Schools

§ 03

District

Elementary	LINCOLN EL	C
Middle	MONTGOMERY J H	C
High	MONTGOMERY H S CCMR 85% · Grad 98%	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

INVESTOR SPECIAL – FIX & FLIP OPPORTUNITY IN THE LAKE CONROE AREA! Bring your vision and capitalize on this value-add opportunity in Montgomery's Forest Woods subdivision! This 2-bedroom, 2-bathroom home offers excellent potential for investors seeking their next renovation, resale, or rental project. Situated on approximately one-third of an acre, the property provides room to explore exterior improvements and enhance its overall appeal. Enjoy a desirable Montgomery location near Lake Conroe, known for boating, fishing, waterfront dining, and outdoor recreation. Convenient access to historic downtown Montgomery, local shopping, restaurants, and FM 1097 adds to the area's appeal. Whether you're looking to renovate and resell or expand your rental portfolio, this property offers multiple investment possibilities in an established community. Bring your contractor, evaluate the upside, and turn this opportunity into your next successful project!

Features

§ 02

Interior

All Bedrooms Down
Main Level Primary
Vinyl
Heat: Central
Heat: Electric
Cool: Central Air
Cool: Electric

Exterior & lot

Subdivision
Roof: Composition
Foundation: Slab

Community

Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2021
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Foundation	Slab
Construction	Other, Wood Siding
Roof	Composition

Rooms & Baths

Bedrooms	2
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	4

Interior

Interior Features	All Bedrooms Down, Main Level Primary
Flooring	Vinyl

Exterior

Pool Private

No

Parking & Garage

Garage Spaces

0

Lot

Lot Size (sq ft)	14,501
Lot Size (acres)	0.3329
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Forest Woods
Postal Code	77356

Utilities

Heating	Central, Electric
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer

Taxes, Terms & Disclosures

Tax Annual Amount	$3,700 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	3.22%
Parcel #	89957
Legal Description	S517200 - FOREST WOODS, BLOCK 1, LOT 40,41
Lease Considered	No

Room Layout

§ 04 · 4 rooms · MLS-supplied

Main level · 4

Primary Bedroom	n/a
Bedroom	n/a
Bathroom	—
Primary Bathroom	—

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

$999

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$691 Property tax$308 Homeowners insuranceTBD

Subtotal (P&I + Tax) $999

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

$120

ANNUALLY

Association nameFORESTWOOD COMMUNITY ASSOCIATION, INC. Management co.Goodwin Websitevisit Phone(281) 591-1100 Cert on filetx_comptroller

● Community amenities

place_of_worship

Brownwood Church · 1.5mi
Scott Ridge Church · 2.4mi
· 2.8mi

gym

Spring Fitness Montgomery · 2.2mi
pool · 2.8mi
Phantom Cheer · 3.5mi

park

· 2.4mi
· 2.6mi
· 3.2mi

gas_station

Chevron Food Mart · 2.6mi

grocery

Chevron Food Mart · 2.6mi
· 2.6mi
Kroger Marketplace · 3.3mi

post_office

USPS Collection Box · 2.7mi
United States Postal Service · 3.6mi
Old US Post Office · 3.9mi

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

1,000 / 1,000 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

LBR Fixed Wireless

Nextlink

500 / 100 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

+ 6 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

Forest Woods

TIER: SUBDIVISION

Subdivision name (MLS)Forest Woods City · ZIPMontgomery · 77356 CountyMontgomery Listings in subdivision109 Active now3 Sold (last 12 mo)2 Curated amenities59

● Year-built distribution

1980s 1 2015s 1 2020s 1

Fire Protection

§ 11

Nearest station

Montgomery Fire Department Station 55

· Montgomery

Distance

1.7 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694700 · ACS 2023

Median HH income

$113,717

ACS 2023

Median home value

$401,200

Census self-report

Owner-occupied

93%

1,451 housing units

Bachelor's+

40%

Adults 25+

Median age

45.3

Population 3,577

Work from home

27%

of commuters

Commute 45min+

24%

of commuters

Below poverty

8.1%

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

19841 Bluewater Road, Montgomery, TX 77356

Montgomery County · 30.44°N, 95.67°W

place_of_worship

Brownwood Church

1.5 mi · 1 within 2 mi

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