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

Welcome to 16602 Bahama Way, an exceptional waterfront residence in Jamaica Beach offering luxury coastal living, superior engineering, and prime waterfront positioning on an ultra-wide canal. Situated on a spacious lot with a strong bulkhead, this home delivers elegance and lasting structural confidence. Enjoy the ultimate waterfront lifestyle with a private boat lift, green fishing light, and expansive deck, perfect for sunrise coffee, sunset views, and easy access to Galveston Bay and the Gulf. Outdoor entertaining shines with a custom bar and mounted TV, creating a resort-style setting. Inside, soaring vaulted ceilings and an open-concept design create a bright, airy feel that seamlessly blends indoor and outdoor living. Built with uncompromising quality, the home features 12x12 pilings, 2x6 wall construction, and triple-stringer reinforcement for exceptional durability and hurricane resilience. A standout waterfront property offering beauty, strength, and lifestyle.

Features

§ 02

Interior

Granite Counters
High Ceilings
Pantry
Tub Shower
Vanity
Ceiling Fans
Dishwasher
Electric Cooktop
Electric Oven
Disposal
Microwave
Dryer
Refrigerator
Washer
Laminate
Heat: Central
Heat: Gas
Cool: Central Air

Exterior & lot

Balcony
Covered Patio
Fence
Patio
Subdivision
Waterfront
Back Yard
Covered
Deck
Rooftop
Roof: Composition
Additional Parking
Attached
Driveway
Garage

Community

Boat Ramp
Playground
Boat Slip
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2013
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,344 sq ft
Living Area Source	Appraiser
Building Area Total	1,344 sq ft
Construction	Cement Siding
Roof	Composition

Rooms & Baths

Bedrooms	3
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	6

Interior

Interior Features	Granite Counters, High Ceilings, Pantry, Tub Shower, Vanity, Ceiling Fans
Flooring	Laminate
Appliances	Dishwasher, Electric Cooktop, Electric Oven, Disposal, Microwave, Dryer, Refrigerator, Washer
Laundry	Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup

Exterior

Exterior Features	Balcony, Covered Patio, Fence, Patio
Patio / Porch	Balcony, Covered, Deck, Patio, Rooftop
Fencing	Back Yard
Pool Private	No
Waterfront	Yes
Waterfront Features	Boat Dock Slip, Bulkhead, Boat Ramp Lift Access, Canal Front, Waterfront

Parking & Garage

Garage Spaces	1
Attached Garage	Yes
Parking Features	Additional Parking, Attached, Driveway, Garage

Lot

Lot Size (acres)	0.1515
Lot Size Source	Appraiser
Lot Features	Subdivision, Waterfront

Location

County	Galveston
MLS Area Major	33
MLS Area Minor	West End
Subdivision	Jamaica Beach 13
Road Surface	Asphalt
Postal Code	77554

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$40
HOA Fee Frequency	Annually
HOA Name	JBIC
Amenities	Boat Ramp, Playground, Boat Slip

Taxes, Terms & Disclosures

Tax Annual Amount	$11,694
Tax Year	2025
Tax Rate (est.)	1.67%
Parcel #	4200-0013-0011-000
Legal Description	ABST 121 HALL & JONES SUR LOT 11 BLK M JAMAICA BEACH SEC 13
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	Seller Disclosure

Room Layout

§ 04 · 6 rooms · MLS-supplied

Main level · 6

Kitchen	12x13
Living Room	17x18
Dining Room	8x13
Primary Bedroom	13x15
Bedroom	11x11
Bedroom	10x11

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

$5,172

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$4,197 Property tax$975 Homeowners insuranceTBD

Subtotal (P&I + Tax) $5,172

Yearly HOA fee $40

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

$40

ANNUALLY

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

● Community amenities

park

Jamaica Beach Park · 0.4mi
Galveston Island State Park · 1.1mi
· 1.9mi

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 · 0.9mi
Seven Seas Market · 1.3mi

bank

Circle K ATM · 0.8mi
ATM (ATM Link, Inc.) · 0.8mi
ATM · 1.3mi

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 13

TIER: SUBDIVISION

Subdivision name (MLS)Jamaica Beach 13 City · ZIPJamaica Beach · 77554 CountyGalveston Listings in subdivision26 Active now3 Sold (last 12 mo)2 Curated amenities31

● Year-built distribution

1965s 1 2010s 1

Fire Protection

§ 11

Nearest station

Jamaica Beach Volunteer Fire Department

· Jamaica Beach

Distance

0.8 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

16602 Bahama 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.