ft
Foundation	Slab
Construction	Brick
Roof	Composition

Rooms & Baths

Bedrooms	5
Bedrooms Possible	6
Bathrooms (total)	4
Bathrooms Full	4
Bathrooms Half	0
Rooms Total	10
Fireplaces	1
Fireplace Features	Gas Log

Interior

Interior Features	Breakfast Bar, Bedroom On Main Level, Double Vanity, En Suite Bathroom, Granite Counters, Jetted Tub, Kitchen Family Room Combo, Main Level Primary, Pantry, Separate Shower, Tub Shower, Three Bedrooms Up, Walk In Closets, Ceiling Fans, Kitchen Dining Combo, Living Dining Room
Flooring	Laminate, Tile, Wood
Appliances	Double Oven, Dishwasher, Gas Cooktop, Disposal, Microwave, Water Softener Owned
Laundry	Washer Hookup, Gas Dryer Hookup

Exterior

Exterior Features	Covered Patio, Fence, Sprinkler Irrigation, Patio, Storage
Patio / Porch	Covered, Deck, Patio
Fencing	Back Yard, Partial
Pool Private	No
Pool Features	Association

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Driveway, Garage, Garage Door Opener

Lot

Lot Size (acres)	0.1653
Lot Size Source	Appraiser
Lot Features	Other

Location

County	Montgomery
MLS Area Major	15
MLS Area Minor	Conroe Southwest
Subdivision	Forest At Jacobs Reserve
Road Surface	Concrete
Postal Code	77384

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$870
HOA Fee Frequency	Annually
HOA Name	Jacobs Lakes HOA
Fee Includes	Common Areas, Recreation Facilities
Amenities	Playground, Pool, Trails

Taxes, Terms & Disclosures

Tax Annual Amount	$9,982 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.96%
Parcel #	372409
Legal Description	S509100 - FOREST AT JACOBS RESERVE, BLOCK 5, LOT 4
Listing Terms	Cash, Conventional, FHA, Usda Loan, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure

Room Layout

§ 04 · 10 rooms · MLS-supplied

Main level · 6

Primary Bedroom	16x15
Bedroom	12x11
Breakfast Room Nook	11x10
Living Room	20x17
Kitchen	16x11
Office	12x11

Second level · 4

Bedroom	12x11
Game Room	22x19
Bedroom	12x12
Bedroom	14x12

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.7400

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

JurisdictionMontgomery County MUD 112 CountyMontgomery TCEQ District ID5855636 Bonded indebtedness$80,000,000 Current year rate0.6500 FetchedApr 23, 2026

● Stale — high risk

● 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 0.6500 Resolved MUD jurisdiction Montgomery County MUD 112 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$3,891

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,059 Property tax$832 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,891

Yearly HOA fee $870

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

2.2276%

ALL 6 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.65%

→ stable

School

0.95%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

HOA & Community

§ 05

● HOA details

$870

ANNUALLY

Association nameJacobs Lakes HOA Management co.— Website— Phone— Cert on filemls-trestle

Fee includes

CommonAreas · RecreationFacilities

● Community amenities

park

Welch Park · 0.3mi
· 0.5mi
· 0.7mi

restaurant

Galindo's Coffee & Elixirs · 0.7mi
Woodson's Local Tap + Kitchen · 0.7mi
Sugar Britches · 0.7mi

coffee

Galindo's Coffee & Elixirs · 0.8mi

grocery

Chevron · 0.9mi
· 1.0mi
Circle K · 1.8mi

gas_station

Chevron · 0.9mi
Exxon · 1.6mi
Valero · 1.8mi

gym

Anytime Fitness · 1.2mi
Body & Brain · 1.8mi
ASI Gymnastics · 2.2mi

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

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

1,200 / 35 Mbps

● LOW LATENCY

Coaxial Cable

Spectrum

1,000 / 35 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

+ 7 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

Forest at Jacobs Reserve

TIER: SUBDIVISION

Subdivision name (MLS)Forest at Jacobs Reserve City · ZIPConroe · 77384 CountyMontgomery Listings in subdivision80 Active now1 Sold (last 12 mo)3 Curated amenities60

● Year-built distribution

2010s 1

Fire Protection

§ 11

Nearest station

Texas Forest Service Conroe Office - Fire and Emergency Response

· Conroe

Distance

0.6 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339690503 · ACS 2023

Median HH income

$163,871

ACS 2023

Median home value

$449,000

Census self-report

Owner-occupied

76%

2,652 housing units

Bachelor's+

53%

Adults 25+

Median age

40.3

Population 7,810

Work from home

21%

of commuters

Commute 45min+

11%

of commuters

Below poverty

0.6%

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

123 Forest Valley Bend, Conroe, TX 77384

Montgomery County · 30.24°N, 95.49°W

park

Welch Park

0.3 mi · 5 within 2 mi

restaurant

Galindo's Coffee & Elixirs

0.7 mi · 6 within 2 mi

coffee

Galindo's Coffee & Elixirs

0.8 mi · 1 within 2 mi

grocery

Chevron

0.9 mi · 2 within 2 mi

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