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

Survey available. Four lots for the price of one. 189 FT of road frontage. RV, mobile homes, and modular homes are allowed. Public water. Septic needs to be installed. Not in flood zone. Two minutes from Lake Plaza Marina in Lake Conroe. Build your dream Home or bring your mobile Home. Property Needs Septic. Community water available, no need for water well. No appointment required. Drive by today! Contact this listing agent with any questions.

Features

§ 02

Interior

Not provided

Exterior & lot

Interior Lot
Subdivision
Wooded

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (sq ft)	48,291
Lot Size (acres)	1.1086
Lot Size Source	Appraiser
Lot Features	Interior Lot, Subdivision, Wooded

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Marvins Gardens 02
Postal Code	77316

Utilities

Water Source	Public
Sewer	None

Taxes, Terms & Disclosures

Tax Annual Amount	$1,404 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.08%
Parcel #	122884
Legal Description	S714002 - MARVINS GARDENS 02, BLOCK 1, LOT 36, 37, 38, 39
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

$898

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$781 Property tax$117 Homeowners insuranceTBD

Subtotal (P&I + Tax) $898

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

—

ANNUAL

Association name— Management co.— Website— Phone— Cert on filepending

● Community amenities

post_office

Dr. James Field · 0.6mi
United States Postal Service · 3.7mi
Old US Post Office · 4.1mi

place_of_worship

Rabon Chapel · 1.2mi
Spring Tabernacle Baptist Church · 1.8mi
Honea Baptist Church · 3.1mi

daycare

Swingin' Fun by Crystal, LLC · 1.3mi
Raising Arrows In-home Daycare · 1.3mi
School of LIVE Music · 1.5mi

bank

Austin Bank · 1.4mi
Chase Bank · 1.9mi
Woodforest National Bank · 1.9mi

gym

Montgomery Gymnastics Academy · 1.4mi
Fearless Boxing Gym · 1.4mi
CAPFit24 · 1.6mi

veterinary

Animal Hospital of Montgomery · 1.6mi
PetVet Vaccination Clinic · 1.9mi
Wags 2 Whiskers Veterinary Hospital · 2.0mi

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

2 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

Marvins Gardens 02

TIER: SUBDIVISION

Subdivision name (MLS)Marvins Gardens 02 City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision123 Active now3 Sold (last 12 mo)0 Curated amenities60

● Year-built distribution

2020s 2

Fire Protection

§ 11

Nearest station

Lake Conroe Fire Department Station 31

· Conroe

Distance

2.3 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

Active listing — amenities should populate from the go-live pipeline. Click to fetch now if missing.

Location & Neighborhood

§ 13

● This Home

18100 Breezy Drive, Montgomery, TX 77316

Montgomery County · 30.36°N, 95.64°W

post_office

Dr. James Field

0.6 mi · 1 within 2 mi

place_of_worship

Rabon Chapel

1.2 mi · 2 within 2 mi

daycare

Swingin' Fun by Crystal, LLC

1.3 mi · 3 within 2 mi

bank

Austin Bank

1.4 mi · 3 within 2 mi

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