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)	0.0482
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 Assocation Management

Taxes, Terms & Disclosures

Tax Annual Amount	$489 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.09%
Parcel #	114159
Legal Description	LAKE CONROE VILLAGE, BLOCK 20, LOT 7
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

$311

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$270 Property tax$41 Homeowners insuranceTBD

Subtotal (P&I + Tax) $311

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 Assocation 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

16721 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.

16721 Ivanhoe

Schools

Overview

Features

Interior

Exterior & lot

Community

Property Details

Property

Rooms & Baths

Lot

Location

Utilities

HOA / Association

Taxes, Terms & Disclosures

MUD Disclosure (§49.452)

Taxes & Cost of Ownership

HOA & Community

Broadband & Connectivity

Environmental Risk

Recent Comparable Sales

Subdivision & Master Plan

Fire Protection

Neighborhood Demographics

Amenities & Nearby Places

Grocery

Schools

Parks

Restaurants

Cafés

Gyms

Location & Neighborhood