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

Lakeside living & MOVE-IN READY. Vacation every day! This 3 bed/2 bath home located in popular Shadow Bay. Lakeside living here! No Flooding issues here. This subdivision offers private lake access, boat ramp, and playground park for residents to use. Purchased in 2015 & well maintained. Some features include stainless appliances, durable wood plank laminate flooring throughout, huge backyard patio, completely fenced yard, & a private double-wide driveway with carport. The kitchen is centrally located, and opens up to the dining & living room. Primary bedroom is located opposite the other two bedrooms & offers an ensuite bathroom plus a walk-in closet. Refrigerator, washer, & dryer are included. Call and make an appointment to see this beautiful home today!

Features

§ 02

Interior

Breakfast Bar
Kitchen Island
Kitchen Family Room Combo
Laminate Counters
Pantry
Tub Shower
Ceiling Fans
Kitchen Dining Combo
Living Dining Room
Programmable Thermostat
Electric Oven
Electric Range
Dryer
Refrigerator
Washer
Laminate
Heat: Central
Heat: Electric

Exterior & lot

Covered Patio
Deck
Fence
Patio
Private Yard
Subdivision
Back Yard
Partial
Covered
Roof: Composition
Foundation: Block
Detached Carport

Community

Basketball Court
Boat Dock
Boat Ramp
Picnic Area
Playground
Park
Smoke Detectors
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	2015
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,144 sq ft
Living Area Source	Appraiser
Building Area Total	1,144 sq ft
Foundation	Block
Construction	Vinyl Siding, Wood Siding
Roof	Composition

Rooms & Baths

Bedrooms	3
Bedrooms Possible	3
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	8
Fireplaces	0

Interior

Interior Features	Breakfast Bar, Kitchen Island, Kitchen Family Room Combo, Laminate Counters, Pantry, Tub Shower, Ceiling Fans, Kitchen Dining Combo, Living Dining Room, Programmable Thermostat
Flooring	Laminate
Appliances	Electric Oven, Electric Range, Dryer, Refrigerator, Washer
Laundry	Washer Hookup, Electric Dryer Hookup
Security	Smoke Detectors
Indoor Air Quality	Ventilation

Exterior

Exterior Features	Covered Patio, Deck, Fence, Patio, Private Yard
Patio / Porch	Covered, Deck, Patio
Fencing	Back Yard, Partial
Pool Private	No

Parking & Garage

Garage Spaces	0
Carport Spaces	1
Parking Features	Detached Carport

Lot

Lot Size (acres)	0.1210
Lot Size Source	Appraiser
Lot Features	Subdivision
Additional Parcels	Yes
Additional Parcel Info	86270029311

Location

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

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$22
HOA Fee Frequency	Monthly
HOA Name	Shadow Bay HOA
Fee Includes	Common Areas, Other, Recreation Facilities
Amenities	Basketball Court, Boat Dock, Boat Ramp, Picnic Area, Playground, Park

Taxes, Terms & Disclosures

Tax Annual Amount	$2,382
Tax Year	2024
Tax Rate (est.)	1.36%
Parcel #	158028
Legal Description	S862700 - SHADOW BAY 01, BLOCK 10, LOT 67, SERIAL # CSS01658
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	None

Room Layout

§ 04 · 8 rooms · MLS-supplied

Main level · 8

Living Room	17' x 12'3"
Dining Room	10'6" x 11'4"
Kitchen	12'5" x 10'1"
Primary Bedroom	8'4" x 9'11"
Primary Bathroom	9'2" x 14'10"
Bedroom	12' x 9'5"
Bedroom	12' x 9'5"
Bathroom	6' x 6'11

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

$1,249

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,050 Property tax$199 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,249

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 nameShadow Bay HOA Management co.— Website— Phone— Cert on filepending

Fee includes

CommonAreas · Other · RecreationFacilities

● 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

1.4 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

14273 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.