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

TURNKEY INVESTMENT OPPORTUNITY. Property is being sold subject to the existing lease. barely lived-in townhome located in the exclusive, manned gated community of Point Aquarius. This beautifully crafted custom home offers a perfect blend of style and comfort, featuring eye-catching statement lighting, designer tile work, and a private balcony off the spacious primary suite ideal for relaxing. The gourmet kitchen is a standout, complete with stainless steel appliances, soft-close cabinetry, under-cabinet lighting, a large pantry, pot filler at the cooktop, and a unique butcher block sink system—perfect for both everyday living and entertaining. Point Aquarius offers an exceptional lifestyle with great amenities, including a private boat ramp to Lake Conroe, marina, community pool, tennis and basketball courts, playgrounds, and more. * Interior Photos shown are of the unit next door which is exactly similar, but opposite swing*

Features

§ 02

Interior

Breakfast Bar
Balcony
High Ceilings
Kitchen Family Room Combo
Pot Filler
Split Bedrooms
Self Closing Drawers
Walk In Pantry
Walk In Closets
Ceiling Fans
Kitchen Dining Combo
Programmable Thermostat
Dishwasher
Electric Oven
Gas Cooktop
Disposal
Microwave
Carpet

Exterior & lot

Tennis Courts
Backs To Greenbelt Park
Roof: Composition
Foundation: Slab
Attached
Garage
Garage Door Opener

Community

Gated
Guard
Controlled Access
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Townhouse
Sub Type Additional	Townhouse
Architectural Style	Traditional
Year Built	2024
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	1,895 sq ft
Living Area Source	Appraiser
Building Area Total	1,895 sq ft
Foundation	Slab
Construction	Brick, Cement Siding, Stone
Roof	Composition

Rooms & Baths

Bedrooms	3
Bathrooms (total)	3
Bathrooms Full	2
Bathrooms Half	1
Rooms Total	6
Fireplaces	1
Fireplace Features	Electric

Interior

Interior Features	Breakfast Bar, Balcony, High Ceilings, Kitchen Family Room Combo, Pot Filler, Split Bedrooms, Self Closing Drawers, Walk In Pantry, Walk In Closets, Ceiling Fans, Kitchen Dining Combo, Programmable Thermostat
Flooring	Carpet, Laminate
Appliances	Dishwasher, Electric Oven, Gas Cooktop, Disposal, Microwave
Laundry	Laundry In Utility Room
Security	Controlled Access

Exterior

Exterior Features	Tennis Courts
Pool Private	No

Parking & Garage

Attached Garage	Yes
Parking Features	Attached, Garage, Garage Door Opener

Lot

Lot Size (sq ft)	2,252
Lot Size Source	Appraiser
Lot Features	Backs To Greenbelt Park

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Point Aquarius 01
Postal Code	77318

Utilities

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

HOA / Association

HOA Fee	$1,350
HOA Fee Frequency	Annually
HOA Name	Point Aquarius
Fee Includes	Common Areas, Recreation Facilities
Amenities	Gated, Guard

Taxes, Terms & Disclosures

Tax Annual Amount	$5,320 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.67%
Parcel #	141218
Legal Description	S809001 - POINT AQUARIUS 01, BLOCK 9, LOT 5
Listing Terms	Cash, Conventional, FHA, Investor Financing, Texas Vet, Va Loan
Lease Considered	Yes
Disclosures	None

Room Layout

§ 04 · 6 rooms · MLS-supplied

Main level · 3

Family Room	20x16
Kitchen	12x11
Office	11x11

Second level · 3

Primary Bedroom	17x16
Bedroom	13x11
Bedroom	11x11

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.5100

TOTAL TAX RATE · PER $100 ASSESSED · latest on file

JurisdictionPoint Aquarius MUD CountyMontgomery TCEQ District ID7112000 Bonded indebtedness$21,000,000 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 0.5100 Resolved MUD jurisdiction Point Aquarius MUD Match confidence 79%

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$2,352

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,909 Property tax$443 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,352

Yearly HOA fee $1,350

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 · 5-year history

2.1752%

ALL 6 TAXING DISTRICTS · 2025 BILL

20212022202320242025

MUD

0.51%

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

YearM&OI&STotal MUD rate

2021 0.3500 0.0800 0.4300

2022 0.3200 0.1100 0.4300

2023 0.3000 0.1300 0.4300

2024 0.2930 0.1835 0.4765

2025 0.3353 0.1747 0.5100

HOA & Community

§ 05

● HOA details

$1,350

ANNUALLY

Association namePoint Aquarius Management co.— Website— Phone— Cert on filepending

Fee includes

CommonAreas · RecreationFacilities

● Community amenities

post_office

Lone Star Post, Pack and Parcel · 0.6mi
USPS Collection Box · 3.0mi
United States Postal Service · 5.7mi

park

· 1.6mi
· 3.0mi
· 3.0mi

restaurant

· 2.0mi
Conroe Lake House · 5.0mi
McDonald's · 5.0mi

veterinary

North Pines Animal Hospital · 2.0mi
Shults Erin · 5.0mi
Spring Hill Animal Hospital · 5.2mi

gym

Lion’s Den Fitness · 2.2mi
pool · 2.9mi
April Sound Country Club · 4.5mi

grocery

· 2.3mi
Chevron Food Mart · 4.5mi
· 2.3mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

1,000 Mbps

Fiber available · cable ok

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

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

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

GSO Satellite

HughesNet

100 / 5 Mbps

+ 3 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

1 comparable sale 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

Point Aquarius 01

TIER: SUBDIVISION

Subdivision name (MLS)Point Aquarius 01 City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision544 Active now7 Sold (last 12 mo)6 Curated amenities60

● Year-built distribution

2000s 3 2005s 1 2010s 1 2020s 1

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

1.1 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694210 · ACS 2023

Median HH income

$147,054

ACS 2023

Median home value

$441,100

Census self-report

Owner-occupied

99%

854 housing units

Bachelor's+

43%

Adults 25+

Median age

51.3

Population 2,195

Work from home

10%

of commuters

Commute 45min+

3%

of commuters

Below poverty

6.5%

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

14833 Spica Court, Willis, TX 77318

Montgomery County · 30.43°N, 95.58°W

post_office

Lone Star Post, Pack and Parcel

0.6 mi · 1 within 2 mi

park

—

1.6 mi · 1 within 2 mi

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