Schools

§ 03

District

Elementary	W LLOYD MEADOR EL	B
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

Build your custom dream home on nearly half an acre in the prestigious gated community of Point Aquarius in Willis. Nestled along the shores of Lake Conroe, this resort-inspired waterfront neighborhood offers 24/7 manned security and an unmatched lifestyle. Residents enjoy two sparkling pools, tennis and basketball courts, a disc golf course, scenic walking trails, and peaceful, low-traffic streets. The private clubhouse serves as a hub for gatherings and community events, while two marinas with boat ramps provide effortless access to the water. Whether you’re envisioning a full-time residence or a weekend retreat, this spacious homesite delivers the perfect blend of privacy, recreation, and lakeside living.

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Corner Lot
Open Lot
Subdivision
Pond On Lot
Association

Community

Basketball Court
Boat Dock
Boat Ramp
Clubhouse
Sport Court
Playground
Pickleball
Park
Pool
Boat Slip
Security
Tennis Courts
Gated
Security Gate

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Interior

Security

Security Gate

Exterior

Pool Features

Association

Lot

Lot Size (acres)	0.4607
Lot Size Source	Appraiser
Lot Features	Cleared, Corner Lot, Open Lot, Subdivision, Pond On Lot

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Point Aquarius 09
Road Surface	Concrete
Postal Code	77318

Utilities

Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$1,350
HOA Fee Frequency	Annually
HOA Name	Point Aquirus
Fee Includes	Clubhouse, Common Areas, Recreation Facilities
Amenities	Basketball Court, Boat Dock, Boat Ramp, Clubhouse, Sport Court, Playground, Pickleball, Park, Pool, Boat Slip, Security, Tennis Courts, Gated

Taxes, Terms & Disclosures

Tax Annual Amount	$1,048 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.88%
Parcel #	211984
Legal Description	POINT AQUARIUS 09, BLOCK 2, LOT 1
Listing Terms	Cash, Conventional, FHA, Va Loan
Disclosures	None

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.5100

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

JurisdictionPoint Aquarius MUD CountyMontgomery TCEQ District ID7112000 Bonded indebtedness$21,000,000 Current year rate— FetchedApr 27, 2026

● Verdict unknown

● 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 0.5100 Resolved MUD jurisdiction Point Aquarius MUD Match confidence 79%

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$802

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$715 Property tax$87 Homeowners insuranceTBD

Subtotal (P&I + Tax) $802

Yearly HOA fee $1,350

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 · 5-year history

2.1752%

ALL 6 TAXING DISTRICTS · 2025 BILL

20212022202320242025

MUD

0.51%

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

YearM&OI&STotal MUD rate

2021 0.3500 0.0800 0.4300

2022 0.3200 0.1100 0.4300

2023 0.3000 0.1300 0.4300

2024 0.2930 0.1835 0.4765

2025 0.3353 0.1747 0.5100

HOA & Community

§ 05

● HOA details

$1,350

ANNUALLY

Association namePoint Aquirus Management co.— Website— Phone— Cert on filepending

Fee includes

Clubhouse · CommonAreas · RecreationFacilities

● Community amenities

post_office

Lone Star Post, Pack and Parcel · 0.4mi
USPS Collection Box · 3.2mi
United States Postal Service · 5.4mi

park

· 1.6mi
· 3.1mi
· 3.1mi

veterinary

North Pines Animal Hospital · 1.8mi
Stone Ridge Veterinary Medical Center · 4.4mi
Spring Hill Animal Hospital · 5.2mi

gym

Lion’s Den Fitness · 1.9mi
pool · 3.2mi
April Sound Country Club · 4.5mi

grocery

· 2.1mi
24 Seven · 5.0mi
· 2.0mi

restaurant

· 2.3mi
Conroe Lake House · 5.0mi
Crust Pizza Company · 5.1mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

10,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Tachus Fiber Internet

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 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

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

GSO Satellite

HughesNet

100 / 5 Mbps

+ 3 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 $162/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

Point Aquarius 09

TIER: SUBDIVISION

Subdivision name (MLS)Point Aquarius 09 City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision31 Active now3 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

0.6 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694210 · ACS 2023

Median HH income

$147,054

ACS 2023

Median home value

$441,100

Census self-report

Owner-occupied

99%

854 housing units

Bachelor's+

43%

Adults 25+

Median age

51.3

Population 2,195

Work from home

10%

of commuters

Commute 45min+

3%

of commuters

Below poverty

6.5%

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

13083 Point Aquarius Boulevard, Willis, TX 77318

Montgomery County · 30.43°N, 95.57°W

post_office

Lone Star Post, Pack and Parcel

0.4 mi · 1 within 2 mi

park

—

1.6 mi · 1 within 2 mi

veterinary

North Pines Animal Hospital

1.8 mi · 1 within 2 mi

gym

Lion’s Den Fitness

1.9 mi · 1 within 2 mi

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