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

Escape to the coastal lifestyle you’ve been dreaming of. This prime, vacant canal-front lot in the highly sought-after Jamaica Beach community is cleared and fully ready for your custom build. Whether you envision a stunning canal front oasis, or a modern fishing retreat, this property offers direct, effortless water access right from your back door. Why You’ll Love It: Waterfront Access: Park your boat at your private dock and head out to West Bay in minutes. Sportsman’s Paradise: Enjoy world-class fishing, kayaking, paddleboarding, and jet skiing right outside your door. Jamaica beach unparalleled Community Amenities: Access to the beachfront, boat ramp, pavilion, community pool, and not to mention the stellar police and fire department. Great opportunity to build your fully custom Jamaica Beach retreat.

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Subdivision
Views
Waterfront

Community

Beach Rights
Basketball Court
Beach Access
Boat Ramp
Clubhouse
Picnic Area
Playground
Park
Trash
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	Water

Lot

Lot Size (acres)	0.1263
Lot Size Source	Appraiser
Lot Features	Cleared, Subdivision, Views, Waterfront

Location

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

Utilities

Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA Fee Frequency	Annually
Amenities	Beach Rights, Basketball Court, Beach Access, Boat Ramp, Clubhouse, Picnic Area, Playground, Park, Trash

Taxes, Terms & Disclosures

Tax Annual Amount	$2,527
Tax Year	2025
Tax Rate (est.)	0.85%
Parcel #	4213-0000-0028-000
Legal Description	ABST 121 HALL & JONES SUR LOT 28 JAMAICA BEACH SEC 25
Listing Terms	Cash, Conventional
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

$2,006

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,795 Property tax$211 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,006

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

—

ANNUALLY

Association name— 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. 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

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

1.1 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

16611 Flamingo Way, Jamaica Beach, TX 77554

Galveston County · 29.20°N, 94.99°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.