Schools

§ 03

District

Elementary	J L LYON EL	A
Middle	MAGNOLIA J H	B
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

Your dream homesite awaits! Nestled within a gated community, this beautiful 2+ acre wooded lot offers the privacy, space, and natural beauty you've been looking for. Surrounded by mature trees, the property provides a peaceful setting with plenty of room to create your custom dream home, outdoor living spaces, and more. Enjoy the added lifestyle benefit of community trail access for horseback riding, making this a unique opportunity for those who appreciate the outdoors and an equestrian friendly setting. Whether you're ready to build your forever home or seeking a promising investment opportunity, this spacious property offers endless possibilities.

Features

§ 02

Interior

Not provided

Exterior & lot

Subdivision
Wooded

Community

Controlled Access

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	2.0180
Lot Size Source	Appraiser
Lot Features	Subdivision, Wooded

Location

County	Montgomery
MLS Area Major	15
MLS Area Minor	Magnolia/1488 West
Subdivision	Indigo Ranch
Road Surface	Asphalt
Postal Code	77355

Utilities

Water Source	None
Sewer	None

HOA / Association

HOA	Yes
HOA Fee	$900
HOA Fee Frequency	Annually
HOA Name	Tri-Star Community Management
Amenities	Controlled Access

Taxes, Terms & Disclosures

Tax Annual Amount	$3,190 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.14%
Parcel #	272177
Legal Description	INDIGO RANCH, BLOCK 1, LOT 22
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

$1,947

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,681 Property tax$266 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,947

Yearly HOA fee $900

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

1.5808%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

0.96%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

HOA & Community

§ 05

● HOA details

$900

ANNUALLY

Association nameTri-Star Community Management Management co.— Websitevisit Phone— Cert on filehoa.texas.gov

● Community amenities

place_of_worship

Walnut Creek Baptist Church · 0.6mi
Central Baptist Church Magnolia Church · 3.4mi
Magnolia Baptist Church · 4.0mi

grocery

· 1.0mi
Misty Hollow Market · 3.5mi
· 3.7mi

gas_station

Exxon · 1.1mi

police_station

Stagecoach Police Department · 1.4mi
Magnolia Police Department · 5.1mi
Montgomery County Sheriff's Office Livestock Facility · 6.2mi

park

· 2.5mi
Recreation Center · 2.6mi
Recreation Center · 2.9mi

restaurant

Domino's · 3.2mi
Perks Beanery · 4.0mi
La Casa Agave Mexican Grill · 4.1mi

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

Hotwire Communications

5,000 / 5,000 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

Coaxial Cable

Spectrum

1,000 / 35 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

+ 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

INDIGO RANCH

TIER: SUBDIVISION

Subdivision name (MLS)INDIGO RANCH City · ZIPMagnolia · 77355 CountyMontgomery Listings in subdivision595 Active now11 Sold (last 12 mo)8 Curated amenities60

● Year-built distribution

2000s 3 2005s 2

Fire Protection

§ 11

Nearest station

Magnolia Volunteer Fire Department Station 183

Distance

1.2 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339690102 · ACS 2023

Median HH income

$82,865

ACS 2023

Median home value

$209,200

Census self-report

Owner-occupied

84%

2,435 housing units

Bachelor's+

16%

Adults 25+

Median age

41.3

Population 7,018

Work from home

11%

of commuters

Commute 45min+

12%

of commuters

Below poverty

12.2%

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

17103 Indigo Hills Drive, Magnolia, TX 77355

Montgomery County · 30.14°N, 95.74°W

place_of_worship

Walnut Creek Baptist Church

0.6 mi · 1 within 2 mi

grocery

—

1.0 mi · 1 within 2 mi

gas_station

Exxon

1.1 mi · 1 within 2 mi

police_station

Stagecoach Police Department

1.4 mi · 1 within 2 mi

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