Schools

§ 03

District

Elementary	EDWARD B CANNAN EL	C
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

Prime opportunity with this unrestricted 1.56-acre hard corner property located at FM 2432 & Twelve Oaks in Willis, TX! 289 FT of frontage on FM 2432 and 250 FT of frontage on Twelve Oaks! Positioned in a highly visible and accessible location, this tract offers excellent potential for commercial or residential use. Conveniently situated just 1 mile from Highway 75 and Downtown Willis, and only 2.1 miles from I-45, providing quick access to major routes, shopping, dining, and local amenities. The property consists of two lots (13382 & 13420 FM 2432). Existing structures on-site are given no value—this is a land value opportunity, ready for your vision and development. Don’t miss this versatile property in a rapidly growing area!

Features

§ 02

Interior

Not provided

Exterior & lot

Corner Lot

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	1.5600
Lot Size Source	Survey
Lot Features	Corner Lot
Additional Parcels	Yes
Additional Parcel Info	42982

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Twelve Oaks
Postal Code	77378

Utilities

Water Source

Public

Taxes, Terms & Disclosures

Tax Annual Amount	$2,339 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.39%
Parcel #	171317
Legal Description	TWELVE OAKS RES A-1, A0248 HENDERSON F K, TR 64, ACRES 1.56
Listing Terms	Cash, Conventional
Disclosures	None

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

$3,798

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,603 Property tax$195 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,798

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

—

ANNUAL

Association name— Management co.— Website— Phone— Cert on filepending

● Community amenities

grocery

Amburn Food Mart · 0.5mi
Willis Supermarket · 1.0mi
· 1.8mi

restaurant

Linna Donuts · 0.5mi
Church's Chicken · 1.0mi
McDonald's · 2.0mi

place_of_worship

Troy Street Church of God in Christ · 0.5mi
Troy Street Church of God in Christ · 0.5mi
College View Baptist Church · 0.6mi

post_office

Hufsmith Post Office · 0.5mi
United States Post Office · 1.6mi
United States Postal Service · 2.7mi

park

· 0.6mi
· 0.8mi
Lindley Park · 0.8mi

urgent_care

UTMB Health Urgent Care, Texas City · 0.8mi
Davam Urgent Care · 2.8mi
Davam Urgent Care · 2.8mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

10,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Tachus Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Frontier

5,000 / 5,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 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

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

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

Twelve Oaks Sec 01

TIER: SUBDIVISION

Subdivision name (MLS)Twelve Oaks Sec 01 City · ZIPTomball · 77375 CountyHarris Listings in subdivision179 Active now5 Sold (last 12 mo)7 Curated amenities60

● Year-built distribution

1965s 1 1970s 1 2020s 1

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department

· Willis

Distance

1.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694103 · ACS 2023

Median HH income

$68,471

ACS 2023

Median home value

$196,300

Census self-report

Owner-occupied

78%

1,299 housing units

Bachelor's+

14%

Adults 25+

Median age

47.6

Population 3,489

Work from home

34%

of commuters

Commute 45min+

23%

of commuters

Below poverty

4.8%

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

13382 Fm 2432 Road, Willis, TX 77378

Montgomery County · 30.42°N, 95.46°W

grocery

Amburn Food Mart

0.5 mi · 1 within 2 mi

restaurant

Linna Donuts

0.5 mi · 2 within 2 mi

place_of_worship

Troy Street Church of God in Christ

0.5 mi · 9 within 2 mi

post_office

Hufsmith Post Office

0.5 mi · 1 within 2 mi

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