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

Escape to the peaceful beauty of Republic Grand Ranch, where this gorgeous 2-acre wooded homesite offers the perfect balance of privacy, nature, and convenience. Located just north of The Woodlands and Lake Conroe—and less than an hour from Lake Livingston—you’ll enjoy easy access to shopping, dining, entertainment, and endless outdoor recreation. This thoughtfully planned community features underground utilities and no MUD taxes, preserving both the natural scenery and your investment. Residents can relax by the scenic 8-acre stocked fishing pond, explore the expansive 37-acre park, or enjoy miles of natural surroundings. Horse lovers will appreciate the opportunity of one horse per acre, adding to the community’s peaceful country lifestyle. Bring your dream home to life by choosing from eight approved builders, each ready to help you create a custom home that complements this exceptional setting.

Features

§ 02

Interior

Not provided

Exterior & lot

Wooded

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	2.0000
Lot Size Source	Appraiser
Lot Features	Wooded

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Republic Grand Ranch Sec 11
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	$276 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.16%
Parcel #	821241
Legal Description	REPUBLIC GRAND RANCH 11 BLK 4 LOT 4
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

$1,074

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,051 Property tax$23 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,074

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 filepending

● Community amenities

place_of_worship

Center Hill Church · 1.8mi

grocery

Country Market · 7.0mi

gas_station

Midway Shell · 7.0mi

pharmacy

H-E-B Pharmacy · 8.1mi

hospital

The Emergency Center at Conroe · 10.4mi

hospital_er

The Emergency Center at Conroe · 10.4mi

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

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

—

TIER: NEIGHBORHOOD

Subdivision name (MLS)— City · ZIP— County— Listings in subdivision— Active now1 Sold (last 12 mo)0 Curated amenities6

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

Punkin - Evergreen Volunteer Fire Department

· New Waverly

Distance

5.9 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

15940 Forest Grove Drive, Willis, TX 77378

Montgomery County · 30.49°N, 95.38°W

place_of_worship

Center Hill Church

1.8 mi · 1 within 2 mi

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