Schools

§ 03

District

Elementary	W LLOYD MEADOR EL	B
Middle	HOMER CALFEE MIDDLE	N/R
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

Beautifully renovated 4 bedroom, 4 bath townhome on Lake Conroe, perfectly positioned for sweeping open water views while tucked into a peaceful cove. Enjoy stunning lake views from the covered back patio and two private balconies. Generously sized bedrooms feature spacious closets, complemented by additional hallway storage for exceptional organization throughout the home. Stunning first-floor remodel with raised ceilings and new flooring. An extended back patio enhances outdoor living, with a shared pier just steps away for easy lake access. The nearby boat ramp and marina provide effortless launching and storage, making this the perfect lakefront retreat for relaxation and recreation!

Features

§ 02

Interior

Breakfast Bar
Double Vanity
Entrance Foyer
Granite Counters
High Ceilings
Kitchen Family Room Combo
Bath In Primary Bedroom
Multiple Staircases
Pots And Pan Drawers
Tub Shower
Window Treatments
Ceiling Fans
Living Dining Room
Dryer
Dishwasher
Electric Oven
Electric Range
Disposal

Exterior & lot

Balcony
Storage
Tennis Courts
Backs To Greenbelt Park
Roof: Composition
Foundation: Slab
Additional Parking
Assigned
None

Community

Beach Rights
Basketball Court
Boat Dock
Beach Access
Marina
Boat Ramp
Clubhouse
Controlled Access
Playground
Tennis Courts
Gated
Security Gate
Smoke Detectors
East
North
Lake
Style: Contemporary Modern
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Townhouse
Sub Type Additional	Townhouse
Architectural Style	Contemporary Modern, Traditional
Year Built	1979
Year Built Source	PublicRecords
New Construction	No

Building

Stories	3
Levels	ThreeOrMore
Living Area	2,448 sq ft
Living Area Source	Appraiser
Building Area Total	2,448 sq ft
Foundation	Slab
Construction	Cement Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bedrooms Possible	4
Bathrooms (total)	5
Bathrooms Full	4
Bathrooms Half	1
Rooms Total	6
Fireplaces	0

Interior

Interior Features	Breakfast Bar, Double Vanity, Entrance Foyer, Granite Counters, High Ceilings, Kitchen Family Room Combo, Bath In Primary Bedroom, Multiple Staircases, Pots And Pan Drawers, Tub Shower, Window Treatments, Ceiling Fans, Living Dining Room
Flooring	Carpet, Tile
Appliances	Dryer, Dishwasher, Electric Oven, Electric Range, Disposal, Microwave, Oven, Washer, Refrigerator
Laundry	Laundry In Utility Room, Electric Dryer Hookup
Windows	Low Emissivity Windows, Window Coverings
Security	Security Gate, Controlled Access, Smoke Detectors
Indoor Air Quality	Ventilation

Exterior

Exterior Features	Balcony, Storage, Tennis Courts
Patio / Porch	Balcony
Pool Private	No
Waterfront	Yes
Waterfront Features	Lake, Lake Front, Pier
View	Yes
View Type	East, North, Lake

Parking & Garage

Parking Features

Additional Parking, Assigned, None

Lot

Lot Size (sq ft)	1,259
Lot Size Source	Appraiser
Lot Features	Backs To Greenbelt Park
Direction Faces	Southwest
Additional Parcels	Yes
Additional Parcel Info	57250203300

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Harbour Town Club
Road Surface	Concrete
Postal Code	77318

Utilities

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

HOA / Association

HOA Fee	$3,072
HOA Fee Frequency	Annually
HOA Name	Harbour Town Club
Fee Includes	Clubhouse, Common Areas, Maintenance Grounds, Recreation Facilities
Amenities	Beach Rights, Basketball Court, Boat Dock, Beach Access, Marina, Boat Ramp, Clubhouse, Controlled Access, Playground, Tennis Courts, Gated

Taxes, Terms & Disclosures

Tax Annual Amount	$7,308 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.68%
Parcel #	95809
Legal Description	HARBOUR TOWN CLUB 02, BLOCK 32, LOT 1
Listing Terms	Cash, Conventional, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure, Seller Disclosure

Room Layout

§ 04 · 6 rooms · MLS-supplied

Main level · 2

Living Room	28 x 13
Kitchen	10 x 9

Second level · 2

Primary Bedroom	15 x 15
Bedroom	12 x 13

Third level · 2

Primary Bedroom	15 x 15
Bedroom	12 x 13

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.5700

TOTAL TAX RATE · PER $100 ASSESSED · 2009

JurisdictionMontgomery County Utility District 2 CountyMontgomery TCEQ District ID5858500 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 0.4450 Resolved MUD jurisdiction Montgomery County Utility District 2 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$3,221

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,612 Property tax$609 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,221

Yearly HOA fee $3,072

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

2.1102%

ALL 6 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.70%

→ stable

HOA & Community

§ 05

● HOA details

$3,072

ANNUALLY

Association nameHarbour Town Club Management co.— Website— Phone(936) 856-4378 Cert on filehoa.texas.gov

Fee includes

Clubhouse · CommonAreas · MaintenanceGrounds · RecreationFacilities

● Community amenities

park

· 0.0mi
Ayers Island · 1.8mi
Ayers Island · 1.8mi

grocery

· 1.5mi
Quik Mart · 3.7mi
· 2.4mi

post_office

Lone Star Post, Pack and Parcel · 1.8mi
USPS Collection Box · 3.3mi
Dr. James Field · 5.4mi

police_station

Montgomery County Sheriff - District 5 Patrol · 2.0mi
Willis Police Department · 5.9mi
Conroe Police Department · 7.6mi

veterinary

North Pines Animal Hospital · 2.3mi
Spring Hill Animal Hospital · 3.7mi
Spring Hill Animal Hospital: Curtis Shauna R DVM · 3.7mi

gym

Lion’s Den Fitness · 2.3mi
April Sound Country Club · 3.2mi
pool · 3.3mi

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

Frontier

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Tachus Fiber Internet

1,000 / 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

Licensed Fixed Wireless

AT&T

100 / 20 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

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

Harbour Town Club

TIER: SUBDIVISION

Subdivision name (MLS)Harbour Town Club City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision171 Active now8 Sold (last 12 mo)4 Curated amenities60

● Year-built distribution

1975s 4 1995s 1 2025s 2

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

1.6 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694206 · ACS 2023

Median HH income

$108,591

ACS 2023

Median home value

$273,800

Census self-report

Owner-occupied

73%

1,805 housing units

Bachelor's+

36%

Adults 25+

Median age

50.9

Population 4,429

Work from home

15%

of commuters

Commute 45min+

10%

of commuters

Below poverty

2.0%

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

1427 Bowsprit Point, Willis, TX 77318

Montgomery County · 30.41°N, 95.58°W

park

—

0.0 mi · 5 within 2 mi

grocery

—

1.5 mi · 1 within 2 mi

post_office

Lone Star Post, Pack and Parcel

1.8 mi · 1 within 2 mi

police_station

Montgomery County Sheriff - District 5 Patrol

2.0 mi · 1 within 2 mi

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