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

This beautiful custom home features 4 bedrooms, 2.5 bathrooms, a spacious open layout, high-end finishes, a cozy fireplace, and a gourmet kitchen with top-of-the-line appliances. The also includes a lovely backyard with a patio and garden area, perfect for outdoor entertaining. With its luxurious design and attention to detail, this home offers a truly special living experience.

Features

§ 02

Interior

Heat: Central
Heat: Electric
Cool: Central Air
Cool: Electric

Exterior & lot

Subdivision
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2019
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	2,973 sq ft
Living Area Source	Appraiser
Building Area Total	2,973 sq ft
Foundation	Slab
Construction	Brick, Other, Stone
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	3
Bathrooms Full	2
Bathrooms Half	1
Rooms Total	4
Fireplaces	1

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.2152
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Lake Conroe Hills 01
Postal Code	77318

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$280
HOA Fee Frequency	Annually
HOA Name	ACMG

Taxes, Terms & Disclosures

Tax Annual Amount	$9,610
Tax Year	2023
Tax Rate (est.)	2.14%
Parcel #	6595-00-14200
Legal Description	S659500 - LAKE CONROE HILLS 01, BLOCK 3, LOT 29
Listing Terms	Cash, Conventional, FHA, Investor Financing
Lease Considered	No
Disclosures	Seller Disclosure

Room Layout

§ 04 · 4 rooms · MLS-supplied

Main level · 4

Primary Bedroom	X
Bedroom	X
Bedroom	X
Bedroom	X

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 0.4290 Resolved MUD jurisdiction Lake Conroe Hills MUD Match confidence 72%

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$3,497

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,696 Property tax$801 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,497

Yearly HOA fee $280

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

2.0942%

ALL 6 TAXING DISTRICTS · 2025 BILL

20212022202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.68%

→ 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

$280

ANNUALLY

Association nameACMG Management co.— Website— Phone— Cert on filemls-trestle

● Community amenities

veterinary

North Pines Animal Hospital · 0.6mi
Stone Ridge Veterinary Medical Center · 3.2mi
Lakeway Animal Medical and Surgical Clinic · 3.6mi

gym

Lion’s Den Fitness · 0.7mi
Anytime Fitness · 3.4mi
Woodland Hills Fitness Center · 3.7mi

grocery

· 0.8mi
· 0.9mi
· 1.2mi

post_office

Lone Star Post, Pack and Parcel · 1.1mi
United States Postal Service · 4.2mi
USPS Collection Box · 4.4mi

park

· 1.7mi
· 2.3mi
· 2.4mi

bank

Entergy Power Plant · 2.2mi
First Financial Bank · 2.5mi
Navy Federal Credit Union ATM · 3.5mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

10,000 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

1 comparable sale 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 01

TIER: SUBDIVISION

Subdivision name (MLS)Lake Conroe Hills 01 City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision202 Active now14 Sold (last 12 mo)12 Curated amenities60

● Year-built distribution

1970s 1 1975s 6 2005s 1 2015s 2 2020s 1 2025s 2

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

0.4 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

Active listing — amenities should populate from the go-live pipeline. Click to fetch now if missing.

Location & Neighborhood

§ 13

● This Home

13336 Lake Breeze Lane, Willis, TX 77318

Montgomery County · 30.43°N, 95.56°W

veterinary

North Pines Animal Hospital

0.6 mi · 1 within 2 mi

gym

Lion’s Den Fitness

0.7 mi · 1 within 2 mi

grocery

—

0.8 mi · 3 within 2 mi

post_office

Lone Star Post, Pack and Parcel

1.1 mi · 1 within 2 mi

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