Schools

§ 03

District

Elementary	CREEKSIDE EL	C
Middle	OAK HILLS J H	A
High	LAKE CREEK H S CCMR 91% · Grad 97%	A

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 1419 Willoughby Mills Lane, located in the highly sought-after Fairwater community. This beautiful CastleRock home features amazing preconstruction upgrades, including wood laminate flooring, upgraded kitchen appliances, a stunning centerpiece fireplace, abundant cabinetry and storage, wrought-iron railings, and oversized three-car garage. The home offers generous counter space, soaring ceilings, a relaxing balcony, dedicated home office, spacious backyard, beautiful accent walls, and an impressive game room. Zoned to Montgomery ISD (Lake Creek), Fairwater offers scenic walking trails, a community park, and neighborhood amenities, The home is also conveniently located approximately 3 minutes to the schools. Enjoy the rolling hills, beautiful scenery, and peaceful surroundings this exceptional property has to offer. SCHEDULE YOUR PRIVATE TOUR TODAY!!

Features

§ 02

Interior

Balcony
Double Vanity
Entrance Foyer
Granite Counters
High Ceilings
Kitchen Island
Kitchen Family Room Combo
Bath In Primary Bedroom
Soaking Tub
Separate Shower
Tub Shower
Vaulted Ceilings
Walk In Pantry
Wired For Sound
Window Treatments
Ceiling Fans
Programmable Thermostat
Dishwasher

Exterior & lot

Balcony
Covered Patio
Fully Fenced
Sprinkler Irrigation
Porch
Patio
Private Yard
Cleared
Greenbelt
Subdivision
Backs To Greenbelt Park
Pond On Lot
Covered
Deck
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Picnic Area
Playground
Pickleball
Park
Trash
Security System Leased
Smoke Detectors
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2020
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	3,055 sq ft
Living Area Source	Appraiser
Building Area Total	3,055 sq ft
Foundation	Slab
Construction	Brick, Cement Siding
Roof	Composition

Rooms & Baths

Bedrooms	5
Bathrooms (total)	4
Bathrooms Full	3
Bathrooms Half	1
Rooms Total	9
Fireplaces	1
Fireplace Features	Electric

Interior

Interior Features	Balcony, Double Vanity, Entrance Foyer, Granite Counters, High Ceilings, Kitchen Island, Kitchen Family Room Combo, Bath In Primary Bedroom, Soaking Tub, Separate Shower, Tub Shower, Vaulted Ceilings, Walk In Pantry, Wired For Sound, Window Treatments, Ceiling Fans, Programmable Thermostat
Flooring	Carpet, Laminate
Appliances	Dishwasher, Gas Cooktop, Disposal, Gas Oven, Microwave, Energy Star Qualified Appliances
Laundry	Washer Hookup, Electric Dryer Hookup
Windows	Low Emissivity Windows, Window Coverings
Security	Security System Leased, Smoke Detectors

Exterior

Exterior Features	Balcony, Covered Patio, Fully Fenced, Sprinkler Irrigation, Porch, Patio, Private Yard
Patio / Porch	Balcony, Covered, Deck, Patio, Porch
Pool Private	No

Parking & Garage

Garage Spaces	3
Attached Garage	Yes
Parking Features	Attached, Garage, Oversized

Lot

Lot Size (acres)	0.1868
Lot Size Source	Appraiser
Lot Features	Cleared, Greenbelt, Subdivision, Backs To Greenbelt Park, Pond On Lot
Direction Faces	Northwest

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Fairwater
Road Surface	Concrete
Postal Code	77316

Utilities

Heating	Central, Gas, Zoned
Cooling	Central Air, Electric, Zoned
Water Source	Public
Sewer	Public Sewer
Energy Efficient	Appliances, Insulation, Thermostat, Windows

HOA / Association

HOA	Yes
HOA Fee	$900
HOA Fee Frequency	Annually
HOA Name	Vision Communities Management
Fee Includes	Common Areas
Amenities	Picnic Area, Playground, Pickleball, Park, Trash

Taxes, Terms & Disclosures

Tax Annual Amount	$10,047 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	2.34%
Parcel #	497998
Legal Description	S503202 - FAIRWATER 02, BLOCK 1, LOT 4
Listing Terms	Cash, Conventional, FHA
Lease Considered	No
Disclosures	None

Room Layout

§ 04 · 9 rooms · MLS-supplied

Main level · 4

Family Room	17x18
Dining Room	17x12
Primary Bedroom	15x16
Office	13x11

Second level · 5

Bedroom	11x13
Bedroom	12x11
Bedroom	12x11
Bedroom	13x12
Game Room	17x13

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

1.3700

TOTAL TAX RATE · PER $100 ASSESSED · 2025

JurisdictionMontgomery County MUD 166 CountyMontgomery TCEQ District ID5857644 Bonded indebtedness$88,600,000 Current year rate— FetchedApr 23, 2026

● Rate not extracted

● 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 1.4100 Resolved MUD jurisdiction Montgomery County MUD 166 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$3,413

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,576 Property tax$837 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,413

Yearly HOA fee $900

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

3.0255%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

1.41%

→ stable

School

1.09%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.15%

→ stable

HOA & Community

§ 05

● HOA details

$900

ANNUALLY

Association nameVision Communities Management Management co.— Website— Phone— Cert on filehoa.texas.gov

Fee includes

CommonAreas

● Community amenities

pharmacy

CVS Pharmacy · 1.2mi
CVS Pharmacy · 1.5mi
CVS Pharmacy · 1.2mi

restaurant

Chick-fil-A · 1.2mi
Crepes of Brittany · 1.4mi
Chipotle · 1.2mi

gym

HOTWORX - Montgomery, TX - HWY 105 · 1.2mi
F45 Training West Lake Conroe · 1.4mi
F45 Training West Lake Conroe · 1.2mi

urgent_care

CareNow Urgent Care - Montgomery · 1.2mi
CareNow Urgent Care - Montgomery · 1.5mi
Memerial Hermann CoHealth Urgent Care · 19.1mi

veterinary

PetVet Vaccination Clinic · 1.3mi
Lund Michelle D DVM · 1.3mi
PetVet Vaccination Clinic · 1.3mi

bank

Simmons Bank · 1.3mi
PNC ATM · 1.4mi
PNC Bank · 1.4mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

MidSouth Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

2,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 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

+ 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

4 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

Fairwater

TIER: SUBDIVISION

Subdivision name (MLS)Fairwater City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision574 Active now17 Sold (last 12 mo)9 Curated amenities60

● Year-built distribution

2020s 17

Fire Protection

§ 11

Nearest station

Montgomery Fire Department Station 51

· Montgomery

Distance

2.0 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694403 · ACS 2023

Median HH income

$75,433

ACS 2023

Median home value

$227,800

Census self-report

Owner-occupied

73%

1,225 housing units

Bachelor's+

26%

Adults 25+

Median age

37.3

Population 3,012

Work from home

15%

of commuters

Commute 45min+

24%

of commuters

Below poverty

13.0%

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

1419 Willoughby Mills Lane, Montgomery, TX 77316

Montgomery County · 30.37°N, 95.67°W

pharmacy

CVS Pharmacy

1.2 mi · 2 within 2 mi

restaurant

Chick-fil-A

1.2 mi · 6 within 2 mi

gym

F45 Training West Lake Conroe

1.2 mi · 3 within 2 mi

urgent_care

CareNow Urgent Care - Montgomery

1.2 mi · 1 within 2 mi

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