Schools

§ 03

District

Elementary	MONTGOMERY EL	B
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

Welcome to 161 Peninsula Point Drive in Montgomery’s Waterstone community. Built by StoneManor Homes with elevated design, livability, and lasting quality in mind, this brand-new, never-lived-in home offers 3 bedrooms, 2 bathrooms, and an open-concept layout designed for modern living.

The spacious family room flows seamlessly into the kitchen and dining area, featuring a breakfast bar, island cooktop, and walk-in pantry. The private primary suite includes an en-suite bath with a separate shower and walk-in closet. Don’t miss this opportunity to own a thoughtfully designed new construction home in a growing Montgomery community.

Features

§ 02

Interior

Breakfast Bar
Entrance Foyer
En Suite Bathroom
High Ceilings
Kitchen Island
Kitchen Family Room Combo
Main Level Primary
Pots And Pan Drawers
Quartz Counters
Separate Shower
Walk In Pantry
Walk In Closets
Ceiling Fans
Programmable Thermostat
Dishwasher
Gas Cooktop
Disposal
Gas Oven

Exterior & lot

Covered Patio
Deck
Sprinkler Irrigation
Porch
Patio
Private Yard
Tennis Courts
Subdivision
None
Covered
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Smoke Detectors
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2026
Year Built Source	Builder
New Construction	Yes
Property Condition	New Construction
Builder Name	StoneManor Homes

Building

Stories	1
Levels	One
Living Area	2,096 sq ft
Living Area Source	Builder
Building Area Total	2,096 sq ft
Foundation	Slab
Construction	Brick, Stone
Roof	Composition

Rooms & Baths

Bedrooms	3
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	6

Interior

Interior Features	Breakfast Bar, Entrance Foyer, En Suite Bathroom, High Ceilings, Kitchen Island, Kitchen Family Room Combo, Main Level Primary, Pots And Pan Drawers, Quartz Counters, Separate Shower, Walk In Pantry, Walk In Closets, Ceiling Fans, Programmable Thermostat
Flooring	Carpet, Plank, Tile, Vinyl
Appliances	Dishwasher, Gas Cooktop, Disposal, Gas Oven, Microwave, Cooktop
Laundry	Washer Hookup, Electric Dryer Hookup
Windows	Low Emissivity Windows
Security	Smoke Detectors
Indoor Air Quality	Ventilation

Exterior

Exterior Features	Covered Patio, Deck, Sprinkler Irrigation, Porch, Patio, Private Yard, Tennis Courts
Patio / Porch	Covered, Deck, Patio, Porch
Fencing	None
Pool Private	No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (sq ft)	16,022
Lot Size Source	Survey
Lot Features	Subdivision
Direction Faces	Southwest

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Montgomery County Northwest
Subdivision	Waterstone on Lake Conroe
Postal Code	77356

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer
Energy Efficient	Radiant Attic Barrier, Doors, Hvac, Insulation, Thermostat, Windows

HOA / Association

HOA	Yes
HOA Name	First Service Residential

Taxes, Terms & Disclosures

Tax Annual Amount	$2,745 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.63%
Parcel #	462505
Legal Description	Lot 77 Block 4 Section 2
Lease Considered	No
Disclosures	None

Room Layout

§ 04 · 6 rooms · MLS-supplied

Main level · 6

Family Room	16x17
Primary Bedroom	14x17
Kitchen	13x17
Dining Room	15x11
Bedroom	13x11
Bedroom	13x11

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

$2,841

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,612 Property tax$229 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,841

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

2.0155%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.09%

→ stable

City

0.40%

→ stable

County

0.38%

→ stable

Other districts

0.15%

→ stable

HOA & Community

§ 05

● HOA details

$950

ANNUALLY

Association nameFirst Service Residential Management co.Inframark Websitevisit Phone(281) 870-0585 Cert on filehoa.texas.gov

● Community amenities

park

· 0.2mi
· 0.4mi
· 0.4mi

gym

Spring Fitness Montgomery · 0.4mi
Spring Fitness Montgomery · 0.6mi
HOTWORX - Montgomery, TX - HWY 105 · 1.1mi

restaurant

Ransom's Steakhouse · 0.9mi
Chronic Tacos · 0.9mi
Taste of China · 0.9mi

grocery

Kroger Marketplace · 0.9mi
Kroger Marketplace · 1.0mi
Brookshire Brothers · 1.4mi

bank

Coinstar Kiosk · 0.9mi
Coinstar Kiosk · 1.0mi
Simmons Bank · 1.1mi

library

Charles B. Stewart — West Branch Library · 1.0mi
Charles B. Stewart — West Branch Library · 1.1mi

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

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

2,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

+ 5 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_LOMC1

🌡 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

2 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

Waterstone on Lake Conroe

TIER: SUBDIVISION

Subdivision name (MLS)Waterstone on Lake Conroe City · ZIPMontgomery · 77356 CountyMontgomery Listings in subdivision232 Active now5 Sold (last 12 mo)11 Curated amenities60

● Year-built distribution

2025s 5

Fire Protection

§ 11

Nearest station

Montgomery Fire Department Station 51

· Montgomery

Distance

1.2 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694303 · ACS 2023

Median HH income

$130,389

ACS 2023

Median home value

$614,900

Census self-report

Owner-occupied

77%

1,449 housing units

Bachelor's+

41%

Adults 25+

Median age

39.4

Population 3,757

Work from home

40%

of commuters

Commute 45min+

8%

of commuters

Below poverty

8.8%

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

161 Peninsula Point Drive, Montgomery, TX 77356

Montgomery County · 30.40°N, 95.68°W

park

—

0.2 mi · 6 within 2 mi

gym

Spring Fitness Montgomery

0.4 mi · 2 within 2 mi

restaurant

Ransom's Steakhouse

0.9 mi · 8 within 2 mi

grocery

Kroger Marketplace

0.9 mi · 2 within 2 mi

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