Homes for Sale/Montgomery County/Willis/metes and bounds
Active MLS #92347985 · 623 days on market

16581 Interstate 45

Willis, TX 77318
Subdivision  ·  metes and bounds
List Price
$996,000
Beds
3
Baths
2
Lot
4.57 ac
County
Montgomery
Tax Rate
0.21%

Schools

§ 03
District
Elementary PARMLEY EL C
Middle LYNN LUCAS MIDDLE D
High WILLIS H S CCMR 91% · Grad 95% 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

LOCATION, LOCATION, LOCATION! Cleared and fenced 4.57 acres located directly on the I45 feeder road! Unrestricted for residential or commercial use! The property is fenced for horses and has an active Water Well and Aerobic septic. The property is being sold AS-IS for land value only but does have a 3 bed 2 bath mobile home

Features

§ 02

Interior

  • Heat: Central
  • Heat: Electric
  • Cool: Central Air
  • Cool: Electric

Exterior & lot

  • Other
  • Roof: Composition
  • Foundation: Block

Community

  • Style: Other
  • Style: Manufactured Home

Property Details

§ 03 · Full MLS record

Property

Property Type Residential
Property Sub Type Manufactured Home
Sub Type Additional Manufactured Home
Architectural Style Other, Manufactured Home
New Construction No

Building

Stories 1
Levels One
Foundation Block
Construction Unknown
Roof Composition

Rooms & Baths

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

Exterior

Pool Private No

Lot

Lot Size (acres) 4.5730
Lot Size Source Appraiser
Lot Features Other

Location

County Montgomery
MLS Area Major 39
MLS Area Minor Lake Conroe Area
Subdivision metes and bounds
Postal Code 77318

Utilities

Heating Central, Electric
Cooling Central Air, Electric
Water Source Well
Sewer Aerobic Septic

Taxes, Terms & Disclosures

Tax Annual Amount $2,115
Tax Year 2021
Tax Rate (est.) 0.21%
Parcel # 0025-00-04627
Legal Description A0025 - LINDLEY JOSEPH, TRACT 46-D, SERIAL # V401526, LABEL
Listing Terms Cash, Conventional, Investor Financing
Lease Considered No
Disclosures Other

Room Layout

§ 04 · 3 rooms · MLS-supplied

Main level · 3

Primary Bedroom 14X14
Bedroom 12X11
Bedroom 11X11

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
$6,157
30-YR FIXED · ADJUST ASSUMPTIONS BELOW
%
%
Principal & interest$5,981 Property tax$176 Homeowners insuranceTBD
Subtotal (P&I + Tax) $6,157

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
1.6652%
ALL 5 TAXING DISTRICTS · 2025 BILL
202320242025
MUD
→ stable
School
1.03%
→ stable
City
→ stable
County
0.38%
→ stable
Other districts
0.25%
→ stable

HOA & Community

§ 05
● HOA details
ANNUAL
Association name Management co. Website Phone Cert on filepending
● Community amenities
place_of_worship
New Hope Church · 0.5mi
gas_station
Valero · 1.8mi
grocery
Circle K · 1.8mi
pharmacy
Walgreens · 4.2mi
hospital
The Emergency Center at Conroe · 7.7mi
hospital_er
The Emergency Center at Conroe · 7.7mi

Broadband & Connectivity

§ 06 · Rolled up from MLS
● Max advertised speed at this address
2,000 Mbps
Fiber available · cable ok
Fiber to the Premises
LCS Fibercomm LLC
2,000 / 1,000 Mbps
● LOW LATENCY
Fiber to the Premises
Wellcom Technologies Chambers LP
1,000 / 50 Mbps
● LOW LATENCY
Fiber to the Premises
Tachus Fiber Internet
1,000 / 1,000 Mbps
● LOW LATENCY
Coaxial Cable
Optimum
940 / 35 Mbps
● LOW LATENCY
Copper
Consolidated Communications
500 / 75 Mbps
● LOW LATENCY
LBR 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
+ 6 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
No comps within 0.5 mi in the last 90 daysExpand the search radius via the "Full report" CTA.

Subdivision & Master Plan

§ 10
● Master plan
METES AND BOUNDS
TIER: SUBDIVISION
Subdivision name (MLS)METES AND BOUNDS City · ZIPBaytown · 77363 CountyChambers Listings in subdivision43 Active now1 Sold (last 12 mo)0 Curated amenities6
● Year-built distribution
No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11
Nearest station
North Montgomery County Fire Department Station 96
· Willis
Distance
3.6 mi
Straight-line from listing
ISO rating
Future data point
Avg. response
From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694205 · ACS 2023
Median HH income
$87,500
ACS 2023
Median home value
$249,600
Census self-report
Owner-occupied
97%
520 housing units
Bachelor's+
19%
Adults 25+
Median age
55.6
Population 1,376
Work from home
8%
of commuters
Commute 45min+
21%
of commuters
Below poverty
0.7%
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
16581 Interstate 45, Willis, TX 77318
Montgomery County · 30.48°N, 95.50°W
place_of_worship
New Hope Church
0.5 mi · 1 within 2 mi
gas_station
Valero
1.8 mi · 1 within 2 mi
grocery
Circle K
1.8 mi · 1 within 2 mi
Interactive map coming in v0.2 — currently showing schematic placement.
● Listing History
Jan 8, 2025 Listed $996,000 Bradley Gillespie
Status change events from HAR MLS (future: full audit trail)
● Disclosures & Attribution
Listed by Bradley Gillespie · HomeSmart
Data provided by Houston Realtors Information Service (HAR MLS). Information deemed reliable but not guaranteed. All measurements, square footage, and school assignments should be independently verified. HAR MLS content last updated Dec 17, 2025.
MLS# 92347985 · LIST DATE: Jan 8, 2025 · PARCEL: 0025-00-04627
R
EHO
REALTOR® · Equal Housing Opportunity
HAR.com Copyright © 2026, Houston Realtors Information Service, Inc. Deemed reliable, not guaranteed — independently verify. HARMLS last updated Sep 23, 2026, 10:44 PM CDT. Properties may subsequently be sold or off-market. Equal Housing Opportunity