Schools

§ 03

District

Elementary	KEENAN EL	B
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

Commerical Opportunity! 3.01-acre property positioned along Keenan Cut Off Road in Montgomery, TX. The property includes a 1,938 SF single-family residence constructed in 2010, featuring 2 full bathrooms, brick exterior, slab foundation, composition roof, tile and carpet flooring, central cooling, fireplace, and attached garage. A detached pole barn provides additional covered storage and utility space. The property has traffic light at entry, and is cross fenced. This property offers an open acreage setting with mature trees and convenient access to Keenan Cut Off Road. Located directly across from Oak Hills Junior High and Keenan Elementary, with Lake Creek High School nearby.

+/- 220' of road frontage on Keenan Cut Off - Great commercial investment for development 3 new subdivisions in walking distance

Features

§ 02

Interior

Granite Counters
Dishwasher
Disposal
Gas Oven
Gas Range
Microwave
Wood
Heat: Central
Heat: Electric
Cool: Central Air
Cool: Electric

Exterior & lot

Level
Foundation: Slab
Additional Parking
Attached
Garage

Community

Style: Ranch

Property Details

§ 03 · Full MLS record

Property

Property Type	Farm
Architectural Style	Ranch
Year Built	2010
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,938 sq ft
Living Area Source	Appraiser
Building Area Total	1,938 sq ft
Foundation	Slab
Construction	Brick

Rooms & Baths

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

Interior

Interior Features	Granite Counters
Flooring	Wood
Appliances	Dishwasher, Disposal, Gas Oven, Gas Range, Microwave

Exterior

Pool Private

No

Parking & Garage

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

Lot

Lot Size (acres)	3.0100
Lot Features	Level
Direction Faces	North

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Conroe Southwest
Subdivision	Willis W M
Road Surface	Concrete
Postal Code	77316

Utilities

Heating	Central, Electric
Cooling	Central Air, Electric
Water Source	Well
Sewer	Septic Tank

Taxes, Terms & Disclosures

Tax Annual Amount	$3,925 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.26%
Parcel #	268919
Legal Description	A0622 - WILLIS W M, TRACT 2A-1, 2A-2, ACRES 3.01
Listing Terms	Cash, Conventional, Investor Financing
Lease Considered	No
Disclosures	Seller Disclosure

Room Layout

§ 04 · 3 rooms · MLS-supplied

Main level · 3

Primary Bedroom	16x14
Bedroom	11x11
Bedroom	10x11

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

$9,334

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$9,007 Property tax$327 Homeowners insuranceTBD

Subtotal (P&I + Tax) $9,334

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

place_of_worship

Spring Tabernacle Baptist Church · 0.9mi

gas_station

Chevron · 2.2mi

grocery

Circle K · 4.0mi

pharmacy

Walgreens · 4.1mi

hospital_er

The Emergency Center at Conroe · 10.8mi

hospital

The Emergency Center at Conroe · 10.8mi

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

MidSouth Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

2,000 / 1,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Fiber to the Premises

AT&T

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

+ 5 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

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

WILLIS W M

TIER: SUBDIVISION

Subdivision name (MLS)WILLIS W M City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision4 Active now1 Sold (last 12 mo)0 Curated amenities7

● Year-built distribution

2010s 1

Fire Protection

§ 11

Nearest station

Montgomery Fire Department Station 52

· Montgomery

Distance

0.5 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694501 · ACS 2023

Median HH income

$165,263

ACS 2023

Median home value

$288,400

Census self-report

Owner-occupied

76%

846 housing units

Bachelor's+

23%

Adults 25+

Median age

52.3

Population 2,044

Work from home

43%

of commuters

Commute 45min+

1%

of commuters

Below poverty

3.4%

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

18763 Keenan Cut Off Road, Montgomery, TX 77316

Montgomery County · 30.32°N, 95.66°W

place_of_worship

Spring Tabernacle Baptist Church

0.9 mi · 1 within 2 mi

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