Schools

§ 03

District

Elementary	CREEKSIDE EL	C
Middle	OAK HILLS J H	A
High	LAKE CREEK H S CCMR 91% · Grad 97%	A

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

PRICED TO SELL! Welcome to this stunning home with over 55k in upgrades! It features two-story ceilings, waterfall quartz countertops, and new flooring. With 4 bedrooms, 2.5 baths, and a 2-car garage, this property boasts the largest corner lot in the neighborhood. Enjoy undercabinet lighting, lighted bathroom mirrors, permanent eave lighting, and a hard-wired camera system. The upgraded landscaping, flooring and spectacular lighting add to the elegance of this home. Don't miss out on this gem located at 1626 Happy Valley, offering a versatile layout, a spacious backyard, and proximity to top-rated schools. Move-in ready for you to call home!

Features

§ 02

Interior

Double Vanity
Bath In Primary Bedroom
Pantry
Separate Shower
Three Bedrooms Up
Dishwasher
Gas Oven
Gas Range
Microwave
Heat: Central
Heat: Gas
Cool: Central Air
Cool: Electric
Washer Hookup
Electric Dryer Hookup

Exterior & lot

Cul De Sac
Subdivision
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2023
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	3,048 sq ft
Living Area Source	Appraiser
Building Area Total	3,048 sq ft
Foundation	Slab
Construction	Brick, Cement Siding, Stone
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	3
Bathrooms Full	2
Bathrooms Half	1
Rooms Total	8

Interior

Interior Features	Double Vanity, Bath In Primary Bedroom, Pantry, Separate Shower, Three Bedrooms Up
Appliances	Dishwasher, Gas Oven, Gas Range, Microwave
Laundry	Washer Hookup, Electric Dryer Hookup

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.3317
Lot Size Source	Appraiser
Lot Features	Cul De Sac, Subdivision

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Fairwater
Postal Code	77316

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$995
HOA Fee Frequency	Annually
HOA Name	Fairwater HOA/VCA

Taxes, Terms & Disclosures

Tax Annual Amount	$9,759 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	2.22%
Parcel #	519403
Legal Description	S503208 - FAIRWATER 08, BLOCK 1, LOT 16
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure

Room Layout

§ 04 · 8 rooms · MLS-supplied

Main level · 4

Primary Bedroom	16 X 14
Family Room	20 x 14
Breakfast Room Nook	11 x 8
Office	12 X 11

Second level · 4

Bedroom	11 x 10
Bedroom	13 x 10
Bedroom	12 x 11
Game Room	24 X 14

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

1.3700

TOTAL TAX RATE · PER $100 ASSESSED · 2025

JurisdictionMontgomery County MUD 166 CountyMontgomery TCEQ District ID5857644 Bonded indebtedness$88,600,000 Current year rate— FetchedApr 23, 2026

● Rate not extracted

● 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 1.4100 Resolved MUD jurisdiction Montgomery County MUD 166 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$3,449

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,636 Property tax$813 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,449

Yearly HOA fee $995

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

3.0255%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

1.41%

→ stable

School

1.09%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.15%

→ stable

HOA & Community

§ 05

● HOA details

$995

ANNUALLY

Association nameFairwater HOA/VCA Management co.— Website— Phone— Cert on filehoa.texas.gov

● Community amenities

pharmacy

CVS Pharmacy · 1.2mi
CVS Pharmacy · 1.5mi
CVS Pharmacy · 1.2mi

restaurant

Chick-fil-A · 1.2mi
Crepes of Brittany · 1.4mi
Chipotle · 1.2mi

gym

HOTWORX - Montgomery, TX - HWY 105 · 1.2mi
F45 Training West Lake Conroe · 1.4mi
F45 Training West Lake Conroe · 1.2mi

urgent_care

CareNow Urgent Care - Montgomery · 1.2mi
CareNow Urgent Care - Montgomery · 1.5mi
Memerial Hermann CoHealth Urgent Care · 19.1mi

veterinary

PetVet Vaccination Clinic · 1.3mi
Lund Michelle D DVM · 1.3mi
PetVet Vaccination Clinic · 1.3mi

bank

Simmons Bank · 1.3mi
PNC ATM · 1.4mi
PNC Bank · 1.4mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

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 / 1,000 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

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

+ 4 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

4 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

Fairwater

TIER: SUBDIVISION

Subdivision name (MLS)Fairwater City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision574 Active now17 Sold (last 12 mo)9 Curated amenities60

● Year-built distribution

2020s 17

Fire Protection

§ 11

Nearest station

Montgomery Fire Department Station 51

· Montgomery

Distance

2.3 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694403 · ACS 2023

Median HH income

$75,433

ACS 2023

Median home value

$227,800

Census self-report

Owner-occupied

73%

1,225 housing units

Bachelor's+

26%

Adults 25+

Median age

37.3

Population 3,012

Work from home

15%

of commuters

Commute 45min+

24%

of commuters

Below poverty

13.0%

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

1626 Happy Valley Street, Montgomery, TX 77316

Montgomery County · 30.37°N, 95.66°W

pharmacy

CVS Pharmacy

1.2 mi · 2 within 2 mi

restaurant

Chick-fil-A

1.2 mi · 6 within 2 mi

gym

F45 Training West Lake Conroe

1.2 mi · 3 within 2 mi

urgent_care

CareNow Urgent Care - Montgomery

1.2 mi · 1 within 2 mi

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