Homes for Sale/Montgomery County/Willis/De La Garza
Active MLS #11005110 · 256 days on market

17171 FM 1097 Road

Willis, TX 77378
Subdivision  ·  De La Garza
List Price
$550,000
Baths
0
Lot
5.52 ac
County
Montgomery
Tax Rate
0.28%

Schools

§ 03
District
Elementary PARMLEY EL C
Middle LYNN LUCAS MIDDLE D
High WILLIS H S CCMR 91% · Grad 95% 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

This exceptional unrestricted vacant land offering features two parcels totaling over 5.5 acres, located in a prime Opportunity Zone. With 750+ feet of frontage along FM 1907, this property provides excellent visibility and is perfectly suited for both residential and commercial development. Currently unimproved and partially wooded, it provides a natural setting that can be customized to suit a variety of uses. Strategically located just 12 minutes from I-45, the property is also conveniently close to key destinations: 10 minutes to downtown New Waverly, 22 minutes to downtown Conroe, 45 minutes to Livingston, and approximately an hour to Houston. This property represents a unique investment opportunity in a rapidly growing area—ideal for those looking to develop a residential properties, commercial venture, or mixed-use projects.

Features

§ 02

Interior

Not provided

Exterior & lot

  • None
  • Split Possible

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type Land

Rooms & Baths

Bathrooms (total) 0

Lot

Lot Size (acres) 5.5248
Lot Size Source Survey
Lot Features None, Split Possible
Additional Parcels Yes
Additional Parcel Info 150600300

Location

County Montgomery
MLS Area Major 19
MLS Area Minor Willis Area
Subdivision De La Garza
Road Surface Other
Postal Code 77378

Utilities

Water Source None
Sewer None

HOA / Association

HOA Fee $0
HOA Name NA

Taxes, Terms & Disclosures

Tax Annual Amount $1,538 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year 2025 (county roll)
Tax Rate (est.) 0.28%
Parcel # 32614
Legal Description A0015 - DE LA GARZA, TRACT 3, ACRES 5.5248
Listing Terms Cash, Conventional, Investor Financing
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
$3,431
30-YR FIXED · ADJUST ASSUMPTIONS BELOW
%
%
Principal & interest$3,303 Property tax$128 Homeowners insuranceTBD
Subtotal (P&I + Tax) $3,431

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
1.6652%
ALL 5 TAXING DISTRICTS · 2025 BILL
202320242025
MUD
—
→ stable
School
1.03%
→ stable
City
—
→ stable
County
0.38%
→ stable
Other districts
0.25%
→ stable

HOA & Community

§ 05
● HOA details
—
ANNUAL
Association nameNA Management co.— Website— Phone— Cert on filepending
● Community amenities
place_of_worship
Center Hill Church · 0.3mi
Center Hill Church · 1.1mi
Old Waverly Church · 5.1mi
park
Royal Forest Community Area · 3.2mi
· 3.4mi
Royal Forest Playground · 3.2mi
bank
ATM (ATM Link, Inc.) · 3.6mi
ATM (ATM Link, Inc.) · 3.9mi
ATM (ATM Link, Inc.) · 4.7mi
gym
Majestic Youth Sports Center · 4.9mi
Majestic Youth Sports Center · 5.3mi
Throwing Fitness Inc. · 5.2mi
gas_station
Shell · 5.0mi
grocery
· 5.4mi
· 5.6mi
Circle K · 5.3mi

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
Frontier
5,000 / 5,000 Mbps
● LOW LATENCY
Fiber to the Premises
Fidium Fiber
2,000 / 2,000 Mbps
● LOW LATENCY
Coaxial Cable
Optimum
940 / 35 Mbps
● LOW LATENCY
LBR 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
Copper
Consolidated Communications
250 / 40 Mbps
● LOW LATENCY
+ 6 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
No comps within 0.5 mi in the last 90 daysExpand the search radius via the "Full report" CTA.

Subdivision & Master Plan

§ 10
● Master plan
DE LA GARZA
TIER: SUBDIVISION
Subdivision name (MLS)DE LA GARZA City · ZIPWillis · 77378 CountyMontgomery Listings in subdivision327 Active now4 Sold (last 12 mo)1 Curated amenities60
● Year-built distribution
1995s 1 2020s 1

Fire Protection

§ 11
Nearest station
New Waverly Volunteer Fire Department
· New Waverly
Distance
5.9 mi
Straight-line from listing
ISO rating
—
Future data point
Avg. response
—
From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694107 · ACS 2023
Median HH income
$124,554
ACS 2023
Median home value
$340,400
Census self-report
Owner-occupied
94%
1,479 housing units
Bachelor's+
14%
Adults 25+
Median age
45.6
Population 3,895
Work from home
1%
of commuters
Commute 45min+
13%
of commuters
Below poverty
4.5%
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
17171 E FM 1097 Road, Willis, TX 77378
Montgomery County · 30.49°N, 95.40°W
place_of_worship
Center Hill Church
0.3 mi · 2 within 2 mi
Interactive map coming in v0.2 — currently showing schematic placement.
● Listing History
Jan 10, 2026 Listed $550,000 Jason Vo
Status change events from HAR MLS (future: full audit trail)
● Disclosures & Attribution
Listed by Jason Vo · Danny Nguyen Commercial
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 19, 2026.
MLS# 11005110 · LIST DATE: Jan 10, 2026 · PARCEL: 32614
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