Homes for Sale/Montgomery County/Willis/Lake Conroe Hills Reserve B
Active MLS #56741263 · 36 days on market

13185 Fm 1097 Road

Willis, TX 77318
Subdivision  ·  Lake Conroe Hills Reserve B
List Price
$267,500
Baths
0
Lot
0.64 ac
County
Montgomery
Tax Rate
0.01%

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

Excellent Commercial Property opportunity located on the bustling FM 1097 corridor near Lake Conroe. Positioned in a rapidly growing area with high visibility and easy access, this property offers endless potential for retail, office, restaurant investment use. Surrounded by ongoing development and a short walk to lake Conroe, this prime location combines convenience, exposure and Future growth potential.

Features

§ 02

Interior

Not provided

Exterior & lot

  • Other

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type Land

Rooms & Baths

Bathrooms (total) 0

Lot

Lot Size (acres) 0.6400
Lot Size Source Appraiser
Lot Features Other
Additional Parcels Yes
Additional Parcel Info 90004903

Location

County Montgomery
MLS Area Major 39
MLS Area Minor Lake Conroe Area
Subdivision Lake Conroe Hills Reserve B
Postal Code 77318

Utilities

Water Source Public
Sewer Public Sewer

Taxes, Terms & Disclosures

Tax Annual Amount $25 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year 2025 (county roll)
Tax Rate (est.) 0.01%
Parcel # 31459
Legal Description A0009 CORNER MARY, TRACT 49 PT LT 1 (AKA DREW SPENCER SUB),
Listing Terms Cash, Conventional, FHA, Investor Financing
Disclosures Municipal Utility District Disclosure

MUD Disclosure (§49.452)

§ 03 · Data moat
● §49.452 Notice on file
—
TOTAL TAX RATE · PER $100 ASSESSED · 2026
JurisdictionLake Conroe Hills MUD CountyMontgomery TCEQ District ID5302000 Bonded indebtedness— 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 — Resolved MUD jurisdiction Lake Conroe Hills MUD Match confidence —

Taxes & Cost of Ownership

§ 04
● Estimated monthly payment
$1,608
30-YR FIXED · ADJUST ASSUMPTIONS BELOW
%
%
Principal & interest$1,606 Property tax$2 Homeowners insuranceTBD
Subtotal (P&I + Tax) $1,608

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
1.5799%
ALL 5 TAXING DISTRICTS · 2025 BILL
20212022202320242025
MUD
—
→ stable
School
—
→ stable
City
—
→ stable
County
0.38%
→ stable
Other districts
1.20%
→ stable
YearM&OI&STotal MUD rate
2021 0.4500 0.0000 0.4500
2022 0.4382 0.0000 0.4382
2023 0.4340 0.0000 0.4340
2024 0.4340 0.0000 0.4340
2025 0.4290 0.0000 0.4290

HOA & Community

§ 05
● HOA details
—
ANNUAL
Association name— Management co.— Website— Phone— Cert on filepending
● Community amenities
gas_station
Love's · 3.5mi
pharmacy
Walgreens · 3.6mi
grocery
Kroger · 3.7mi
hospital
The Emergency Center at Conroe · 5.8mi
hospital_er
The Emergency Center at Conroe · 5.8mi
urgent_care
Memerial Hermann CoHealth Urgent Care · 23.8mi

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
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
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
+ 4 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
Lake Conroe Hills Reserve B
TIER: SUBDIVISION
Subdivision name (MLS)Lake Conroe Hills Reserve B City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision2 Active now1 Sold (last 12 mo)0 Curated amenities6
● 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
0.5 mi
Straight-line from listing
ISO rating
—
Future data point
Avg. response
—
From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694206 · ACS 2023
Median HH income
$108,591
ACS 2023
Median home value
$273,800
Census self-report
Owner-occupied
73%
1,805 housing units
Bachelor's+
36%
Adults 25+
Median age
50.9
Population 4,429
Work from home
15%
of commuters
Commute 45min+
10%
of commuters
Below poverty
2.0%
tract-level

Amenities & Nearby Places

§ 13

Grocery

Cosmos
0.2 mi · 2 within 1.5 mi

Schools

J's Classic Piano Studio
1.0 mi · 1 within 1.5 mi

Parks

Shadow Bay Park
1.4 mi · 2 within 1.5 mi

Restaurants

Spice Kitchen 7
0.2 mi · 8 within 1.5 mi

Cafés

None within 1.5 mi

Gyms

Lotus Lounge Yoga & Wellness LLC
0.2 mi · 3 within 1.5 mi
Data: Google Places (refreshed every 7 days). Last fetched May 7, 2026.

Location & Neighborhood

§ 13
● This Home
13185 Fm 1097 Road, Willis, TX 77318
Montgomery County · 30.43°N, 95.56°W
No curated amenities within 2 mi yet.
Interactive map coming in v0.2 — currently showing schematic placement.
● Listing History
Aug 18, 2026 Listed $267,500 Brian Hamill
Status change events from HAR MLS (future: full audit trail)
● Disclosures & Attribution
Listed by Brian Hamill · Walzel Properties - Spring
Data provided by Houston Realtors Information Service (HAR MLS). Information deemed reliable but not guaranteed. All measurements, square footage, and school assignments should be independently verified. HAR MLS content last updated Sep 11, 2026.
MLS# 56741263 · LIST DATE: Aug 18, 2026 · PARCEL: 31459
R
EHO
REALTOR® · Equal Housing Opportunity
HAR.com Copyright © 2026, Houston Realtors Information Service, Inc. Deemed reliable, not guaranteed — independently verify. HARMLS last updated Sep 23, 2026, 10:44 PM CDT. Properties may subsequently be sold or off-market. Equal Housing Opportunity