Schools

§ 03

District

Elementary	C C HARDY EL	D
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

Located just east of I-45 and 20 minutes north of The Woodlands in Willis, Texas, Emerald Lakes offers an exclusive community with private gated access and spacious one-acre or more homesites. Enjoy the stunning beauty of a 30-acre spring fed lake, rolling hills, and mature hardwoods while fishing in the community's well-stocked lakes. Community amenities include swimming, tennis, fitness facilities, boat and RV storage, and a renovated antique barn clubhouse for hosting memorable gatherings. You'll relish the seclusion of this idyllic community while still having convenient access to Lake Conroe and the plethora of entertainment options available in The Woodlands. Emerald Lakes is zoned to the prestigious Willis Independent School District, and boasts a low 1.78% tax rate without the need for a MUD.

Features

§ 02

Interior

Not provided

Exterior & lot

Interior Lot
Subdivision
Pond On Lot
Rv Access Parking
Association

Community

Clubhouse
Controlled Access
Fitness Center
Lake Or Pond
Pool
Rv Boat Storage
Tennis Courts
Gated
Security Gate

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Interior

Security

Security Gate

Exterior

Pool Features

Association

Parking & Garage

Parking Features

Rv Access Parking

Lot

Lot Size (acres)	1.0500
Lot Size Source	Appraiser
Lot Features	Interior Lot, Subdivision, Pond On Lot

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Emerald Lakes
Road Surface	Concrete
Postal Code	77378

Utilities

Water Source	Public
Sewer	Septic Tank

HOA / Association

HOA	Yes
HOA Fee	$1,450
HOA Fee Frequency	Annually
HOA Name	Emeral Lakes POA
Fee Includes	Clubhouse, Common Areas, Other, Recreation Facilities
Amenities	Clubhouse, Controlled Access, Fitness Center, Lake Or Pond, Pool, Rv Boat Storage, Tennis Courts, Gated

Taxes, Terms & Disclosures

Tax Annual Amount	$1,189 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.68%
Parcel #	372767
Legal Description	S454400 - EMERALD LAKES 01, BLOCK 2, LOT 2, ACRES 1.05
Listing Terms	Cash, Conventional, FHA, Va Loan
Disclosures	None

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

$1,149

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,050 Property tax$99 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,149

Yearly HOA fee $1,450

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

$1,450

ANNUALLY

Association nameEmeral Lakes POA Management co.— Website— Phone(936) 890-2158 Cert on filehoa.texas.gov;tx_comptroller

Fee includes

Clubhouse · CommonAreas · Other · RecreationFacilities

● Community amenities

gas_station

Valero · 0.5mi
Love's · 1.4mi
Volco · 1.5mi

bank

Circle K ATM · 0.8mi
First National Bank Texas · 2.6mi
Chase Bank · 2.6mi

grocery

Circle K · 0.8mi
Bunny Stop · 1.5mi
· 2.3mi

dog_park

Love's · 1.4mi

restaurant

Pizza Hut Express · 1.5mi
· 1.7mi
Pizza Shack · 2.3mi

park

Charles Traylor Memorial Park · 1.7mi
City Park · 2.3mi
· 2.4mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Tachus Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Frontier

5,000 / 5,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Fiber to the Premises

Centric Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

LBR Fixed Wireless

Nextlink

500 / 100 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

+ 7 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

Emerald Lakes

TIER: SUBDIVISION

Subdivision name (MLS)Emerald Lakes City · ZIPWillis · 77378 CountyMontgomery Listings in subdivision321 Active now5 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

2020s 2 2025s 2

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department

· Willis

Distance

2.2 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694105 · ACS 2023

Median HH income

$61,678

ACS 2023

Median home value

$109,600

Census self-report

Owner-occupied

58%

2,217 housing units

Bachelor's+

11%

Adults 25+

Median age

47.7

Population 5,037

Work from home

9%

of commuters

Commute 45min+

9%

of commuters

Below poverty

14.9%

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

1572 Emerald Lakes Drive, Willis, TX 77378

Montgomery County · 30.45°N, 95.48°W

gas_station

Valero

0.5 mi · 3 within 2 mi

bank

Circle K ATM

0.8 mi · 1 within 2 mi

grocery

Circle K

0.8 mi · 2 within 2 mi

dog_park

Love's

1.4 mi · 1 within 2 mi

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