Schools

§ 03

District

Elementary	AUDUBON EL	A
Middle	MAGNOLIA PARKWAY J H	N/R
High	MAGNOLIA WEST H S CCMR 98% · Grad 97%	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

Welcome to the Princeton II by Smith Douglas Homes in Audubon! Situated on a spacious cul-de-sac homesite, this stunning two-story home offers 5 bedrooms and 3.5 baths. A dramatic two-story foyer welcomes you inside, leading to a private study with French doors and a formal dining room. The open-concept kitchen features quartz countertops, a large island with pendant lighting, and 42-inch upper cabinets, flowing seamlessly into the main living areas. The main-level primary suite provides a relaxing retreat with dual vanities, a garden tub, and separate walk-in shower. Upstairs, enjoy a spacious loft/game room, four secondary bedrooms, and two full baths. Additional highlights include a linear electric fireplace in the family room, a covered rear patio, and designer upgrades throughout. Thoughtfully designed for both everyday living and entertaining, this home offers the perfect blend of comfort and style. AVAILABLE OCTOBER!

Features

§ 02

Interior

Double Vanity
Entrance Foyer
En Suite Bathroom
Kitchen Island
Kitchen Family Room Combo
Bath In Primary Bedroom
Main Level Primary
Pantry
Quartz Counters
Soaking Tub
Separate Shower
Tub Shower
Vanity
Walk In Closets
Kitchen Dining Combo
Programmable Thermostat
Dishwasher
Disposal

Exterior & lot

Covered Patio
Fence
Sprinkler Irrigation
Porch
Patio
Private Yard
Cul De Sac
Subdivision
Back Yard
Covered
Deck
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Prewired
Smoke Detectors
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2026
Year Built Source	Builder
New Construction	Yes
Property Condition	Under Construction
Builder Name	Smith Douglas Homes

Building

Stories	2
Levels	Two
Living Area	2,841 sq ft
Living Area Source	Builder
Building Area Total	2,841 sq ft
Foundation	Slab
Construction	Brick, Cement Siding
Roof	Composition

Rooms & Baths

Bedrooms	5
Bathrooms (total)	4
Bathrooms Full	3
Bathrooms Half	1
Rooms Total	9
Fireplaces	1
Fireplace Features	Electric

Interior

Interior Features	Double Vanity, Entrance Foyer, En Suite Bathroom, Kitchen Island, Kitchen Family Room Combo, Bath In Primary Bedroom, Main Level Primary, Pantry, Quartz Counters, Soaking Tub, Separate Shower, Tub Shower, Vanity, Walk In Closets, Kitchen Dining Combo, Programmable Thermostat
Flooring	Carpet, Plank, Tile, Vinyl
Appliances	Dishwasher, Disposal, Gas Oven, Gas Range, Microwave
Laundry	Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup
Windows	Low Emissivity Windows
Security	Prewired, Smoke Detectors
Indoor Air Quality	Ventilation

Exterior

Exterior Features	Covered Patio, Fence, Sprinkler Irrigation, Porch, Patio, Private Yard
Patio / Porch	Covered, Deck, Patio, Porch
Fencing	Back Yard
Pool Private	No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size Source	Appraiser
Lot Features	Cul De Sac, Subdivision

Location

County	Montgomery
MLS Area Major	15
MLS Area Minor	Magnolia/1488 West
Subdivision	Audubon 50's
Road Surface	Concrete
Postal Code	77354

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer
Energy Efficient	Radiant Attic Barrier, Doors, Hvac, Insulation, Thermostat, Windows

HOA / Association

HOA	Yes
HOA Fee	$1,850
HOA Fee Frequency	Annually
HOA Name	Goodwin & Company

Taxes, Terms & Disclosures

Parcel #	828599
Legal Description	LOT 37 BLK 1 SEC 1
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure, Other

Room Layout

§ 04 · 9 rooms · MLS-supplied

Main level · 4

Primary Bedroom	13X16
Dining Room	11x10
Family Room	13X16
Office	11X12

Second level · 5

Game Room	13X15
Bedroom	11X10
Bedroom	11X10
Bedroom	10X11
Bedroom	13x11

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

1.1500

TOTAL TAX RATE · PER $100 ASSESSED · 2025

JurisdictionAudubon MUD 3 CountyMontgomery TCEQ District ID5857557 Bonded indebtedness$544,413,000 Current year rate— FetchedApr 27, 2026

● Verdict unknown

● 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 Audubon MUD 3 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$2,451

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,451 Property taxNot available Homeowners insuranceTBD

Subtotal (P&I only — tax not available) $2,451

Yearly HOA fee $1,850

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

202320242025

MUD

—

→ stable

School

0.96%

→ stable

City

—

→ stable

County

0.38%

→ stable

HOA & Community

§ 05

● HOA details

$1,850

ANNUALLY

Association nameGoodwin & Company Management co.— Website— Phone— Cert on filepending

● Community amenities

grocery

· 1.0mi
H-E-B · 1.9mi
Food Basket · 2.1mi

police_station

Montgomery County Sheriff's Office · 1.0mi
Magnolia Police Department · 2.4mi
Montgomery County Sheriff's Office Livestock Facility · 3.5mi

place_of_worship

Saint Matthews Church · 1.2mi
Missionary Church · 1.3mi
Magnolia Church of God in Christ · 1.8mi

gas_station

Chevron · 1.3mi
Misty Hollow Market · 1.6mi
Shell · 1.7mi

park

· 1.5mi
· 2.9mi
· 2.9mi

coffee

Magnolia Coffee House Bistro · 1.7mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

8,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Ezee Fiber

8,000 / 8,000 Mbps

● LOW LATENCY

Fiber to the Premises

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Licensed 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

Licensed Fixed Wireless

T-Mobile

100 / 20 Mbps

● LOW LATENCY

Copper

AT&T

100 / 20 Mbps

● LOW LATENCY

+ 3 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

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

Audubon 50's

TIER: SUBDIVISION

Subdivision name (MLS)Audubon 50's City · ZIPMagnolia · 77354 CountyMontgomery Listings in subdivision56 Active now4 Sold (last 12 mo)8 Curated amenities60

● Year-built distribution

2025s 4

Fire Protection

§ 11

Nearest station

Magnolia Volunteer Fire Department Station 181

Distance

1.7 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339690300 · ACS 2023

Median HH income

$69,957

ACS 2023

Median home value

$282,100

Census self-report

Owner-occupied

79%

1,889 housing units

Bachelor's+

31%

Adults 25+

Median age

37.5

Population 5,313

Work from home

26%

of commuters

Commute 45min+

13%

of commuters

Below poverty

6.7%

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

16718 Heron Clutch Court, Magnolia, TX 77354

Montgomery County · 30.20°N, 95.72°W

grocery

—

1.0 mi · 2 within 2 mi

police_station

Montgomery County Sheriff's Office

1.0 mi · 1 within 2 mi

place_of_worship

Saint Matthews Church

1.2 mi · 4 within 2 mi

gas_station

Chevron

1.3 mi · 4 within 2 mi

Interactive map coming in v0.2 — currently showing schematic placement.