Homes for Sale/Montgomery County/Montgomery/Lake Creek Ranch
Active MLS #47340230 · 40 days on market

18404 Woodstream Crossing Road

Montgomery, TX 77316
Subdivision  ·  Lake Creek Ranch
List Price
$379,700
Baths
0
Lot
2.55 ac
County
Montgomery

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

Welcome to Lake Creek Ranch, Montgomery County's new custom home development. Located off of Mail Rte Road across from Lake Creek High School. This development will be home to 50+ lots. Offering homesites from 1.5 - 2.5 acres. Mature oak & pines offer a beautiful backdrop for single family building opportunities. Electric lines have been run, gas is provided, fiber internet and zoned to the highly rated Montgomery ISD. Enjoy the convenient location to schools, shopping/dining and just 3 miles from Lake Conroe. Self guided tours are available at your convenience.

Features

§ 02

Interior

Not provided

Exterior & lot

  • Cul De Sac
  • Interior Lot
  • Subdivision

Community

  • Gated

Property Details

§ 03 · Full MLS record

Property

Property Type Land

Rooms & Baths

Bathrooms (total) 0

Lot

Lot Size (acres) 2.5500
Lot Size Source Other
Lot Features Cul De Sac, Interior Lot, Subdivision

Location

County Montgomery
MLS Area Major 39
MLS Area Minor Lake Conroe Area
Subdivision Lake Creek Ranch
Postal Code 77316

Utilities

Water Source Well
Sewer Septic Tank

HOA / Association

HOA Yes
HOA Fee $1,200
HOA Fee Frequency Annually
HOA Name Montgomery Farms Homeowners Assoc
Fee Includes Other
Amenities Gated

Taxes, Terms & Disclosures

Parcel # 000000806233
Legal Description Lake Creek Ranch, Lot 1, Block 3
Listing Terms Cash, Conventional
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
$2,791
30-YR FIXED · ADJUST ASSUMPTIONS BELOW
%
%
Principal & interest$2,280 Property tax$511 Homeowners insuranceTBD
Subtotal (P&I + Tax) $2,791
Yearly HOA fee $1,200

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
$1,200
ANNUALLY
Association nameMontgomery Farms Homeowners Assoc Management co.— Website— Phone— Cert on filetx_comptroller
Fee includes
Other
● Community amenities
post_office
Dr. James Field · 0.4mi
United States Postal Service · 3.9mi
Old US Post Office · 4.3mi
place_of_worship
Rabon Chapel · 0.9mi
Spring Tabernacle Baptist Church · 1.3mi
Honea Baptist Church · 2.7mi
daycare
Raising Arrows In-home Daycare · 1.8mi
Swingin' Fun by Crystal, LLC · 1.8mi
School of LIVE Music · 2.0mi
bank
Austin Bank · 1.9mi
Chase Bank · 2.3mi
Woodforest National Bank · 2.4mi
gym
Montgomery Gymnastics Academy · 1.9mi
Fearless Boxing Gym · 1.9mi
CAPFit24 · 2.1mi
veterinary
Animal Hospital of Montgomery · 2.1mi
Shults Erin · 2.0mi
PetVet Vaccination Clinic · 2.4mi

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
Lake Creek Ranch
TIER: SUBDIVISION
Subdivision name (MLS)Lake Creek Ranch City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision84 Active now2 Sold (last 12 mo)16 Curated amenities60
● Year-built distribution
No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11
Nearest station
Montgomery Fire Department Station 52
· Montgomery
Distance
2.0 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
18404 Woodstream Crossing Road, Montgomery, TX 77316
Montgomery County · 30.35°N, 95.64°W
post_office
Dr. James Field
0.4 mi · 1 within 2 mi
place_of_worship
Rabon Chapel
0.9 mi · 2 within 2 mi
daycare
Raising Arrows In-home Daycare
1.8 mi · 3 within 2 mi
gym
Montgomery Gymnastics Academy
1.9 mi · 2 within 2 mi
Interactive map coming in v0.2 — currently showing schematic placement.
● Listing History
Aug 14, 2026 Listed $379,700 Nicole Shields
Status change events from HAR MLS (future: full audit trail)
● Disclosures & Attribution
Listed by Nicole Shields · Western States Realty, LLC
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 17, 2026.
MLS# 47340230 · LIST DATE: Aug 14, 2026 · PARCEL: 000000806233
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, 11:00 PM CDT. Properties may subsequently be sold or off-market. Equal Housing Opportunity