Schools

§ 03

District

Elementary	GISD OPEN ENROLL	N/R
Middle	GISD OPEN ENROLL	N/R
High	BALL H S CCMR 75% · Grad 96%	C

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

Build your dream waterfront retreat on this canal-front lot in sought-after Jamaica Beach. Offering direct water access, this property is ideal for boating, fishing, kayaking, and enjoying the laid-back coastal lifestyle. Located just minutes from the beach, restaurants, and Galveston attractions, this lot provides the perfect opportunity to create your custom island getaway. Enjoy beautiful water views, easy access to West Bay, and all the charm Jamaica Beach has to offer.

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Views
Waterfront

Community

Canal
Water

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Waterfront	Yes
Waterfront Features	Bulkhead, Canal Front, Waterfront
View	Yes
View Type	Canal, Water

Lot

Lot Size (sq ft)	6,600
Lot Size Source	Survey
Lot Features	Cleared, Views, Waterfront

Location

County	Galveston
MLS Area Major	33
MLS Area Minor	West End
Subdivision	Jamaica Beach 9
Postal Code	77554

Utilities

Sewer

Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$30
HOA Fee Frequency	Annually
HOA Name	JBIC

Taxes, Terms & Disclosures

Tax Annual Amount	$8,634
Tax Year	2025
Tax Rate (est.)	3.06%
Parcel #	NA
Legal Description	ABST 121 HALL & JONES SUR LOTS 12 & 13 (12-1) BLK L JAMAICA
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

$2,413

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,693 Property tax$720 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,413

Yearly HOA fee $30

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

0.84%

→ stable

City

0.15%

→ stable

County

0.32%

→ stable

HOA & Community

§ 05

● HOA details

$30

ANNUALLY

Association nameJBIC Management co.— Website— Phone— Cert on filepending

● Community amenities

park

Jamaica Beach Park · 0.4mi
Galveston Island State Park · 1.1mi
· 1.8mi

place_of_worship

Mary, Star of the Sea Church · 0.8mi
West Isle Presbyterian Church · 2.9mi
West Isle Church · 2.9mi

gym

Gymaica Fitness · 0.8mi
Seek Peace Yoga Galveston · 6.4mi
Galveston Holistic Wellness · 9.0mi

police_station

Jamaica Beach Police · 0.8mi

grocery

Circle K · 0.8mi
Valero · 0.8mi
Seven Seas Market · 1.2mi

bank

Circle K ATM · 0.8mi
ATM (ATM Link, Inc.) · 0.8mi
ATM · 1.2mi

Broadband & Connectivity

§ 06

Broadband not mappedWe have not yet resolved FCC provider data for this block.

Environmental Risk

§ 08

A

FEMA Zone

Zone AE · Special Flood Hazard Area

1% annual chance of flooding (100-year floodplain). Flood insurance typically required.

PANEL 48167C BASE FLOOD ELEV. 11.0 FT SFHA YES SOURCE 48167C_STUDY1

🌡 Heat days >95°F

6 days/yr above 95°F

Plus 0 days above 100°F. NOAA station records, 2016-2025 average.

💨 30-day air quality

AQI 44 · Good

Average daily AQI for the 30 days ending 2026-02-28. EPA AQS county monitors. Higher = worse.

🌵 Drought (current)

D1 · Moderate

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 $416/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

Jamaica Beach 9

TIER: SUBDIVISION

Subdivision name (MLS)Jamaica Beach 9 City · ZIPJamaica Beach · 77554 CountyGalveston Listings in subdivision15 Active now3 Sold (last 12 mo)1 Curated amenities31

● Year-built distribution

1985s 1 1995s 1

Fire Protection

§ 11

Nearest station

Jamaica Beach Volunteer Fire Department

· Jamaica Beach

Distance

0.7 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48167726101 · ACS 2023

Median HH income

$117,826

ACS 2023

Median home value

$364,100

Census self-report

Owner-occupied

32%

2,970 housing units

Bachelor's+

57%

Adults 25+

Median age

61.6

Population 1,809

Work from home

73%

of commuters

Commute 45min+

22%

of commuters

Below poverty

3.6%

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

16530 Nassau Way, Jamaica Beach, TX 77554

Galveston County · 29.19°N, 94.98°W

park

Jamaica Beach Park

0.4 mi · 3 within 2 mi

place_of_worship

Mary, Star of the Sea Church

0.8 mi · 1 within 2 mi

gym

Gymaica Fitness

0.8 mi · 1 within 2 mi

police_station

Jamaica Beach Police

0.8 mi · 1 within 2 mi

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