Homes for Sale/Montgomery County/Willis/Shadow Bay 01
Active MLS #21853710 · 42 days on market

14189 Shadow Bay Drive

Willis, TX 77318
Subdivision  ·  Shadow Bay 01
List Price
$129,000
$96/SF
Beds
3
Baths
2
Sq Ft
1,344
Built
1989
Lot
0.42 ac
Garage
0-car
County
Montgomery
Tax Rate
1.80%

Schools

§ 03
District
Elementary C C HARDY EL D
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

Completely remodeled, this stunning 3-bed, 2-bath home offers over 1,300 sqft of beautifully updated living space in a lake-access community on Lake Conroe! Enjoy peace of mind with upgrades already completed, including new PEX plumbing, new roof, new HVAC, new appliances, fully renovated bathrooms, and fresh interior and exterior paint. Every detail has been thoughtfully updated, making this home truly move-in ready. The open-concept floor plan creates a bright and inviting space that’s perfect for everyday living. Step outside to a huge front porch, ideal for relaxing mornings or evening gatherings. The property also features a generously sized lot (not in a flood zone) and a storage room for added convenience. Located in a community right on the lake, you’ll enjoy the lifestyle of boating, fishing, and waterfront recreation just minutes from your doorstep. This home offers the perfect combination of modern updates, outdoor space, and lake living. Schedule your showing today!

Features

§ 02

Interior

  • All Bedrooms Down
  • Breakfast Bar
  • En Suite Bathroom
  • Full Bath On Main Level
  • Kitchen Island
  • Kitchen Family Room Combo
  • Soaking Tub
  • Ceiling Fans
  • Kitchen Dining Combo
  • Dishwasher
  • Electric Cooktop
  • Electric Oven
  • Disposal
  • Microwave
  • Vinyl
  • Heat: Central
  • Heat: Electric
  • Cool: Central Air

Exterior & lot

  • Covered Patio
  • Porch
  • Patio
  • Subdivision
  • Views
  • Side Yard
  • Covered
  • Deck
  • Roof: Composition
  • Foundation: Block

Community

  • Boat Dock
  • Picnic Area
  • Smoke Detectors
  • Lake
  • Water
  • Style: Traditional
  • Style: Manufactured Home

Property Details

§ 03 · Full MLS record

Property

Property Type Residential
Property Sub Type Manufactured Home
Sub Type Additional Manufactured Home
Architectural Style Traditional, Manufactured Home
Year Built 1989
Year Built Source Owner
New Construction No

Building

Stories 1
Levels One
Living Area 1,344 sq ft
Living Area Source Appraiser
Building Area Total 1,344 sq ft
Foundation Block
Construction Cement Siding
Roof Composition

Rooms & Baths

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

Interior

Interior Features All Bedrooms Down, Breakfast Bar, En Suite Bathroom, Full Bath On Main Level, Kitchen Island, Kitchen Family Room Combo, Soaking Tub, Ceiling Fans, Kitchen Dining Combo
Flooring Vinyl
Appliances Dishwasher, Electric Cooktop, Electric Oven, Disposal, Microwave
Laundry Washer Hookup, Electric Dryer Hookup
Security Smoke Detectors

Exterior

Exterior Features Covered Patio, Porch, Patio
Patio / Porch Covered, Deck, Patio, Porch
Pool Private No
View Yes
View Type Lake, Water

Parking & Garage

Garage Spaces 0

Lot

Lot Size (acres) 0.4192
Lot Size Source Survey
Lot Features Subdivision, Views, Side Yard

Location

County Montgomery
MLS Area Major 39
MLS Area Minor Lake Conroe Area
Subdivision Shadow Bay 01
Road Surface Asphalt
Postal Code 77318

Utilities

Heating Central, Electric
Cooling Central Air, Electric
Water Source Public
Sewer Public Sewer
Energy Efficient Hvac

HOA / Association

HOA Yes
HOA Fee $22
HOA Fee Frequency Monthly
HOA Name ICM Property Management
Amenities Boat Dock, Picnic Area

Taxes, Terms & Disclosures

Tax Annual Amount $2,317 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year 2025 (county roll)
Tax Rate (est.) 1.80%
Parcel # 158106
Legal Description SHADOW BAY 01, BLOCK 11, LOT 16 MH SERIAL # P3739A, T
Listing Terms Cash, Conventional, FHA, Va Loan
Lease Considered No

Room Layout

§ 04 · 3 rooms · MLS-supplied

Main level · 3

Primary Bedroom 14x15
Bedroom 12x12
Bedroom 10x11

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
$968
30-YR FIXED · ADJUST ASSUMPTIONS BELOW
%
%
Principal & interest$775 Property tax$193 Homeowners insuranceTBD
Subtotal (P&I + Tax) $968
Yearly HOA fee $264

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
$22
MONTHLY
Association nameICM Property Management Management co.— Website— Phone— Cert on filemls-trestle
● Community amenities
post_office
Lone Star Post, Pack and Parcel · 1.1mi
USPS Collection Box · 4.4mi
United States Postal Service · 4.8mi
veterinary
North Pines Animal Hospital · 1.7mi
Stone Ridge Veterinary Medical Center · 4.1mi
Lakeway Animal Medical and Surgical Clinic · 4.5mi
daycare
Elite Nannies · 1.8mi
Kid's World Learning Center · 4.0mi
A Touch Of Love ChildCare · 4.1mi
gym
Lion’s Den Fitness · 1.9mi
Anytime Fitness · 4.3mi
pool · 4.3mi
grocery
· 2.0mi
Circle K · 4.1mi
· 2.0mi
bank
Entergy Power Plant · 2.6mi
First Financial Bank · 3.5mi
Circle K ATM · 4.1mi

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
3 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
Shadow Bay 01
TIER: SUBDIVISION
Subdivision name (MLS)Shadow Bay 01 City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision389 Active now21 Sold (last 12 mo)5 Curated amenities60
● Year-built distribution
1975s 5 1980s 3 1985s 1 1990s 1 1995s 4 2005s 1 2010s 2 2025s 1

Fire Protection

§ 11
Nearest station
North Montgomery County Fire Department Station 96
· Willis
Distance
1.3 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
14189 Shadow Bay Drive, Willis, TX 77318
Montgomery County · 30.45°N, 95.56°W
post_office
Lone Star Post, Pack and Parcel
1.1 mi · 1 within 2 mi
veterinary
North Pines Animal Hospital
1.7 mi · 1 within 2 mi
daycare
Elite Nannies
1.8 mi · 1 within 2 mi
gym
Lion’s Den Fitness
1.9 mi · 1 within 2 mi
Interactive map coming in v0.2 — currently showing schematic placement.
● Listing History
Aug 12, 2026 Listed $129,000 Adam Olsen
Dec 31, 1988 Built —
Status change events from HAR MLS (future: full audit trail)
● Disclosures & Attribution
Listed by Adam Olsen · eXp Realty, LLC
Data provided by Houston Realtors Information Service (HAR MLS). Information deemed reliable but not guaranteed. All measurements, square footage, and school assignments should be independently verified. HAR MLS content last updated Sep 17, 2026.
MLS# 21853710 · LIST DATE: Aug 12, 2026 · PARCEL: 158106
R
EHO
REALTOR® · Equal Housing Opportunity
HAR.com Copyright © 2026, Houston Realtors Information Service, Inc. Deemed reliable, not guaranteed — independently verify. HARMLS last updated Sep 23, 2026, 10:44 PM CDT. Properties may subsequently be sold or off-market. Equal Housing Opportunity