Schools

§ 03

District

Elementary	C C HARDY EL	D
Middle	ROBERT P BRABHAM MIDDLE	C
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

Enjoy affordable lake-area living on this ready-to-go double corner lot in the established Shadow Bay subdivision near Lake Conroe! Mobile homes welcome! This homesite already has all utilities in place, making it ideal for a weekend retreat, vacation getaway or full-time residence. Residents enjoy community amenities including private lake access, boat ramp, park, playground, picnic area, basketball court, and boat dock access. Nestled in a peaceful neighborhood with a relaxed lakeside feel, yet conveniently located near I-45 with easy access to shopping, dining, and entertainment in Willis and the surrounding Lake Conroe area. Whether you love boating, fishing, or simply being near the water, this property offers endless possibilities with a low tax rate!

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Subdivision

Community

Basketball Court
Boat Dock
Boat Ramp
Clubhouse
Picnic Area
Playground

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	0.1746
Lot Size Source	Appraiser
Lot Features	Cleared, Subdivision

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Shadow Bay
Postal Code	77318

Utilities

Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$261
HOA Fee Frequency	Annually
HOA Name	IMC Property Management
Amenities	Basketball Court, Boat Dock, Boat Ramp, Clubhouse, Picnic Area, Playground

Taxes, Terms & Disclosures

Tax Annual Amount	$1,223 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.17%
Parcel #	157669
Legal Description	SHADOW BAY 01, BLOCK 3, LOT 3,4, MH SERIAL # N180350, TITLE
Listing Terms	Cash, Conventional, FHA, Va Loan
Disclosures	None

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

$732

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$630 Property tax$102 Homeowners insuranceTBD

Subtotal (P&I + Tax) $732

Yearly HOA fee $261

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

$261

ANNUALLY

Association nameIMC Property Management Management co.— Website— Phone— Cert on filepending

● Community amenities

post_office

Lone Star Post, Pack and Parcel · 1.1mi
Lone Star Post, Pack and Parcel · 1.2mi
USPS Collection Box · 4.3mi

veterinary

North Pines Animal Hospital · 1.7mi
North Pines Animal Hospital · 1.7mi
Stone Ridge Veterinary Medical Center · 4.1mi

daycare

Elite Nannies · 1.8mi
Elite Nannies · 1.8mi
Kid's World Learning Center · 4.0mi

gym

Lion’s Den Fitness · 1.9mi
Lion’s Den Fitness · 1.9mi
pool · 4.2mi

grocery

· 2.0mi
· 2.0mi
Circle K · 4.1mi

bank

Entergy Power Plant · 2.6mi
Entergy Power Plant · 2.7mi
First Financial Bank · 3.5mi

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

Tachus Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

LCS Fibercomm LLC

2,000 / 1,000 Mbps

● LOW LATENCY

Fiber to the Premises

Wellcom Technologies Chambers LP

1,000 / 50 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

+ 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

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

Shadow Bay

TIER: SUBDIVISION

Subdivision name (MLS)Shadow Bay City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision312 Active now7 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

1975s 1 1980s 1 1995s 2 2015s 1 2025s 1

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

1.1 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694204 · ACS 2023

Median HH income

$78,359

ACS 2023

Median home value

$181,000

Census self-report

Owner-occupied

73%

1,982 housing units

Bachelor's+

19%

Adults 25+

Median age

41.3

Population 5,505

Work from home

3%

of commuters

Commute 45min+

15%

of commuters

Below poverty

12.3%

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

13149 S Lee Shore Drive, Willis, TX 77318

Montgomery County · 30.45°N, 95.56°W

post_office

Lone Star Post, Pack and Parcel

1.1 mi · 2 within 2 mi

veterinary

North Pines Animal Hospital

1.7 mi · 2 within 2 mi

daycare

Elite Nannies

1.8 mi · 2 within 2 mi

gym

Lion’s Den Fitness

1.9 mi · 2 within 2 mi

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

13149 Lee Shore Drive

Schools

Overview

Features

Interior

Exterior & lot

Community

Property Details

Property

Rooms & Baths

Lot

Location

Utilities

HOA / Association

Taxes, Terms & Disclosures

MUD Disclosure (§49.452)

Taxes & Cost of Ownership

HOA & Community

Broadband & Connectivity

Environmental Risk

Recent Comparable Sales

Subdivision & Master Plan

Fire Protection

Neighborhood Demographics

Amenities & Nearby Places

Location & Neighborhood