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

So Many Updates and customizations throughout! Welcoming 1-story Brick & Siding home with a covered front porch, set on a large 17,000+ sf lot. Enjoy the recent custom kitchen, deep farm sink, gas range. Fridge conveys. Leathered granite countertops and carpenter-built cabinetry in Kitchen & updated Baths. 3 Bed/2 Bath home has additional living spaces: Air-conditioned Shop for crafting/building plus a Bright Sunroom. Expansive set-stone patio out back allows a peek-a-boo view of Lake Conroe. 2026 Full Siding Replacement + most windows. Popular Sherwin Williams paint tones interior/exterior, 2026. No messy carpet anywhere --Recent Tile and Wood-Look Laminate flooring throughout. Enjoy evening walks on tree-lined streets in this Far Hills community. PRIVATE lakefront park for homeowners. 2016 Roof,2025 Water Heater, 2026 Partial Driveway replacement. Foundation support, 2026. Much more! Affordable community HOA. See extensive Features/Amenities List.Zone X, never flooded. Owner/Agent.

Features

§ 02

Interior

All Bedrooms Down
Breakfast Bar
Kitchen Island
Kitchen Family Room Combo
Pots And Pan Drawers
Pantry
Tub Shower
Window Treatments
Living Dining Room
Dishwasher
Free Standing Range
Disposal
Microwave
Oven
Laminate
Tile
Heat: Central
Heat: Gas

Exterior & lot

Deck
Fence
Sprinkler Irrigation
Patio
Private Yard
Storage
Cleared
Subdivision
Views
Back Yard
Roof: Composition
Foundation: Slab
Attached
Driveway
Garage
Garage Door Opener
Workshop In Garage

Community

Picnic Area
Park
Smoke Detectors
Lake
Water
Style: Ranch
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Ranch, Traditional
Year Built	1986
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,687 sq ft
Living Area Source	Owner
Building Area Total	1,687 sq ft
Foundation	Slab
Construction	Brick, Cement Siding
Roof	Composition

Rooms & Baths

Bedrooms	3
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	9
Fireplaces	1

Interior

Interior Features	All Bedrooms Down, Breakfast Bar, Kitchen Island, Kitchen Family Room Combo, Pots And Pan Drawers, Pantry, Tub Shower, Window Treatments, Living Dining Room
Flooring	Laminate, Tile
Appliances	Dishwasher, Free Standing Range, Disposal, Microwave, Oven
Laundry	Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup
Windows	Window Coverings
Security	Smoke Detectors

Exterior

Exterior Features	Deck, Fence, Sprinkler Irrigation, Patio, Private Yard, Storage
Patio / Porch	Deck, Patio
Fencing	Back Yard
Pool Private	No
View	Yes
View Type	Lake, Water

Parking & Garage

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

Lot

Lot Size (sq ft)	17,250
Lot Size (acres)	0.3960
Lot Size Source	Appraiser
Lot Features	Cleared, Subdivision, Views

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Far Hills
Road Surface	Concrete
Postal Code	77318

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$399
HOA Fee Frequency	Annually
HOA Name	FAR HILLS HOA
Fee Includes	Common Areas, Other
Amenities	Picnic Area, Park

Taxes, Terms & Disclosures

Tax Annual Amount	$7,231 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.86%
Parcel #	88665
Legal Description	FAR HILLS, LOT 35
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure, Owner Is Listing Agent

Room Layout

§ 04 · 9 rooms · MLS-supplied

Main level · 9

Kitchen	13X 9.5
Dining Room	17X18
Living Room	17X20
Primary Bedroom	17.5 X 11.5
Bedroom	12.5 X 11
Bedroom	16.5 X 13
Utility Room	9X6
Sunroom	19X10
Bonus Room	19X10

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.6100

TOTAL TAX RATE · PER $100 ASSESSED · 2025

JurisdictionFar Hills Utility District CountyMontgomery TCEQ District ID3023000 Bonded indebtedness$35,200,000 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 0.6100 Resolved MUD jurisdiction Far Hills Utility District Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$2,943

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,340 Property tax$603 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,943

Yearly HOA fee $399

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

2.2752%

ALL 6 TAXING DISTRICTS · 2025 BILL

20212022202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.86%

→ stable

YearM&OI&STotal MUD rate

2021 0.3450 0.3250 0.6700

2022 0.2850 0.3550 0.6400

2023 0.3200 0.3200 0.6400

2024 0.3180 0.3200 0.6380

2025 0.3150 0.2950 0.6100

HOA & Community

§ 05

● HOA details

$399

ANNUALLY

Association nameFAR HILLS HOA Management co.— Website— Phone— Cert on filepending

Fee includes

CommonAreas · Other

● Community amenities

park

Ayers Island · 0.6mi
Ayers Island · 0.6mi
· 1.4mi

grocery

· 1.4mi
· 2.7mi
· 2.7mi

gym

Lion’s Den Fitness · 2.7mi
April Sound Country Club · 3.3mi
Woodland Hills Fitness Center · 3.4mi

restaurant

Papa’s On The Lake · 2.7mi
Conroe Lake House · 2.7mi
Jack in the Box · 2.8mi

gas_station

Exxon · 2.7mi

police_station

Montgomery County Sheriff - District 5 Patrol · 2.7mi
Willis Police Department · 5.3mi
Conroe Police Department · 6.1mi

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

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

GSO Satellite

Viasat Inc

100 / 3 Mbps

GSO Satellite

HughesNet

100 / 5 Mbps

Licensed Fixed Wireless

T-Mobile

100 / 20 Mbps

● LOW LATENCY

+ 2 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 2026-09-22.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Sep 26, 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

Far Hills

TIER: SUBDIVISION

Subdivision name (MLS)Far Hills City · ZIPHuntsville · 77318 CountyWalker Listings in subdivision73 Active now2 Sold (last 12 mo)3 Curated amenities60

● Year-built distribution

1985s 1

Fire Protection

§ 11

Nearest station

Fire Station 7

· Conroe

Distance

1.9 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694207 · ACS 2023

Median HH income

$132,303

ACS 2023

Median home value

$495,500

Census self-report

Owner-occupied

94%

397 housing units

Bachelor's+

50%

Adults 25+

Median age

57.4

Population 887

Work from home

24%

of commuters

Commute 45min+

4%

of commuters

Below poverty

1.6%

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

13185 Crest Drive, Willis, TX 77318

Montgomery County · 30.39°N, 95.56°W

park

Ayers Island

0.6 mi · 5 within 2 mi

grocery

—

1.4 mi · 1 within 2 mi

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