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

Don't miss this stunning 4 bed/4bath home situated on 4 wooded acres in Republic Grand Ranch. This custom built home has it all. From a whole home generator to a butler's pantry and mother in law suite. Shed the muddy shoes and clothes in the mud room which adjoins the garage. The owners' suite is to die for! It has a private door to the back and a bathroom to rival some spas with a separate tub, walk through shower and 2 walk in closets! The MIL suite is huge and also has a private door opening to the attached screened in porch. The state of the art kitchen is open to a large family room that adjoins a fabulous screened in porch so you can enjoy outdoors no matter the weather. Inside the garage behind a door is a stairway leading to a fabulous attic area with lots of storage room. Don't miss it!!! Enjoy the outdoor kitchen but escape the critters in the screened in porch. The amenities are too numerous to list. For the easy directions reference the map provided in photos or docs

Features

§ 02

Interior

All Bedrooms Down
Double Vanity
Full Bath On Main Level
Kitchen Family Room Combo
Pantry
Split Bedrooms
Soaking Tub
Separate Shower
Tub Shower
Walk In Pantry
Walk In Closets
Ceiling Fans
Kitchen Dining Combo
Programmable Thermostat
Double Oven
Dishwasher
Gas Cooktop
Disposal

Exterior & lot

Subdivision
Wooded
Roof: Composition
Foundation: Pillar Post Pier
Foundation: Slab
Additional Parking
Attached
Garage
Oversized

Community

Style: Farmhouse
Style: Ranch

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Farmhouse, Ranch
Year Built	2024
Year Built Source	Owner
New Construction	No

Building

Stories	1
Levels	One
Living Area	3,868 sq ft
Living Area Source	Appraiser
Building Area Total	3,868 sq ft
Foundation	Pillar Post Pier, Slab
Construction	Brick
Roof	Composition

Rooms & Baths

Bedrooms	4
Bedrooms Possible	4
Bathrooms (total)	4
Bathrooms Full	4
Bathrooms Half	0
Rooms Total	12
Fireplaces	1
Fireplace Features	Gas, Wood Burning

Interior

Interior Features	All Bedrooms Down, Double Vanity, Full Bath On Main Level, Kitchen Family Room Combo, Pantry, Split Bedrooms, Soaking Tub, Separate Shower, Tub Shower, Walk In Pantry, Walk In Closets, Ceiling Fans, Kitchen Dining Combo, Programmable Thermostat
Appliances	Double Oven, Dishwasher, Gas Cooktop, Disposal, Microwave
Laundry	Washer Hookup, Electric Dryer Hookup

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	3
Attached Garage	Yes
Parking Features	Additional Parking, Attached, Garage, Oversized

Lot

Lot Size (acres)	4.1000
Lot Size Source	Appraiser
Lot Features	Subdivision, Wooded

Location

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

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Other
Sewer	Other, Aerobic Septic
Electric	Generator
Energy Efficient	Thermostat

HOA / Association

HOA	Yes
HOA Fee	$495
HOA Fee Frequency	Annually
HOA Name	Republic Grand Ranch POA

Taxes, Terms & Disclosures

Tax Annual Amount	$27,414 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	2.33%
Parcel #	541025
Legal Description	S828208 - REPUBLIC GRAND RANCH 08, BLOCK 5, LOT 20, 21
Lease Considered	No
Disclosures	Seller Disclosure

Room Layout

§ 04 · 12 rooms · MLS-supplied

Main level · 11

Living Room	25x24
Office	18x11
Bedroom	13x12
Bedroom	13x12
Kitchen	11x15
Dining Room	13x11
Pantry	8x5
Primary Bedroom	16x18
Primary Bathroom	16x15'10"
Bonus Room	—
Utility Room	—

Other · 1

Guest Quarters

19x17

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

$9,339

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$7,055 Property tax$2,284 Homeowners insuranceTBD

Subtotal (P&I + Tax) $9,339

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 nameRepublic Grand Ranch POA 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

North Montgomery County Fire Department Station 93

· Conroe

Distance

5.3 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

12915 Oak Barrel Road, Willis, TX 77378

Montgomery County · 30.47°N, 95.35°W

place_of_worship

Center Hill Church

1.5 mi · 2 within 2 mi

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