Schools

§ 03

District

Elementary	WILLIE E WILLIAMS EL	B
Middle	MAGNOLIA PARKWAY J H	N/R
High	MAGNOLIA WEST H S CCMR 98% · Grad 97%	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

MOVE IN READY! Westin Homes NEW Construction (Carter XXL, Elevation H) This stunning two-story home offers 5 bedrooms and 4.5 bathrooms, blending space, comfort, and style. The expansive island kitchen with abundant cabinetry opens to the family room, breakfast area, and dining room—ideal for entertaining and everyday living. The first-floor primary suite features dual walk-in closets and a spa-like bath, while a private secondary bedroom is perfect for guests. Upstairs includes three bedrooms, two baths, a spacious game room, and a media room. Enjoy outdoor living on the covered patio and added storage in the 3-car tandem garage. Located in the master planned community of Audubon, residents will enjoy a resort-style pool, clubhouse, scenic trails, parks, playgrounds, and convenient access to shopping, dining, and top-rated schools. Contact the Westin Homes sales office at Audubon to learn more.

Features

§ 02

Interior

Double Vanity
En Suite Bathroom
Full Bath On Main Level
High Ceilings
Kitchen Island
Kitchen Family Room Combo
Bath In Primary Bedroom
Main Level Primary
Pantry
Quartz Counters
Soaking Tub
Separate Shower
Two Bedrooms Down
Tub Shower
Three Bedrooms Up
Vanity
Walk In Pantry
Walk In Closets

Exterior & lot

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

Community

Security System Owned
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	Westin Homes

Building

Stories	2
Levels	Two
Living Area	4,263 sq ft
Living Area Source	Builder
Building Area Total	4,263 sq ft
Foundation	Slab
Construction	Brick, Cement Siding, Stone
Roof	Composition

Rooms & Baths

Bedrooms	5
Bathrooms (total)	5
Bathrooms Full	4
Bathrooms Half	1
Rooms Total	18

Interior

Interior Features	Double Vanity, En Suite Bathroom, Full Bath On Main Level, High Ceilings, Kitchen Island, Kitchen Family Room Combo, Bath In Primary Bedroom, Main Level Primary, Pantry, Quartz Counters, Soaking Tub, Separate Shower, Two Bedrooms Down, Tub Shower, Three Bedrooms Up, Vanity, Walk In Pantry, Walk In Closets, Ceiling Fans, Programmable Thermostat
Flooring	Carpet, Tile
Appliances	Dishwasher, Electric Oven, Gas Cooktop, Disposal, Microwave
Laundry	Washer Hookup, Electric Dryer Hookup
Windows	Low Emissivity Windows
Security	Security System Owned, Smoke Detectors

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	3
Attached Garage	Yes
Parking Features	Attached, Garage, Tandem

Lot

Lot Size (sq ft)	8,744
Lot Size Source	Other
Lot Features	Cul De Sac, Subdivision

Location

County	Montgomery
MLS Area Major	15
MLS Area Minor	Magnolia/1488 West
Subdivision	Audubon
Postal Code	77354

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$1,850
HOA Fee Frequency	Annually
HOA Name	Goodwin Management
Fee Includes	Maintenance Grounds

Taxes, Terms & Disclosures

Parcel #	829154
Legal Description	LOT 35 BLOCK 2
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	None

Room Layout

§ 04 · 18 rooms · MLS-supplied

Main level · 11

Bedroom	11x13
Bathroom	—
Office	10x11
Dining Room	18x12
Family Room	18x22
Primary Bedroom	14x17
Primary Bathroom	—
Kitchen	—
Breakfast Room Nook	14x9
Half Bath	—
Utility Room	—

Second level · 7

Bedroom	11x13
Bathroom	—
Media Room	14x15
Game Room	19x14
Bedroom	14x10
Bedroom	14x14
Bathroom	—

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

1.1500

TOTAL TAX RATE · PER $100 ASSESSED · 2025

JurisdictionAudubon MUD 3 CountyMontgomery TCEQ District ID5857557 Bonded indebtedness$544,413,000 Current year rate— FetchedApr 27, 2026

● Verdict unknown

● 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 Audubon MUD 3 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$3,839

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,839 Property taxNot available Homeowners insuranceTBD

Subtotal (P&I only — tax not available) $3,839

Yearly HOA fee $1,850

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

202320242025

MUD

—

→ stable

School

0.96%

→ stable

City

—

→ stable

County

0.38%

→ stable

HOA & Community

§ 05

● HOA details

$1,850

ANNUALLY

Association nameGoodwin Management Management co.Goodwin Websitevisit Phone(855) 289-6007 Cert on filehoa.texas.gov

Fee includes

MaintenanceGrounds

● Community amenities

park

Woodwind Lakes Park 3 · 0.1mi
Bane Park · 0.7mi
· 1.2mi

grocery

Royal Mart · 0.2mi
Tejas Market · 0.3mi
· 1.1mi

gym

· 0.2mi
Magnolia Fitness Center · 2.6mi
Magnolia Fitness Center · 2.9mi

pharmacy

CVS Pharmacy · 0.2mi
Brookshire Brothers Pharmacy · 2.5mi
Brookshire Brothers Pharmacy · 2.8mi

restaurant

Pizza Hut · 0.3mi
Rudy's Country Store & Bar-B-Q · 0.5mi
Wendys · 1.5mi

gas_station

Tejas · 0.3mi
Chevron · 1.9mi

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

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Licensed 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

Licensed Fixed Wireless

T-Mobile

100 / 20 Mbps

● LOW LATENCY

Copper

AT&T

100 / 20 Mbps

● LOW LATENCY

+ 3 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

8 comparable sales nearby · sold median $185/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

Audubon

TIER: SUBDIVISION

Subdivision name (MLS)Audubon City · ZIPMagnolia · 77354 CountyMontgomery Listings in subdivision949 Active now75 Sold (last 12 mo)79 Curated amenities60

● Year-built distribution

2005s 2 2020s 7 2025s 66

Fire Protection

§ 11

Nearest station

Magnolia Volunteer Fire Department Station 181

Distance

1.5 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339690300 · ACS 2023

Median HH income

$69,957

ACS 2023

Median home value

$282,100

Census self-report

Owner-occupied

79%

1,889 housing units

Bachelor's+

31%

Adults 25+

Median age

37.5

Population 5,313

Work from home

26%

of commuters

Commute 45min+

13%

of commuters

Below poverty

6.7%

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

16308 Water Vole Court, Magnolia, TX 77354

Montgomery County · 30.21°N, 95.72°W

park

Woodwind Lakes Park 3

0.1 mi · 5 within 2 mi

grocery

Royal Mart

0.2 mi · 5 within 2 mi

gym

—

0.2 mi · 1 within 2 mi

pharmacy

CVS Pharmacy

0.2 mi · 1 within 2 mi

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