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

Beautiful 2-acre wooded homesite in the desirable Republic Grand Ranch community. This high-elevation lot includes a professionally designed drainage easement, ensuring proper water flow and providing added peace of mind with no history of flooding. The easement runs through the middle of the property giving you the option to build in front of it or behind it! Feature it as you wish! Enjoy privacy, mature trees, and plenty of space to build your dream home, with room for a shop, guest home, or outdoor living. Community features include paved roads, underground utilities, low taxes, no MUD, walking/hiking trails, parks and a private, stocked 8-acre fishing lake. A rare opportunity to own land in a growing, upscale acreage community—schedule your showing today!

Features

§ 02

Interior

Not provided

Exterior & lot

Subdivision
Wooded

Community

Lake Or Pond
Picnic Area
Park
Trails

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	2.0200
Lot Size Source	Appraiser
Lot Features	Subdivision, Wooded
Additional Parcels	Yes
Additional Parcel Info	82820803500

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Republic Grand Ranch Sec 9
Road Surface	Concrete
Postal Code	77378

Utilities

Water Source

Public

HOA / Association

HOA	Yes
HOA Fee	$495
HOA Fee Frequency	Annually
HOA Name	RGR POA
Fee Includes	Common Areas, Recreation Facilities
Amenities	Lake Or Pond, Picnic Area, Park, Trails

Taxes, Terms & Disclosures

Tax Annual Amount	$2,792 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.89%
Parcel #	540909
Legal Description	S828208 - REPUBLIC GRAND RANCH 08, BLOCK 2, LOT 22
Listing Terms	Cash, Conventional
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

$1,121

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$888 Property tax$233 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,121

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 nameRGR POA Management co.— Website— Phone— Cert on filepending

Fee includes

CommonAreas · RecreationFacilities

● Community amenities

place_of_worship

Center Hill Church · 1.9mi

grocery

Country Market · 6.3mi

gas_station

Midway Shell · 6.4mi

pharmacy

H-E-B Pharmacy · 7.9mi

hospital

The Emergency Center at Conroe · 10.0mi

hospital_er

The Emergency Center at Conroe · 10.0mi

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

No comps within 0.5 mi in the last 90 daysExpand the search radius via the "Full report" CTA.

Subdivision & Master Plan

§ 10

● Master plan

Republic Grand Ranch Sec 9

TIER: SUBDIVISION

Subdivision name (MLS)Republic Grand Ranch Sec 9 City · ZIPWillis · 77378 CountyMontgomery Listings in subdivision6 Active now3 Sold (last 12 mo)0 Curated amenities6

● Year-built distribution

2025s 1

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

15896 Ridge Oak Road, Willis, TX 77378

Montgomery County · 30.47°N, 95.36°W

place_of_worship

Center Hill Church

1.9 mi · 1 within 2 mi

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