Schools

§ 03

District

Elementary	EDDIE RUTH LAGWAY EL	A
Middle	HOMER CALFEE MIDDLE	N/R
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

Stunning new construction in the gated Bella Vita community on Lake Conroe, designed to capture breathtaking open-water views from both indoor and outdoor living spaces. This 6,653 sq. ft. custom home features light-filled interiors, high-end finishes, a gourmet kitchen with oversized island, and a primary suite with private balcony. Multiple en-suite bedrooms, and game room overlooking the living area. Outdoor living includes an infinity-edge pool with spa, and easy access to a private boat slip. Photos reflect the current status of construction as of September 2026

Features

§ 02

Interior

Heat: Central
Heat: Gas
Heat: Zoned
Cool: Central Air
Cool: Electric
Cool: Zoned

Exterior & lot

Subdivision
Views
Waterfront
Roof: Tile
Foundation: Slab
Attached
Garage
Gunite
In Ground
Pool Spa Combo

Community

Water
Style: Contemporary Modern

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Contemporary Modern
Year Built	2026
Year Built Source	Builder
New Construction	Yes
Property Condition	Under Construction
Builder Name	TBC CUSTOM HOME BUILDER

Building

Stories	2
Levels	Two
Living Area	6,653 sq ft
Living Area Source	Builder
Building Area Total	6,653 sq ft
Foundation	Slab
Construction	Stucco
Roof	Tile

Rooms & Baths

Bedrooms	6
Bathrooms (total)	7
Bathrooms Full	6
Bathrooms Half	1
Rooms Total	6

Exterior

Pool Private	Yes
Pool Features	Gunite, In Ground, Pool Spa Combo
Waterfront	Yes
Waterfront Features	Canal Front, Lake, Lake Front, Waterfront
View	Yes
View Type	Water

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.2223
Lot Size Source	Appraiser
Lot Features	Subdivision, Views, Waterfront

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Bella Vita
Postal Code	77304

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$1,800
HOA Fee Frequency	Annually
HOA Name	IMC Management

Taxes, Terms & Disclosures

Tax Annual Amount	$4,924 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.16%
Parcel #	379710
Legal Description	S256900 - BELLA VITA 01, BLOCK 1, LOT 8
Lease Considered	No
Disclosures	Seller Disclosure

Room Layout

§ 04 · 6 rooms · MLS-supplied

Main level · 2

Bedroom	x
Bedroom	x

Second level · 4

Primary Bedroom	x
Bedroom	x
Bedroom	x
Bedroom	x

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

$19,325

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$18,915 Property tax$410 Homeowners insuranceTBD

Subtotal (P&I + Tax) $19,325

Yearly HOA fee $1,800

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

1.9924%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

0.43%

→ stable

County

0.38%

→ stable

Other districts

0.15%

→ stable

HOA & Community

§ 05

● HOA details

$1,800

ANNUALLY

Association nameIMC Management Management co.— Website— Phone— Cert on filehoa.texas.gov

● Community amenities

park

· 1.3mi
· 1.3mi
Ayers Island · 1.3mi

grocery

· 2.0mi
Quik Mart · 2.9mi
Circle K · 3.1mi

place_of_worship

Living Branch Church · 2.5mi
First United Methodist Church of Conroe · 4.0mi
First Baptist Church Willis · 4.0mi

restaurant

Rudy's Bar-B-Q · 2.8mi
Papa’s On The Lake · 2.8mi
Jack in the Box · 2.9mi

daycare

Children’s Universe of Lake Conroe · 2.8mi
Kid's World Learning Center · 3.6mi
A Touch Of Love ChildCare · 4.3mi

gas_station

Chevron · 3.1mi

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

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

LBR Fixed Wireless

Nextlink

400 / 100 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 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

5 comparable sales nearby · sold median $142/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

BELLA VITA

TIER: SUBDIVISION

Subdivision name (MLS)BELLA VITA City · ZIPPearland · 77581 CountyHarris Listings in subdivision73 Active now1 Sold (last 12 mo)1 Curated amenities60

● Year-built distribution

2025s 1

Fire Protection

§ 11

Nearest station

Fire Station 7

· Conroe

Distance

0.9 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339693701 · ACS 2023

Median HH income

$110,642

ACS 2023

Median home value

$346,600

Census self-report

Owner-occupied

99%

1,660 housing units

Bachelor's+

49%

Adults 25+

Median age

34.8

Population 3,808

Work from home

19%

of commuters

Commute 45min+

9%

of commuters

Below poverty

7.1%

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

12337 Bella Vita Drive, Conroe, TX 77304

Montgomery County · 30.38°N, 95.54°W

park

Ayers Island

1.3 mi · 5 within 2 mi

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