Schools

§ 03

District

Elementary	AUDUBON EL	A
Middle	MAGNOLIA PARKWAY J H	N/R
High	MAGNOLIA H S CCMR 93% · Grad 97%	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

WHY WAIT TO BUILD? Waterfront, like new, & move-in ready in Audubon! This upgraded one-story home offers 4 bedrooms, 3 full baths and 2,137 sq. ft. overlooking Whistling Duck Lake, a premium view that's not found with new construction. Enjoy peaceful lake views from the extended covered patio, living room and primary suite. The bright, open layout connects the kitchen, dining and living areas, with quartz counters, upgraded cabinets, designer lighting and elegant tile flooring. A private flex room with en-suite bath and walk-in closet offers flexibility for guests, multigenerational living, or a home office. Valuable upgrades, including a generator with whole-house hookup, allow you to start enjoying your home without waiting on construction or major improvements. HOA-maintained front landscaping means more time to enjoy Audubon's trails, resort-style pool and splash pad. Convenient to shopping, dining and major roadways. Skip new construction and start enjoying your lake view today!

Features

§ 02

Interior

Breakfast Bar
Double Vanity
En Suite Bathroom
Kitchen Island
Kitchen Family Room Combo
Main Level Primary
Pantry
Quartz Counters
Soaking Tub
Separate Shower
Tub Shower
Walk In Closets
Window Treatments
Ceiling Fans
Living Dining Room
Programmable Thermostat
Dishwasher
Electric Oven

Exterior & lot

Covered Patio
Deck
Fully Fenced
Fence
Irrigation Sprinklers
Patio
Subdivision
Views
Waterfront
Back Yard
Covered
Roof: Composition
Foundation: Slab
Attached
Garage
Association

Community

Clubhouse
Maintenance Grounds
Lake Or Pond
Playground
Park
Pool
Trails
Prewired
Smoke Detectors
Lake
Water
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2025
Year Built Source	Builder
New Construction	No
Builder Name	Perry Homes

Building

Stories	1
Levels	One
Living Area	2,137 sq ft
Living Area Source	Appraiser
Building Area Total	2,137 sq ft
Foundation	Slab
Construction	Brick, Stone
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	3
Bathrooms Full	3
Bathrooms Half	0
Rooms Total	12

Interior

Interior Features	Breakfast Bar, Double Vanity, En Suite Bathroom, Kitchen Island, Kitchen Family Room Combo, Main Level Primary, Pantry, Quartz Counters, Soaking Tub, Separate Shower, Tub Shower, Walk In Closets, Window Treatments, Ceiling Fans, Living Dining Room, Programmable Thermostat
Flooring	Carpet, Tile
Appliances	Dishwasher, Electric Oven, Gas Cooktop, Disposal, Microwave, Dryer, Refrigerator, Tankless Water Heater, Washer
Laundry	Washer Hookup, Electric Dryer Hookup
Windows	Window Coverings
Security	Prewired, Smoke Detectors
Indoor Air Quality	Ventilation

Exterior

Exterior Features	Covered Patio, Deck, Fully Fenced, Fence, Irrigation Sprinklers, Patio
Patio / Porch	Covered, Deck, Patio
Fencing	Back Yard
Pool Private	No
Pool Features	Association
Waterfront	Yes
Waterfront Features	Waterfront
View	Yes
View Type	Lake, Water

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (sq ft)	5,664
Lot Size (acres)	0.1300
Lot Size Source	Appraiser
Lot Features	Subdivision, Views, Waterfront

Location

County	Montgomery
MLS Area Major	15
MLS Area Minor	Magnolia/1488 West
Subdivision	Audubon
Road Surface	Concrete
Postal Code	77354

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric, Zoned
Water Source	Public, Other
Sewer	Public Sewer, Other
Electric	Generator
Energy Efficient	Thermostat, Water Heater

HOA / Association

HOA	Yes
HOA Fee	$1,850
HOA Fee Frequency	Annually
HOA Name	Audubon HOA/Goodwin & Company
Fee Includes	Clubhouse, Maintenance Grounds, Recreation Facilities
Amenities	Clubhouse, Maintenance Grounds, Lake Or Pond, Playground, Park, Pool, Trails

