Schools

§ 03

District

Elementary	MOUNTAIN VALLEY ELEMENTARY SCHOOL	N/R
Middle	MOUNTAIN VALLEY MIDDLE SCHOOL	N/R
High	CANYON LAKE H S CCMR 89% · Grad 100%	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

Gorgeous 1.1 acres of paradise located in Canyon Lake Village West and a walking distance to Boat Ramp #2. Own a small piece of Texas Hill Country with views of one of the most beautiful lakes in Texas. The emerald green water of Canyon Lake is surrounded by white limestone and clear water shorelines. The 1.1 acres consists of 5 individual Lots 272, 273, 274, 285, 286. The mature trees offer shade to a large cleared property. The round concrete driveway extends from Polly Drive to Amanda Street. This property is a short distance to the Guadalupe River, White Water Amphitheater and to Gruene Hall.

Features

§ 02

Interior

Not provided

Exterior & lot

Corner Lot
Subdivision

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	1.1000
Lot Size Source	Survey
Lot Features	Corner Lot, Subdivision

Location

County	Comal
MLS Area Major	83
Subdivision	Canyon Lake Village West 3
Postal Code	78133

Utilities

Water Source

Public

HOA / Association

HOA	Yes
HOA Fee	$24
HOA Fee Frequency	Annually
HOA Name	Village West POA

Taxes, Terms & Disclosures

Tax Year	2024
Parcel #	14474
Legal Description	CANYON LAKE VILLAGE WEST 3, LOT 272, 285, 274, 273, 286
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

Tax breakdown not availableWe could not resolve the taxing jurisdictions for this listing. We will enrich this when the county tax roll loads.

HOA & Community

§ 05

● HOA details

$24

ANNUALLY

Association nameVillage West POA Management co.— Website— Phone— Cert on filepending

● Community amenities

No curated amenity map yet for this subdivision.

Broadband & Connectivity

§ 06

Broadband not mappedWe have not yet resolved FCC provider data for this block.

Environmental Risk

§ 08

?

FEMA Zone

Flood zone: not mapped by FEMA for this area

No FEMA digital flood map covers this location, so this property's flood risk has not been established. Verify flood insurance requirements with your lender.

SFHA NOT DETERMINED

🌡 Heat days >95°F

83 days/yr above 95°F

Plus 29 days above 100°F. NOAA station records, 2016-2025 average.

30-day air qualityData not yet available

Drought (current)Data not yet available

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

Canyon Lake Village West 3

TIER: SUBDIVISION

Subdivision name (MLS)Canyon Lake Village West 3 City · ZIPCanyon Lake · 78133 CountyComal Listings in subdivision10 Active now1 Sold (last 12 mo)0 Curated amenities0

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

Canyon Lake Fire & EMS Station No. 5

· Canyon Lake

Distance

1.5 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48091310613 · ACS 2023

Median HH income

$78,125

ACS 2023

Median home value

$336,000

Census self-report

Owner-occupied

63%

2,505 housing units

Bachelor's+

38%

Adults 25+

Median age

54.3

Population 4,358

Work from home

16%

of commuters

Commute 45min+

31%

of commuters

Below poverty

13.5%

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

185 Polly Drive, Canyon Lake, TX 78133

Comal County · 29.86°N, 98.23°W

No curated amenities within 2 mi yet.

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