Schools

§ 03

District

Elementary	GREENLEAF EL	D
Middle	SPLENDORA J H	D
High	SPLENDORA H S CCMR 71% · Grad 94%	C

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

Welcome to this stunning, like-new home featuring Lennar's highly sought-after Knightley floor plan in the peaceful Townsend Reserve community. Designed for modern living, this light and airy sanctuary boasts a spacious, open-concept layout that flows effortlessly from room to room. Windows bathe the entire main living area in abundant natural light, creating a warm and inviting atmosphere. Perfect for families and commuters alike, this property offers convenience with quick, easy in-and-out access to major highways like I-69. You are just minutes away from top-rated Splendora ISD schools, fantastic shopping, dining at Valley Ranch Town Center, and the neighborhood's pool, parks, basketball court, pickleball court, soccer goal and batting cage. Don't miss this perfect blend of comfort, contemporary design, and exceptional accessibility!

Features

§ 02

Interior

All Bedrooms Down
Kitchen Island
Kitchen Family Room Combo
Main Level Primary
Split Bedrooms
Separate Shower
Walk In Closets
Kitchen Dining Combo
Living Dining Room
Dishwasher
Gas Cooktop
Disposal
Gas Oven
Microwave
Dryer
Energy Star Qualified Appliances
Refrigerator
Washer

Exterior & lot

Covered Patio
Fully Fenced
Patio
Subdivision
Covered
Deck
Roof: Composition
Foundation: Slab
Attached
Garage
Association

Community

Basketball Court
Clubhouse
Picnic Area
Playground
Pickleball
Park
Pool
Trails
Smoke Detectors
Style: Contemporary Modern

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Contemporary Modern
Year Built	2023
Year Built Source	PublicRecords
New Construction	No
Builder Name	Lennar

Building

Stories	1
Levels	One
Living Area	1,830 sq ft
Living Area Source	Appraiser
Building Area Total	1,830 sq ft
Foundation	Slab
Construction	Cement Siding
Roof	Composition

Rooms & Baths

Bedrooms	3
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	11

Interior

Interior Features	All Bedrooms Down, Kitchen Island, Kitchen Family Room Combo, Main Level Primary, Split Bedrooms, Separate Shower, Walk In Closets, Kitchen Dining Combo, Living Dining Room
Flooring	Carpet, Plank, Vinyl
Appliances	Dishwasher, Gas Cooktop, Disposal, Gas Oven, Microwave, Dryer, Energy Star Qualified Appliances, Refrigerator, Washer
Laundry	Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup
Windows	Low Emissivity Windows
Security	Smoke Detectors

Exterior

Exterior Features	Covered Patio, Fully Fenced, Patio
Patio / Porch	Covered, Deck, Patio
Pool Private	No
Pool Features	Association

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size Source	NotAvailable
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	40
MLS Area Minor	Cleveland Area
Subdivision	Townsend Reserve
Road Surface	Asphalt
Postal Code	77372

Utilities

Heating	Central, Electric, Gas
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer
Energy Efficient	Appliances, Hvac, Lighting, Windows

HOA / Association

HOA	Yes
HOA Fee	$605
HOA Fee Frequency	Annually
HOA Name	Principal Management Group HOU
Amenities	Basketball Court, Clubhouse, Picnic Area, Playground, Pickleball, Park, Pool, Trails

Taxes, Terms & Disclosures

Tax Annual Amount	$6,570 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	2.74%
Parcel #	543653
Legal Description	S931302-Townsend Reserve 02 Block 6, Lot 18
Lease Considered	No
Disclosures	Municipal Utility District Disclosure

Room Layout

§ 04 · 11 rooms · MLS-supplied

Main level · 11

Primary Bedroom	14x14
Primary Bathroom	—
Utility Room	—
Kitchen	15x12
Office	9x11
Bedroom	10x10
Bedroom	10x10
Bathroom	—
Family Room	5x16
Breakfast Room Nook	15x10
Porch	13x9

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

1.5000

TOTAL TAX RATE · PER $100 ASSESSED · 2021

JurisdictionMontgomery County MUD 185 CountyMontgomery TCEQ District ID5857707 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 1.5000 Resolved MUD jurisdiction Montgomery County MUD 185 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$1,989

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,441 Property tax$548 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,989

Yearly HOA fee $605

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

3.3850%

ALL 6 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

1.50%

→ stable

School

1.25%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

HOA & Community

§ 05

● HOA details

$605

ANNUALLY

Association namePrincipal Management Group HOU Management co.— Website— Phone— Cert on filemls-trestle

● Community amenities

grocery

· 2.7mi
· 2.7mi
Circle K · 4.0mi

restaurant

Subway · 3.2mi
Ice House · 3.5mi
Subway · 3.2mi

place_of_worship

Pilgrim Rest Church · 3.3mi
Pilgrim Rest Church · 3.4mi
Countryside United Methodist Church · 3.2mi

post_office

United States Postal Service · 3.4mi
United States Postal Service · 3.4mi
Resident's mail boxes for 1485 RV Park · 6.8mi

police_station

Splendora Police Department · 3.5mi
Splendora Police Department · 3.5mi
Woodbranch Police Department · 4.4mi

park

· 3.6mi
Challenge Matrix · 3.7mi
Challenge Matrix · 3.6mi

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

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Tachus Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

2,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Centric Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

+ 6 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

8 comparable sales nearby · sold median $140/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

Townsend Reserve

TIER: SUBDIVISION

Subdivision name (MLS)Townsend Reserve City · ZIPSplendora · 77372 CountyMontgomery Listings in subdivision663 Active now52 Sold (last 12 mo)74 Curated amenities60

● Year-built distribution

2020s 14 2025s 37

Fire Protection

§ 11

Nearest station

Splendora Fire Department Station 161

Distance

3.1 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339692702 · ACS 2023

Median HH income

$96,097

ACS 2023

Median home value

$278,100

Census self-report

Owner-occupied

82%

1,649 housing units

Bachelor's+

22%

Adults 25+

Median age

33.5

Population 5,157

Work from home

15%

of commuters

Commute 45min+

8%

of commuters

Below poverty

7.4%

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

13986 Manatee Street, Splendora, TX 77372

Montgomery County · 30.24°N, 95.21°W

No curated amenities within 2 mi yet.

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