Schools

§ 03

District

Elementary	MONTGOMERY EL	B
Middle	MONTGOMERY J H	C
High	MONTGOMERY H S CCMR 85% · Grad 98%	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

A rare opportunity available in the highly sought after gated equestrian subdivision of peaceful and serene Perfection Ranch. This 6.00-acre parcel offers a cleared lot with a wooded area and small creek at the back property line. Immediately adjacent and available to purchase is another contiguous 5.77 acres (1936 Spring Branch Rd.-MLS# 10046858). Build your dream home and have plenty of additional land with the possibility of owning 11.77 acres in this pristine, picturesque, well-maintained subdivision. Neighborhood amenities to include a gorgeous lake, pavilion with outdoor fireplace, tennis courts, indoor horse arena + an outdoor riding arena. Come experience this tranquil, rural lifestyle - living in the country without compromising the convenience of modern living!

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Subdivision
Fenced

Community

Gated

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Fencing

Fenced

Lot

Lot Size (acres)	6.0000
Lot Size Source	Appraiser
Lot Features	Cleared, Subdivision

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Montgomery County Northwest
Subdivision	Perfection Ranch
Road Surface	Concrete
Postal Code	77316

Utilities

Water Source	Other, Public
Sewer	Other, Aerobic Septic, None

HOA / Association

HOA	Yes
HOA Fee	$3,653
HOA Fee Frequency	Annually
HOA Name	Perfection Ranch HOA
Fee Includes	Clubhouse, Recreation Facilities
Amenities	Gated

Taxes, Terms & Disclosures

Tax Annual Amount	$22 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.00%
Parcel #	288341
Legal Description	LOT 12, BLK 1, Perfection Ranch
Listing Terms	Cash, Conventional
Disclosures	Other

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

$3,821

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,819 Property tax$2 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,821

Yearly HOA fee $3,653

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

$3,653

ANNUALLY

Association namePerfection Ranch HOA Management co.— Websitevisit Phone— Cert on filehoa.texas.gov;tx_comptroller

Fee includes

Clubhouse · RecreationFacilities

● Community amenities

place_of_worship

Saint Beulah Church · 0.7mi
Montgomery United Methodist Church · 1.7mi
· 2.1mi

park

· 1.2mi
· 1.6mi
Cedar Brake Park · 2.4mi

gym

Soma Ranch Retreat · 1.6mi
Sunset Yoga · 2.9mi
Montgomery Physical Therapy & Sports Medicine · 2.8mi

daycare

Tomorrow’s Promise Preschool at MUMC · 1.7mi
Montgomery Preschool · 2.5mi
Lone Star Christian Academy · 3.1mi

police_station

Montgomery Police Department · 2.3mi
Montgomery County Sheriff - District 5 Patrol · 8.1mi

restaurant

Cork This Tap That · 2.3mi
Phil's Roadhouse and Grill’s · 2.6mi
Shipley Do-Nuts · 2.6mi

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

MidSouth Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

1,000 / 1,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

1,000 / 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

4 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

Perfection Ranch

TIER: SUBDIVISION

Subdivision name (MLS)Perfection Ranch City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision229 Active now7 Sold (last 12 mo)5 Curated amenities58

● Year-built distribution

2005s 1 2010s 2 2015s 1

Fire Protection

§ 11

Nearest station

MCESD #2

Distance

2.6 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694602 · ACS 2023

Median HH income

$92,500

ACS 2023

Median home value

$363,900

Census self-report

Owner-occupied

92%

700 housing units

Bachelor's+

39%

Adults 25+

Median age

45.5

Population 1,770

Work from home

12%

of commuters

Commute 45min+

16%

of commuters

Below poverty

12.0%

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

1702 Spring Branch Road, Montgomery, TX 77316

Montgomery County · 30.38°N, 95.73°W

place_of_worship

Saint Beulah Church

0.7 mi · 2 within 2 mi

park

—

1.2 mi · 2 within 2 mi

gym

Soma Ranch Retreat

1.6 mi · 1 within 2 mi

daycare

Tomorrow’s Promise Preschool at MUMC

1.7 mi · 1 within 2 mi

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