Schools

§ 03

District

Elementary	PARMLEY EL	C
Middle	LYNN LUCAS MIDDLE	D
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

RARE LAKE CONROE WATERFRONT OPPORTUNITY! Three lots being sold together with approximately 150 feet of Lake Conroe frontage, located at the desirable end of Sorrento Bay. This expansive property offers a unique opportunity to create your dream lake retreat with plenty of room for a custom home, outdoor entertaining, boat storage, or your own private waterfront escape, subject to HOA, deed restrictions and required approvals. A NEW BULKHEAD has already been installed, adding tremendous value and protection along the shoreline. A fence along one side provides additional privacy and definition. Enjoy beautiful lake views, direct waterfront access, and the peaceful setting of Sorrento Bay while remaining conveniently located near Willis, I-45, shopping, dining, and everything Lake Conroe has to offer. Three lots + approximately 150 feet of waterfront + new bulkhead + prime end-of-bay location = an exceptional Lake Conroe opportunity!

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Other
Waterfront

Community

Security Gate

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Interior

Security

Security Gate

Exterior

Waterfront	Yes
Waterfront Features	Bulkhead, Lake, Lake Front, Waterfront

Lot

Lot Size (acres)	0.5500
Lot Size Source	Other
Lot Features	Cleared, Other, Waterfront
Additional Parcels	Yes
Additional Parcel Info	548098,548099

Location

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

Utilities

Water Source	None
Sewer	None

HOA / Association

HOA	Yes
HOA Fee	$240
HOA Fee Frequency	Annually
HOA Name	Sorrento Bay HOA / Sorrento Bay C

Taxes, Terms & Disclosures

Tax Annual Amount	$250 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.04%
Parcel #	548097
Legal Description	S888303 - SORRENTO BAY 03, BLOCK 1, LOT 17
Listing Terms	Cash, Conventional
Disclosures	None, Owner Is Listing Agent

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

$3,474

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,453 Property tax$21 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,474

Yearly HOA fee $240

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

$240

ANNUALLY

Association nameSorrento Bay HOA / Sorrento Bay C Management co.Inframark Websitevisit Phone(281) 870-0585 Cert on filemls-trestle

● Community amenities

daycare

Elite Nannies · 0.6mi
Kid's World Learning Center · 4.1mi
A Touch Of Love ChildCare · 4.0mi

post_office

Lone Star Post, Pack and Parcel · 2.3mi
United States Postal Service · 4.5mi
USPS Collection Box · 5.4mi

veterinary

North Pines Animal Hospital · 2.3mi
Stone Ridge Veterinary Medical Center · 4.1mi
Lakeway Animal Medical and Surgical Clinic · 4.4mi

gym

Lion’s Den Fitness · 2.5mi
Anytime Fitness · 4.3mi
Woodland Hills Fitness Center · 5.2mi

grocery

· 2.5mi
· 2.6mi
· 3.7mi

bank

Entergy Power Plant · 2.5mi
First Financial Bank · 3.7mi
Circle K ATM · 3.4mi

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

6 comparable sales nearby · sold median $184/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

Sorrento Bay

TIER: SUBDIVISION

Subdivision name (MLS)Sorrento Bay City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision136 Active now5 Sold (last 12 mo)8 Curated amenities60

● Year-built distribution

2020s 4

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 96

· 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 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

13264 Lake Conroe Bay Road, Willis, TX 77318

Montgomery County · 30.46°N, 95.56°W

daycare

Elite Nannies

0.6 mi · 1 within 2 mi

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