Homes for Sale/Galveston County/Jamaica Beach/Jamaica Beach
Active MLS #39261227 · 197 days on market

16623 Nassau Way

Jamaica Beach, TX 77554
Subdivision  ·  Jamaica Beach
List Price
$450,000
$278/SF
Beds
2
Baths
3
Sq Ft
1,616
Built
1972
Lot
0.15 ac
Garage
0-car
County
Galveston
Tax Rate
1.23%

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

THE BEST BUY ON THE CANAL – Jamaica Beach waterfront Gem! Looking for the ultimate canal-front lifestyle without the beachfront price tag? This is the bargain you’ve been waiting for. This property has been transformed from top to bottom with a 2026 designer touch. Featuring all-new paint, luxury flooring, & stunning bathroom remodels, this home is 100% move-in, or rental ready. Upstairs a sun-drenched living area opens to a large deck w/ synthetic decking (zero maintenance, all views!). 2 bedrooms and 2 remodeled full baths provide the perfect retreat. The entry level is complete w/ kitchen, dining, laundry, a full bath & Fully Insured per seller. The freshly epoxied concrete floors flow seamlessly out to the patio. At the waterfront, new decking wraps around your private canal frontage. Whether you’re casting a line or launching a kayak, this is waterfront living at its finest. Jamaica Beach offers it all: beach access, private boat ramp, pool, parks, & its own dedicated police/fire.

Features

§ 02

Interior

  • Balcony
  • Kitchen Family Room Combo
  • Ceiling Fans
  • Programmable Thermostat
  • Dishwasher
  • Electric Oven
  • Gas Cooktop
  • Disposal
  • Dryer
  • Refrigerator
  • Washer
  • Concrete
  • Plank
  • Tile
  • Vinyl
  • Heat: Central
  • Heat: Electric
  • Cool: Central Air

Exterior & lot

  • Deck
  • Patio
  • Subdivision
  • Views
  • Waterfront
  • Roof: Composition
  • Foundation: Slab
  • None

Community

  • Beach Rights
  • Basketball Court
  • Beach Access
  • Boat Ramp
  • Smoke Detectors
  • Water
  • Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type Residential
Property Sub Type Detached
Architectural Style Traditional
Year Built 1972
Year Built Source PublicRecords
New Construction No

Building

Stories 1
Levels One
Living Area 1,616 sq ft
Living Area Source Appraiser
Building Area Total 1,616 sq ft
Foundation Slab
Construction Cement Siding
Roof Composition

Rooms & Baths

Bedrooms 2
Bedrooms Possible 2
Bathrooms (total) 3
Bathrooms Full 3
Bathrooms Half 0
Rooms Total 7
Fireplaces 0

Interior

Interior Features Balcony, Kitchen Family Room Combo, Ceiling Fans, Programmable Thermostat
Flooring Concrete, Plank, Tile, Vinyl
Appliances Dishwasher, Electric Oven, Gas Cooktop, Disposal, Dryer, Refrigerator, Washer
Laundry Washer Hookup
Windows Low Emissivity Windows
Security Smoke Detectors

Exterior

Exterior Features Deck, Patio
Patio / Porch Deck, Patio
Pool Private No
Waterfront Yes
Waterfront Features Bulkhead, Bayfront, Canal Front, Waterfront
View Yes
View Type Water

Parking & Garage

Garage Spaces 0
Parking Features None

Lot

Lot Size (acres) 0.1515
Lot Size Source Appraiser
Lot Features 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

Heating Central, Electric
Cooling Central Air, Electric
Water Source Public
Sewer Public Sewer
Energy Efficient Thermostat, Windows

HOA / Association

HOA Yes
HOA Fee $10
HOA Fee Frequency Annually
HOA Name JBIC
Fee Includes Recreation Facilities
Amenities Beach Rights, Basketball Court, Beach Access, Boat Ramp

Taxes, Terms & Disclosures

Tax Annual Amount $5,516
Tax Year 2025
Tax Rate (est.) 1.23%
Parcel # 4191-0011-0033-000
Legal Description ABST 121 HALL & JONES SUR LOT 33 BLK K JAMAICA BEACH SEC 4
Listing Terms Cash, Conventional
Lease Considered No
Disclosures Seller Disclosure

Room Layout

§ 04 · 7 rooms · MLS-supplied

Main level · 4

Dining Room 17x16
Kitchen 17x9
Utility Room 13x6
Living Room 12x13

Second level · 3

Primary Bedroom 15x10
Bedroom 15x10
Family Room 27x15

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
$3,162
30-YR FIXED · ADJUST ASSUMPTIONS BELOW
%
%
Principal & interest$2,702 Property tax$460 Homeowners insuranceTBD
Subtotal (P&I + Tax) $3,162
Yearly HOA fee $10

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
$10
ANNUALLY
Association nameJBIC Management co. Website Phone Cert on filepending
Fee includes
RecreationFacilities
● 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 · Rolled up from MLS
● Max advertised speed at this address
5,000 Mbps
Fiber available · cable ok
Top fiber: AT&T
Fiber / DSL
AT&T
Speeds per provider
Cable
Xfinity
Speeds per provider
Fixed Wireless
T-Mobile
Speeds per provider
Fixed Wireless
Verizon
Speeds per provider
Satellite
HughesNet
Speeds per provider
Satellite
Starlink
Speeds per provider
Satellite
Viasat Inc
Speeds per provider

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
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
16623 Nassau Way, 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.
● Listing History
Mar 10, 2026 Listed $450,000 John Sincox
Dec 31, 1971 Built
Status change events from HAR MLS (future: full audit trail)
● Disclosures & Attribution
Listed by John Sincox · RE/MAX Leading Edge
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 Mar 24, 2026.
MLS# 39261227 · LIST DATE: Mar 10, 2026 · PARCEL: 4191-0011-0033-000
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, 11:00 PM CDT. Properties may subsequently be sold or off-market. Equal Housing Opportunity