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

NEW ROOF PLUS A NEW A/C UNIT are major upgrades to this home that offer peace of mind. The home has also been nicely updated with fresh paint, new quartz countertops in both the kitchen and bathrooms, and beautiful new wood-like tile flooring throughout all four bedrooms. This unique four-bedroom makes great use of its space, offering a comfortable and functional layout with plenty of room for everyone. Step outside to enjoy the decked back porch, perfect for relaxing or entertaining. With four bedrooms, thoughtful use of space, and numerous recent updates, this home offers a unique combination of comfort, functionality, and value. LOW TAXES + NO MUD

Features

§ 02

Interior

Quartz Counters
Dishwasher
Free Standing Range
Disposal
Microwave
Oven
Tile
Heat: Central
Heat: Electric
Cool: Central Air
Cool: Electric
Electric Dryer Hookup

Exterior & lot

Deck
Patio
Subdivision
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Clubhouse
Playground
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2005
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,323 sq ft
Living Area Source	Appraiser
Building Area Total	1,323 sq ft
Foundation	Slab
Construction	Brick
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	6

Interior

Interior Features	Quartz Counters
Flooring	Tile
Appliances	Dishwasher, Free Standing Range, Disposal, Microwave, Oven
Laundry	Electric Dryer Hookup

Exterior

Exterior Features	Deck, Patio
Patio / Porch	Deck, Patio
Pool Private	No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (sq ft)	7,200
Lot Size (acres)	0.1653
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Caddo Village
Postal Code	77378

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$300
HOA Fee Frequency	Annually
HOA Name	Indian Forest Home Owners Ass
Amenities	Clubhouse, Playground

Taxes, Terms & Disclosures

Tax Annual Amount	$3,426
Tax Year	2026
Tax Rate (est.)	1.67%
Parcel #	70248
Legal Description	S321000 - CADDO VILLAGE, LOT 295
Lease Considered	No

Room Layout

§ 04 · 6 rooms · MLS-supplied

Main level · 6

Living Room	16x15
Kitchen	13x14
Primary Bedroom	15x12
Bedroom	11x10
Bedroom	11x10
Bedroom	9x11

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

$1,517

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,231 Property tax$286 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,517

Yearly HOA fee $300

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

$300

ANNUALLY

Association nameIndian Forest Home Owners Ass Management co.— Website— Phone— Cert on filemls-trestle

● Community amenities

park

· 0.2mi
Charles Traylor Memorial Park · 1.4mi
· 1.9mi

gas_station

Shell · 1.4mi
Valero · 2.0mi
Sunoco · 2.0mi

place_of_worship

Pleasant Rose Baptist Church · 1.6mi
First Baptist Church Willis · 3.0mi
Center Hill Church · 3.9mi

grocery

· 1.8mi
7-Eleven · 2.0mi
· 2.0mi

police_station

Willis Police Department · 2.0mi
Conroe Police Department · 7.2mi
Montgomery county sheriffs office · 7.2mi

restaurant

Church's Chicken · 2.1mi
Pizza Shack · 2.1mi
Los Pericos · 2.2mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Frontier

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

1,200 / 35 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

1,000 / 35 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

+ 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 $144/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

Caddo Village

TIER: SUBDIVISION

Subdivision name (MLS)Caddo Village City · ZIPWillis · 77378 CountyMontgomery Listings in subdivision528 Active now9 Sold (last 12 mo)25 Curated amenities60

● Year-built distribution

2005s 9

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department

· Willis

Distance

2.5 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694106 · ACS 2023

Median HH income

$80,590

ACS 2023

Median home value

$214,400

Census self-report

Owner-occupied

74%

1,806 housing units

Bachelor's+

27%

Adults 25+

Median age

27.3

Population 6,047

Work from home

14%

of commuters

Commute 45min+

28%

of commuters

Below poverty

23.7%

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

14091 Running Bear Drive, Willis, TX 77378

Montgomery County · 30.44°N, 95.45°W

park

—

0.2 mi · 6 within 2 mi

gas_station

Shell

1.4 mi · 3 within 2 mi

place_of_worship

Pleasant Rose Baptist Church

1.6 mi · 1 within 2 mi

grocery

—

1.8 mi · 1 within 2 mi

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