Schools

§ 03

District

Elementary	W LLOYD MEADOR EL	B
Middle	HOMER CALFEE MIDDLE	N/R
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

Enjoy Lake Conroe living in this move-in-ready charming 3-bedroom, 2.5-bath townhome in an intimate community of just 44 homes, minutes from the lake! Fresh paint, laminate flooring, and newly carpeted bedrooms give the home a clean feel. The open-concept kitchen overlooks the family room, featuring a stylish modern light fixture and access to a private patio/deck. Natural light pours in through the windows all throughout. Upstairs, all three bedrooms are generously sized, and the primary bedroom offers a view of the pool. Multiple closets throughout provide convenient storage, along with an attached 2-car garage. Community amenities include a pool, exterior maintenance and trash pickup. A local family restaurant and bar with access to a private boat ramp is within walking distance. Low HOA, NO flooding history. Whether you're looking for a weekend getaway, a full-time home, or an investment property STR 6mths, enjoy the convenience of being close to Lake Conroe recreation and dining!

Features

§ 02

Interior

All Bedrooms Up
Breakfast Bar
High Ceilings
Pantry
Tub Shower
Window Treatments
Ceiling Fans
Programmable Thermostat
Dryer
Dishwasher
Electric Oven
Electric Range
Microwave
Washer
Carpet
Laminate
Tile
Heat: Central

Exterior & lot

Deck
Patio
Roof: Composition
Foundation: Slab
Additional Parking
Attached
Garage
Association

Community

Pool
Security Gate
Smoke Detectors
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Townhouse
Sub Type Additional	Townhouse
Architectural Style	Traditional
Year Built	2005
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	1,570 sq ft
Living Area Source	Appraiser
Building Area Total	1,570 sq ft
Foundation	Slab
Construction	Cement Siding, Wood Siding
Roof	Composition

Rooms & Baths

Bedrooms	3
Bedrooms Possible	3
Bathrooms (total)	3
Bathrooms Full	2
Bathrooms Half	1
Rooms Total	5
Fireplaces	0

Interior

Interior Features	All Bedrooms Up, Breakfast Bar, High Ceilings, Pantry, Tub Shower, Window Treatments, Ceiling Fans, Programmable Thermostat
Flooring	Carpet, Laminate, Tile
Appliances	Dryer, Dishwasher, Electric Oven, Electric Range, Microwave, Washer
Laundry	Laundry In Utility Room
Windows	Window Coverings
Security	Security Gate, Smoke Detectors

Exterior

Exterior Features	Deck, Patio
Patio / Porch	Deck, Patio
Pool Private	No
Pool Features	Association

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Additional Parking, Attached, Garage

Lot

Lot Size (sq ft)	2,204
Lot Size Source	Appraiser

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Northstar Twnhms
Road Surface	Concrete
Postal Code	77318

Utilities

Heating	Central, Electric
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer
Energy Efficient	Thermostat

HOA / Association

HOA Fee	$214
HOA Fee Frequency	Monthly
HOA Name	Amity Community Management Group
Fee Includes	Common Areas, Maintenance Grounds, Recreation Facilities, Trash
Amenities	Pool

Taxes, Terms & Disclosures

Tax Annual Amount	$3,246 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.91%
Parcel #	352948
Legal Description	S743400 - NORTHSTAR TOWNHOMES, BLOCK 2, UNIT 5
Listing Terms	Cash, FHA, Investor Financing, Va Loan
Lease Considered	No

Room Layout

§ 04 · 5 rooms · MLS-supplied

Main level · 2

Family Room	16 x 17
Dining Room	8 x 17

Second level · 3

Primary Bedroom	14 x 19
Bedroom	10 x 14
Bedroom	10 x 14

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

—

TOTAL TAX RATE · PER $100 ASSESSED · 2026

JurisdictionLake Conroe Hills MUD CountyMontgomery TCEQ District ID5302000 Bonded indebtedness— 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 0.4290 Resolved MUD jurisdiction Lake Conroe Hills MUD Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$1,292

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,021 Property tax$271 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,292

Yearly HOA fee $2,568

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 · 5-year history

2.0942%

ALL 6 TAXING DISTRICTS · 2025 BILL

20212022202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.68%

→ stable

YearM&OI&STotal MUD rate

2021 0.4500 0.0000 0.4500

2022 0.4382 0.0000 0.4382

2023 0.4340 0.0000 0.4340

2024 0.4340 0.0000 0.4340

2025 0.4290 0.0000 0.4290

HOA & Community

§ 05

● HOA details

$214

MONTHLY

Association nameAmity Community Management Group Management co.— Website— Phone— Cert on filemls-trestle

Fee includes

CommonAreas · MaintenanceGrounds · RecreationFacilities · Trash

● Community amenities

veterinary

North Pines Animal Hospital · 0.4mi
Stone Ridge Veterinary Medical Center · 3.1mi
Lakeway Animal Medical and Surgical Clinic · 3.5mi

gym

Lion’s Den Fitness · 0.6mi
Anytime Fitness · 3.3mi
Woodland Hills Fitness Center · 3.7mi

grocery

· 0.7mi
· 0.7mi
· 1.4mi

post_office

Lone Star Post, Pack and Parcel · 1.1mi
United States Postal Service · 4.1mi
USPS Collection Box · 4.6mi

park

· 2.0mi
· 2.4mi
· 2.5mi

bank

Entergy Power Plant · 2.0mi
First Financial Bank · 2.5mi
Navy Federal Credit Union ATM · 3.4mi

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

Tachus Fiber Internet

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

Licensed Fixed Wireless

AT&T

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)

D1 · Moderate

US Drought Monitor county reading, week of 2026-10-13.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Oct 16, 2026.

Recent Comparable Sales

§ 09

1 comparable sale 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

Northstar Twnhms

TIER: SUBDIVISION

Subdivision name (MLS)Northstar Twnhms City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision59 Active now2 Sold (last 12 mo)1 Curated amenities60

● Year-built distribution

2005s 2

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

0.6 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694206 · ACS 2023

Median HH income

$108,591

ACS 2023

Median home value

$273,800

Census self-report

Owner-occupied

73%

1,805 housing units

Bachelor's+

36%

Adults 25+

Median age

50.9

Population 4,429

Work from home

15%

of commuters

Commute 45min+

10%

of commuters

Below poverty

2.0%

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

176 Binnacle Court, Willis, TX 77318

Montgomery County · 30.43°N, 95.55°W

veterinary

North Pines Animal Hospital

0.4 mi · 1 within 2 mi

gym

Lion’s Den Fitness

0.6 mi · 1 within 2 mi

grocery

—

0.7 mi · 3 within 2 mi

post_office

Lone Star Post, Pack and Parcel

1.1 mi · 1 within 2 mi

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