Schools

§ 03

District

Elementary	LINCOLN EL	C
Middle	MONTGOMERY J H	C
High	MONTGOMERY H S CCMR 85% · Grad 98%	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

Corner lot is very level. Located in a quiet & quaint community in Montgomery ISD. Low tax base of 1.6! Subdivision has a 10+ acre beautiful lake, club house, & swimming pool. Build a single family home or put a manufactured home on the lot.

Features

§ 02

Interior

Not provided

Exterior & lot

Corner Lot
Level
Subdivision
Association

Community

Boat Ramp
Clubhouse
Pool

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Pool Features

Association

Lot

Lot Size (acres)	0.1263
Lot Size Source	Appraiser
Lot Features	Corner Lot, Level, Subdivision

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Hidden Forest Estate 04
Road Surface	Asphalt
Postal Code	77356

Utilities

Water Source	Public
Sewer	Septic Tank

HOA / Association

HOA	Yes
HOA Fee	$36
HOA Fee Frequency	Annually
HOA Name	Hidden Forest HOA
Fee Includes	Clubhouse, Recreation Facilities
Amenities	Boat Ramp, Clubhouse, Pool

Taxes, Terms & Disclosures

Tax Annual Amount	$334
Tax Year	2024
Tax Rate (est.)	1.39%
Parcel #	5803-04-01600
Legal Description	HIDDEN FOREST EST 04, LOT 16
Listing Terms	Cash, Conventional, Investor Financing, Owner May Carry, Texas Vet, Usda Loan, Va Loan
Disclosures	Owner Is Listing Agent

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

$172

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$144 Property tax$28 Homeowners insuranceTBD

Subtotal (P&I + Tax) $172

Yearly HOA fee $36

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

1.6155%

ALL 4 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.09%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.15%

→ stable

HOA & Community

§ 05

● HOA details

$36

ANNUALLY

Association nameHidden Forest HOA Management co.— Website— Phone— Cert on filepending

Fee includes

Clubhouse · RecreationFacilities

● Community amenities

park

Kelly's Pond Campground · 2.5mi
· 4.9mi
· 5.1mi

place_of_worship

Brownwood Church · 3.0mi
Scott Ridge Church · 3.5mi
· 5.2mi

grocery

· 3.7mi
Chevron Food Mart · 5.0mi
Kroger Marketplace · 5.9mi

gas_station

Chevron · 3.7mi

restaurant

· 4.3mi
Ransom's Steakhouse · 5.8mi
Chronic Tacos · 5.9mi

post_office

USPS Collection Box · 4.4mi
United States Postal Service · 6.1mi
Old US Post Office · 6.3mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

10,000 Mbps

Fiber available · cable ok

Fiber to the Premises

MidSouth Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

1,000 / 1,000 Mbps

● LOW LATENCY

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

+ 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

5 comparable sales nearby · sold median $143/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

Hidden Forest Estate 04

TIER: SUBDIVISION

Subdivision name (MLS)Hidden Forest Estate 04 City · ZIPMontgomery · 77356 CountyMontgomery Listings in subdivision115 Active now5 Sold (last 12 mo)0 Curated amenities59

● Year-built distribution

2020s 2

Fire Protection

§ 11

Nearest station

Montgomery Fire Department Station 55

· Montgomery

Distance

3.3 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694700 · ACS 2023

Median HH income

$113,717

ACS 2023

Median home value

$401,200

Census self-report

Owner-occupied

93%

1,451 housing units

Bachelor's+

40%

Adults 25+

Median age

45.3

Population 3,577

Work from home

27%

of commuters

Commute 45min+

24%

of commuters

Below poverty

8.1%

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

15829 Cottonwood Drive, Montgomery, TX 77356

Montgomery County · 30.48°N, 95.67°W

No curated amenities within 2 mi yet.

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