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

Prime corner lot in Jamaica Beach, where the coastal lifestyle awaits! Just a short walk to the beach, this property offers the perfect spot to build your dream home with 360 degrees of Beach and Bay views! With fully permitted plans in place, including architectural/engineering blueprints, a survey, and an elevation certificate, you’re ready to hit the ground running—no delays, no extra costs! Enjoy endless days of sun, sand, and surf, or cruise around in your golf cart to the community pool and park. Whether you’re a builder or a buyer ready to dive into the laid-back, beachside lifestyle, this is the perfect location to live the island dream! Don’t miss out on this amazing opportunity to build and live where others vacation!

Features

§ 02

Interior

Not provided

Exterior & lot

Subdivision
Views
Association

Community

Basketball Court
Boat Ramp
Playground
Park
Pool
Bay
Beach
Canal
Gulf
Water

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Pool Features	Association
Waterfront Features	Ocean Access
View	Yes
View Type	Bay, Beach, Canal, Gulf, Water

Lot

Lot Size (sq ft)	8,760
Lot Size Source	Appraiser
Lot Features	Subdivision, Views

Location

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

Utilities

Water Source	None
Sewer	None

HOA / Association

HOA	Yes
HOA Fee	$100
HOA Fee Frequency	Annually
HOA Name	JBIC
Amenities	Basketball Court, Boat Ramp, Playground, Park, Pool

Taxes, Terms & Disclosures

Parcel #	4188-0011-0001-000
Legal Description	ABST 121 HALL & JONES SUR LOT 1 BLK 11 JAMAICA BEACH SEC 1 R
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

$828

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$691 Property tax$137 Homeowners insuranceTBD

Subtotal (P&I + Tax) $828

Yearly HOA fee $100

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

1.4339%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

0.84%

→ stable

City

—

→ stable

County

0.32%

→ stable

Other districts

0.27%

→ stable

HOA & Community

§ 05

● HOA details

$100

ANNUALLY

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

● Community amenities

park

Jamaica Beach Park · 0.3mi
Jamaica Beach Park · 0.3mi
Galveston Island State Park · 1.1mi

place_of_worship

Mary, Star of the Sea Church · 0.6mi
Mary, Star of the Sea Church · 0.7mi
West Isle Presbyterian Church · 2.8mi

bank

ATM (ATM Link, Inc.) · 0.7mi
Circle K ATM · 0.7mi
Circle K ATM · 0.7mi

police_station

Jamaica Beach Police · 0.7mi
Jamaica Beach Police · 0.7mi

gym

Gymaica Fitness · 0.7mi
Gymaica Fitness · 0.7mi
Seek Peace Yoga Galveston · 6.4mi

grocery

Circle K · 0.7mi
Circle K · 0.7mi
Valero · 0.7mi

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. 12.0 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

3 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

Jamaica Beach

TIER: SUBDIVISION

Subdivision name (MLS)Jamaica Beach City · ZIPJamaica Beach · 77554 CountyGalveston Listings in subdivision657 Active now24 Sold (last 12 mo)16 Curated amenities60

● Year-built distribution

1965s 2 1970s 2 1975s 2 1980s 7 2000s 1 2005s 2 2010s 1

Fire Protection

§ 11

Nearest station

Jamaica Beach Volunteer Fire Department

· Jamaica Beach

Distance

0.3 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

16534 John Davis, Jamaica Beach, TX 77554

Galveston County · 29.19°N, 94.98°W

park

Jamaica Beach Park

0.3 mi · 4 within 2 mi

place_of_worship

Mary, Star of the Sea Church

0.6 mi · 2 within 2 mi

bank

ATM (ATM Link, Inc.)

0.7 mi · 5 within 2 mi

police_station

Jamaica Beach Police

0.7 mi · 2 within 2 mi

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