Taxes, Terms & Disclosures

Parcel #	554823
Legal Description	S221206 - AUDUBON CREEKSIDE NORTH 06, BLOCK 1, LOT 32
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure, Other

Room Layout

§ 04 · 12 rooms · MLS-supplied

Main level · 12

Porch	10 x 17
Dining Room	16 x 10
Kitchen	9.5 x 11.5
Bedroom	10.5 x 11
Bedroom	10.5 x 11
Bathroom	8 x 5
Utility Room	10 x 5
Bedroom	10.5 x 11
Bathroom	9 x 5
Living Room	16 x 16
Primary Bedroom	13 x 16.5
Primary Bathroom	12.5 x 10

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

1.1500

TOTAL TAX RATE · PER $100 ASSESSED · 2025

JurisdictionAudubon MUD 2 CountyMontgomery TCEQ District ID5860088 Bonded indebtedness$287,000,000 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 1.4500 Resolved MUD jurisdiction Audubon MUD 2 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$3,326

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,341 Property tax$985 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,326

Yearly HOA fee $1,850

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

3.0308%

ALL 7 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

0.96%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

1.70%

→ stable

HOA & Community

§ 05

● HOA details

$1,850

ANNUALLY

Association nameAudubon HOA/Goodwin & Company Management co.Goodwin Websitevisit Phone(855) 289-6007 Cert on filehoa.texas.gov

Fee includes

Clubhouse · MaintenanceGrounds · RecreationFacilities

● Community amenities

park

Woodwind Lakes Park 3 · 0.1mi
Bane Park · 0.7mi
· 1.2mi

grocery

Royal Mart · 0.2mi
Tejas Market · 0.3mi
· 1.1mi

gym

· 0.2mi
Magnolia Fitness Center · 2.6mi
Magnolia Fitness Center · 2.9mi

pharmacy

CVS Pharmacy · 0.2mi
Brookshire Brothers Pharmacy · 2.5mi
Brookshire Brothers Pharmacy · 2.8mi

restaurant

Pizza Hut · 0.3mi
Rudy's Country Store & Bar-B-Q · 0.5mi
Wendys · 1.5mi

gas_station

Tejas · 0.3mi
Chevron · 1.9mi

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

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

2,000 / 1,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 1,000 Mbps

● LOW LATENCY

Fiber to the Premises

Centric Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Nextlink

500 / 100 Mbps

● LOW LATENCY

+ 7 additional provider(s)

Environmental Risk

§ 08

A

FEMA Zone

Zone AE · Special Flood Hazard Area

1% annual chance of flooding (100-year floodplain). Flood insurance typically required.

PANEL 48339C SFHA YES 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)

D1 · Moderate

US Drought Monitor county reading, week of 2026-10-13.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Oct 16, 2026.

Recent Comparable Sales

§ 09

8 comparable sales nearby · sold median $159/SFAddress-level sold detail is available to registered users. Reach out to Allen for the full comparable-sales report.

Subdivision & Master Plan

§ 10

● Master plan

Audubon

TIER: SUBDIVISION

Subdivision name (MLS)Audubon City · ZIPMagnolia · 77354 CountyMontgomery Listings in subdivision949 Active now72 Sold (last 12 mo)72 Curated amenities60

● Year-built distribution

2005s 1 2010s 1 2020s 7 2025s 63

Fire Protection

§ 11

Nearest station

Magnolia Volunteer Fire Department Station 188

· Magnolia

Distance

2.5 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694603 · ACS 2023

Median HH income

$97,750

ACS 2023

Median home value

$418,700

Census self-report

Owner-occupied

85%

1,482 housing units

Bachelor's+

32%

Adults 25+

Median age

37.6

Population 4,410

Work from home

12%

of commuters

Commute 45min+

22%

of commuters

Below poverty

11.6%

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

14858 Whistling Duck Lane, Magnolia, TX 77354

Montgomery County · 30.23°N, 95.71°W

park

Woodwind Lakes Park 3

0.1 mi · 5 within 2 mi

grocery

Royal Mart

0.2 mi · 5 within 2 mi

gym

—

0.2 mi · 1 within 2 mi

pharmacy

CVS Pharmacy

0.2 mi · 1 within 2 mi

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