Homes for Sale/Montgomery County/Montgomery/Lake Conroe Village
Active MLS #63277952 · 48 days on market

16717 Ivanhoe

Montgomery, TX 77316
Subdivision  ·  Lake Conroe Village
List Price
$40,000
Baths
0
Lot
0.04 ac
County
Montgomery
Tax Rate
1.10%

Schools

§ 03
District
Elementary CREEKSIDE EL C
Middle OAK HILLS J H A
High LAKE CREEK H S CCMR 91% · Grad 97% A
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

Discover a rare opportunity to own two side-by-side residential lots in the growing Lake Conroe Village community! Located at 16717 E. Ivanhoe and 16721 E. Ivanhoe, these lots offer the perfect setting to build your custom dream home, vacation retreat, or investment property. Enjoy a peaceful neighborhood with convenient access to Lake Conroe, shopping, dining, schools, and major highways, while remaining just a short drive from Conroe and The Woodlands. Don’t miss this opportunity to own property in one of Montgomery County’s rapidly growing areas. Purchase one lot or both for added space and endless possibilities!

Features

§ 02

Interior

Not provided

Exterior & lot

  • Cleared
  • Subdivision

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type Land

Rooms & Baths

Bathrooms (total) 0

Lot

Lot Size (acres) 0.0435
Lot Size Source Appraiser
Lot Features Cleared, Subdivision

Location

County Montgomery
MLS Area Major 39
MLS Area Minor Lake Conroe Area
Subdivision Lake Conroe Village
Road Surface Asphalt
Postal Code 77316

Utilities

Water Source Public
Sewer Public Sewer

HOA / Association

HOA Yes
HOA Fee $384
HOA Fee Frequency Annually
HOA Name Spectrum Association Management

Taxes, Terms & Disclosures

Tax Annual Amount $441 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year 2025 (county roll)
Tax Rate (est.) 1.10%
Parcel # 114160
Legal Description LAKE CONROE VILLAGE, BLOCK 20, LOT 8
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
$277
30-YR FIXED · ADJUST ASSUMPTIONS BELOW
%
%
Principal & interest$240 Property tax$37 Homeowners insuranceTBD
Subtotal (P&I + Tax) $277
Yearly HOA fee $384

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
1.6155%
ALL 4 TAXING DISTRICTS · 2025 BILL
202320242025
MUD
—
→ stable
School
1.09%
→ stable
City
—
→ stable
County
0.38%
→ stable
Other districts
0.15%
→ stable

HOA & Community

§ 05
● HOA details
$384
ANNUALLY
Association nameSpectrum Association Management Management co.— Website— Phone— Cert on filehoa.texas.gov
● Community amenities
veterinary
Shults Erin · 0.2mi
Shults Erin · 0.4mi
Spring Hill Animal Hospital: Curtis Shauna R DVM · 1.6mi
bank
ATM · 0.5mi
ATM · 0.6mi
Navy Federal Credit Union ATM · 1.5mi
gym
April Sound Country Club · 0.5mi
April Sound Country Club · 0.9mi
Montgomery Gymnastics Academy · 1.7mi
gas_station
Shell · 0.6mi
Valero · 1.3mi
grocery
· 1.2mi
· 1.3mi
· 1.3mi
post_office
Dr. James Field · 1.3mi
Dr. James Field · 1.6mi
USPS Collection Box · 3.9mi

Broadband & Connectivity

§ 06 · Rolled up from MLS
● Max advertised speed at this address
5,000 Mbps
Fiber available · cable ok
Fiber to the Premises
MidSouth Fiber Internet
5,000 / 5,000 Mbps
● LOW LATENCY
Fiber to the Premises
Fidium Fiber
2,000 / 2,000 Mbps
● LOW LATENCY
Fiber to the Premises
Xfinity
2,000 / 1,000 Mbps
● LOW LATENCY
Coaxial Cable
Xfinity
2,000 / 1,000 Mbps
● LOW LATENCY
Coaxial Cable
Optimum
940 / 35 Mbps
● LOW LATENCY
Copper
Consolidated Communications
500 / 75 Mbps
● LOW LATENCY
Licensed Fixed Wireless
Verizon
300 / 20 Mbps
● LOW LATENCY
NGSO Satellite
Starlink
280 / 30 Mbps
● LOW LATENCY
+ 4 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
8 comparable sales nearby · sold median $141/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
Lake Conroe Village
TIER: SUBDIVISION
Subdivision name (MLS)Lake Conroe Village City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision2,633 Active now73 Sold (last 12 mo)39 Curated amenities60
● Year-built distribution
1980s 1 1995s 4 2000s 2 2010s 3 2015s 15 2020s 32 2025s 7

Fire Protection

§ 11
Nearest station
Lake Conroe Fire Department Station 31
· Conroe
Distance
1.1 mi
Straight-line from listing
ISO rating
—
Future data point
Avg. response
—
From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694403 · ACS 2023
Median HH income
$75,433
ACS 2023
Median home value
$227,800
Census self-report
Owner-occupied
73%
1,225 housing units
Bachelor's+
26%
Adults 25+
Median age
37.3
Population 3,012
Work from home
15%
of commuters
Commute 45min+
24%
of commuters
Below poverty
13.0%
tract-level

Amenities & Nearby Places

§ 13

Grocery

Healthy Living
1.0 mi · 1 within 1.5 mi

Schools

Aspire Music Montgomery
0.9 mi · 1 within 1.5 mi

Parks

Martin Creek Dog Park
1.4 mi · 1 within 1.5 mi

Restaurants

7 Leguas
0.8 mi · 8 within 1.5 mi

Cafés

Healthy Living Juice and Smoothie bar
1.0 mi · 4 within 1.5 mi

Gyms

April Sound Country Club
0.9 mi · 1 within 1.5 mi
Data: Google Places (refreshed every 7 days). Last fetched May 6, 2026.

Location & Neighborhood

§ 13
● This Home
16717 E Ivanhoe, Montgomery, TX 77316
Montgomery County · 30.36°N, 95.62°W
veterinary
Shults Erin
0.2 mi · 2 within 2 mi
bank
ATM
0.5 mi · 2 within 2 mi
gym
April Sound Country Club
0.5 mi · 2 within 2 mi
gas_station
Shell
0.6 mi · 2 within 2 mi
Interactive map coming in v0.2 — currently showing schematic placement.
● Listing History
Aug 6, 2026 Listed $40,000 Suleyka Vela Lopez
Status change events from HAR MLS (future: full audit trail)
● Disclosures & Attribution
Listed by Suleyka Vela Lopez · Alliance Realty Properties
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 Aug 6, 2026.
MLS# 63277952 · LIST DATE: Aug 6, 2026 · PARCEL: 114160
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