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

Peaceful lake living just steps from Lake Conroe! This gorgeously renovated 4-bed home in Shadow Bay offers a sleek modern interior & IS Airbnb/STR-friendly—ideal as a vacation rental or serene full-time escape. Renovated in 2024 w/ new vinyl plank flooring, fresh paint, lighting, hardware & painted cabinets. The kitchen pops w/ SS appliances (fridge incl), deep sink & breakfast bar. The spa-inspired primary suite features a huge custom shower, double sinks & updated vanity. Secondary bath also remodeled! Bonus study w/ closet can be a 4th bedroom. Open-concept living, wood-burning fireplace, utility room, high ceilings & vinyl siding add charm. NEW roof (May 2025), detached 2-car carport, fresh skirting, covered front porch & extended back deck. Sitting on 2 lots w/ RV & boat parking! Low taxes, $22/mo HOA, private fenced boat ramp & lakeside park. Zoned to Willis ISD & close to shopping, dining & marinas—your dream lake retreat awaits!

Features

§ 02

Interior

Breakfast Bar
Double Vanity
High Ceilings
Kitchen Island
Kitchen Family Room Combo
Tub Shower
Vanity
Window Treatments
Ceiling Fans
Kitchen Dining Combo
Living Dining Room
Programmable Thermostat
Dishwasher
Gas Cooktop
Disposal
Gas Oven
Energy Star Qualified Appliances
Plank

Exterior & lot

Deck
Porch
Patio
Private Yard
Subdivision
Roof: Composition
Foundation: Pillar Post Pier
Additional Parking
Detached Carport

Community

Smoke Detectors
Style: Contemporary Modern
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	Contemporary Modern, Manufactured Home
Year Built	1998
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,568 sq ft
Living Area Source	Appraiser
Building Area Total	1,568 sq ft
Foundation	Pillar Post Pier
Construction	Vinyl Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	10
Fireplaces	1
Fireplace Features	Wood Burning

Interior

Interior Features	Breakfast Bar, Double Vanity, High Ceilings, Kitchen Island, Kitchen Family Room Combo, Tub Shower, Vanity, Window Treatments, Ceiling Fans, Kitchen Dining Combo, Living Dining Room, Programmable Thermostat
Flooring	Plank, Vinyl
Appliances	Dishwasher, Gas Cooktop, Disposal, Gas Oven, Energy Star Qualified Appliances
Laundry	Washer Hookup, Electric Dryer Hookup
Windows	Window Coverings
Security	Smoke Detectors

Exterior

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

Parking & Garage

Garage Spaces	0
Carport Spaces	2
Parking Features	Additional Parking, Detached Carport

Lot

Lot Size (acres)	0.2409
Lot Size Source	Appraiser
Lot Features	Subdivision
Additional Parcels	Yes
Additional Parcel Info	86270030600

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Shadow Bay
Postal Code	77318

Utilities

Heating	Propane
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer
Energy Efficient	Appliances, Lighting, Thermostat

HOA / Association

HOA	Yes
HOA Fee	$261
HOA Fee Frequency	Annually
HOA Name	Shadow Bay/ IMC Management

Taxes, Terms & Disclosures

Tax Annual Amount	$1,147 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.51%
Parcel #	158098
Legal Description	SHADOW BAY 01, BLOCK 11, LOT 8, 9, MH SERIAL # SN226035A, TI
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	Seller Disclosure

Room Layout

§ 04 · 10 rooms · MLS-supplied

Main level · 10

Bedroom	11x11
Bathroom	10x5
Bedroom	11x11
Dining Room	14x12
Living Room	18x14
Kitchen	22x14
Utility Room	8x8
Bedroom	12x11
Primary Bedroom	15x13
Primary Bathroom	12x9

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

$1,441

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,345 Property tax$96 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,441

Yearly HOA fee $261

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

$261

ANNUALLY

Association nameShadow Bay/ IMC Management Management co.— Website— Phone— Cert on filepending

● Community amenities

post_office

Lone Star Post, Pack and Parcel · 1.1mi
Lone Star Post, Pack and Parcel · 1.2mi
USPS Collection Box · 4.3mi

veterinary

North Pines Animal Hospital · 1.7mi
North Pines Animal Hospital · 1.7mi
Stone Ridge Veterinary Medical Center · 4.1mi

daycare

Elite Nannies · 1.8mi
Elite Nannies · 1.8mi
Kid's World Learning Center · 4.0mi

gym

Lion’s Den Fitness · 1.9mi
Lion’s Den Fitness · 1.9mi
pool · 4.2mi

grocery

· 2.0mi
· 2.0mi
Circle K · 4.1mi

bank

Entergy Power Plant · 2.6mi
Entergy Power Plant · 2.7mi
First Financial Bank · 3.5mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

10,000 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

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

Shadow Bay

TIER: SUBDIVISION

Subdivision name (MLS)Shadow Bay City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision312 Active now7 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

1975s 1 1980s 1 1995s 2 2015s 1 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

14262 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 · 2 within 2 mi

veterinary

North Pines Animal Hospital

1.7 mi · 2 within 2 mi

daycare

Elite Nannies

1.8 mi · 2 within 2 mi

gym

Lion’s Den Fitness

1.9 mi · 2 within 2 mi

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