Schools

§ 03

District

Elementary	EDWARD B CANNAN EL	C
Middle	LYNN LUCAS MIDDLE	D
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

Discover the perfect blend of serene living and modern convenience in this beautiful lot at Republic Grand Ranch. Located in an exclusive, high-elevation area, this property offers over 400 feet of elevation, ensuring stunning views and a tranquil environment. This unique opportunity presents a lifestyle immersed in nature without compromising on essential amenities. This lot is fully prepared for development, with power and water already installed. The paved roads ensure easy access, and with internet connectivity in place, you can stay connected while enjoying the rural charm. Furthermore, there are no MUD taxes! Nature enthusiasts will appreciate that the entire neighborhood backs up to the national forest, offering endless opportunities for outdoor adventures right at your doorstep. Moreover, the property is conveniently located approximately 20 minutes from Lake Conroe and about 40 minutes from Lake Livingston, providing ample options for boating, fishing, and water sports.

Features

§ 02

Interior

Not provided

Exterior & lot

Subdivision
Wooded

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	2.0100
Lot Size Source	Appraiser
Lot Features	Subdivision, Wooded
Additional Parcels	Yes
Additional Parcel Info	82820711200

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Republic Grand Ranch
Postal Code	77378

Utilities

Water Source

Private

HOA / Association

HOA	Yes
HOA Fee	$495
HOA Fee Frequency	Annually
HOA Name	Republic Grand Ranch POA

Taxes, Terms & Disclosures

Tax Annual Amount	$2,410 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.85%
Parcel #	536971
Legal Description	S828207 - REPUBLIC GRAND RANCH 07, BLOCK 5, LOT 24
Listing Terms	Cash, Conventional, FHA, Va Loan
Disclosures	Other

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

$982

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$781 Property tax$201 Homeowners insuranceTBD

Subtotal (P&I + Tax) $982

Yearly HOA fee $495

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

$495

ANNUALLY

Association nameRepublic Grand Ranch POA Management co.— Website— Phone— Cert on filemls-trestle

● Community amenities

place_of_worship

Center Hill Church · 1.5mi
Center Hill Church · 1.6mi
Old Waverly Church · 4.3mi

bank

ATM (ATM Link, Inc.) · 3.2mi
ATM (ATM Link, Inc.) · 3.2mi
ATM (ATM Link, Inc.) · 3.8mi

park

Royal Forest Community Area · 3.9mi
Royal Forest Community Area · 4.0mi
Royal Forest Playground · 3.9mi

gym

Majestic Youth Sports Center · 5.8mi
Majestic Youth Sports Center · 5.8mi
Throwing Fitness Inc. · 6.0mi

grocery

· 6.2mi
· 6.3mi
· 6.3mi

gas_station

Midway Shell · 6.4mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

8,000 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

Fidium Fiber

2,000 / 2,000 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

Copper

Consolidated Communications

250 / 40 Mbps

● LOW LATENCY

+ 6 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

4 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

Republic Grand Ranch

TIER: SUBDIVISION

Subdivision name (MLS)Republic Grand Ranch City · ZIPWillis · 77378 CountyMontgomery Listings in subdivision863 Active now169 Sold (last 12 mo)50 Curated amenities60

● Year-built distribution

2020s 4 2025s 3

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 93

· Conroe

Distance

4.8 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694107 · ACS 2023

Median HH income

$124,554

ACS 2023

Median home value

$340,400

Census self-report

Owner-occupied

94%

1,479 housing units

Bachelor's+

14%

Adults 25+

Median age

45.6

Population 3,895

Work from home

1%

of commuters

Commute 45min+

13%

of commuters

Below poverty

4.5%

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

15685 Wood Grove Way, Willis, TX 77378

Montgomery County · 30.46°N, 95.38°W

place_of_worship

Center Hill Church

1.5 mi · 2 within 2 mi

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