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

Immaculate, home in the Lake Conroe Community of Shadow Bay. This home showcases an open floor plan that seamlessly combines living, kitchen and dining spaces perfect for entertaining. The kitchen boasts an abundance of cabinetry, black upgraded appliances, refrigerator and an additional built-in storage in the dining area. The primary suite includes a spacious bedroom, generous walk in closet and spa like bathroom with an over sized shower and soaking tub. Enjoy Lake Conroe access and all the Shadow Bay amenities including Social clubs, Sports courts, Parks, Picnic Areas, Fishing pier, Boat launch, and a Community Center available for all your social events, and Parties. Affordable living with a LOW TAX RATE and nominal fees. Whether you're looking for a full-time residence or a weekend getaway, this property offers a unique opportunity to have lake access and enjoy the peaceful waterfront lifestyle. Schedule a showing today.

Features

§ 02

Interior

Double Vanity
En Suite Bathroom
Full Bath On Main Level
Jetted Tub
Kitchen Family Room Combo
Laminate Counters
Sitting Area In Primary
Split Bedrooms
Separate Shower
Walk In Closets
Kitchen Dining Combo
Dishwasher
Electric Oven
Electric Range
Free Standing Range
Microwave
Refrigerator
Heat: Central

Exterior & lot

Cleared
Cul De Sac
Roof: Composition
Foundation: Slab
Driveway
None

Community

Boat Ramp
Clubhouse
Sport Court
Picnic Area
Playground
Park
Trash
Smoke Detectors
Style: Traditional
Style: Manufactured Home

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Manufactured Home
Sub Type Additional	Manufactured Home
Architectural Style	Traditional, Manufactured Home
Year Built	2014
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,216 sq ft
Living Area Source	Appraiser
Building Area Total	1,216 sq ft
Foundation	Slab
Construction	Vinyl Siding
Roof	Composition

Rooms & Baths

Bedrooms	3
Bedrooms Possible	3
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	5

Interior

Interior Features	Double Vanity, En Suite Bathroom, Full Bath On Main Level, Jetted Tub, Kitchen Family Room Combo, Laminate Counters, Sitting Area In Primary, Split Bedrooms, Separate Shower, Walk In Closets, Kitchen Dining Combo
Appliances	Dishwasher, Electric Oven, Electric Range, Free Standing Range, Microwave, Refrigerator
Laundry	Washer Hookup, Electric Dryer Hookup
Security	Smoke Detectors

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	0
Parking Features	Driveway, None

Lot

Lot Size (acres)	0.0924
Lot Size Source	Other
Lot Features	Cleared, Cul De Sac

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Shadow Bay 01
Road Surface	Asphalt
Postal Code	77318

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$275
HOA Fee Frequency	Annually
HOA Name	Shadow Bay/IMC PROPERTY MANAGEMEN
Fee Includes	Clubhouse, Common Areas, Recreation Facilities
Amenities	Boat Ramp, Clubhouse, Sport Court, Picnic Area, Playground, Park, Trash

Taxes, Terms & Disclosures

Tax Annual Amount	$660 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.55%
Parcel #	157642
Legal Description	S862700 - SHADOW BAY 01, BLOCK 2, LOT 52, LABEL # NTA1645299
Listing Terms	Cash, Conventional, FHA, Usda Loan, Va Loan
Lease Considered	No

Room Layout

§ 04 · 5 rooms · MLS-supplied

Main level · 5

Primary Bedroom	13 x 13
Bedroom	11 x 12
Bedroom	10 x 10
Family Room	14 x 17
Utility Room	5 x 7

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

$773

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$718 Property tax$55 Homeowners insuranceTBD

Subtotal (P&I + Tax) $773

Yearly HOA fee $275

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

0.6303%

ALL 4 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

—

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

HOA & Community

§ 05

● HOA details

$275

ANNUALLY

Association nameShadow Bay/IMC PROPERTY MANAGEMEN Management co.— Website— Phone— Cert on filemls-trestle

Fee includes

Clubhouse · CommonAreas · RecreationFacilities

● Community amenities

post_office

Lone Star Post, Pack and Parcel · 1.1mi
USPS Collection Box · 4.4mi
United States Postal Service · 4.8mi

veterinary

North Pines Animal Hospital · 1.7mi
Stone Ridge Veterinary Medical Center · 4.1mi
Lakeway Animal Medical and Surgical Clinic · 4.5mi

daycare

Elite Nannies · 1.8mi
Kid's World Learning Center · 4.0mi
A Touch Of Love ChildCare · 4.1mi

gym

Lion’s Den Fitness · 1.9mi
Anytime Fitness · 4.3mi
pool · 4.3mi

grocery

· 2.0mi
Circle K · 4.1mi
· 2.0mi

bank

Entergy Power Plant · 2.6mi
First Financial Bank · 3.5mi
Circle K ATM · 4.1mi

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

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

3 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 01

TIER: SUBDIVISION

Subdivision name (MLS)Shadow Bay 01 City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision389 Active now22 Sold (last 12 mo)5 Curated amenities60

● Year-built distribution

1975s 5 1980s 3 1985s 1 1990s 1 1995s 4 2005s 1 2010s 2 2020s 1 2025s 1

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

1.2 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

13214 Captain Circle, Willis, TX 77318

Montgomery County · 30.45°N, 95.56°W

post_office

Lone Star Post, Pack and Parcel

1.1 mi · 1 within 2 mi

veterinary

North Pines Animal Hospital

1.7 mi · 1 within 2 mi

daycare

Elite Nannies

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.