Schools

§ 03

District

Elementary	LONE STAR 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

Discover comfort and privacy in the Woodforest master-planned community! This beautifully maintained home offers a welcoming layout with an inviting living area centered around a cozy fireplace. The kitchen features ample cabinetry and generous workspace, while recent updates—including a new AC, roof, water heater, fresh interior paint, and new carpet—add peace of mind. The spacious primary suite boasts a soaking tub, separate shower, and dual sinks. Secondary bedrooms offer flexibility for guests, work-from-home space, or hobbies. Step outside to a charming flagstone patio overlooking the fenced backyard, complete with peaceful greenbelt views and a forest preserve behind the home. Woodforest offers an array of amenities, including fishing, numerous parks and playgrounds, a lap pool, and a water park-style family pool.

Features

§ 02

Interior

All Bedrooms Down
Breakfast Bar
Crown Molding
Double Vanity
En Suite Bathroom
Full Bath On Main Level
Granite Counters
High Ceilings
Jetted Tub
Kitchen Island
Kitchen Family Room Combo
Main Level Primary
Pantry
Soaking Tub
Separate Shower
Tub Shower
Vanity
Walk In Closets

Exterior & lot

Covered Patio
Fence
Sprinkler Irrigation
Porch
Patio
Cleared
Greenbelt
Subdivision
Pond On Lot
Side Yard
Back Yard
Covered
Deck
Roof: Composition
Foundation: Slab
Attached
Garage
Garage Door Opener

Community

Basketball Court
Clubhouse
Dog Park
Golf Course
Playground
Pickleball
Park
Tennis Courts
Smoke Detectors
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2016
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	2,046 sq ft
Living Area Source	Appraiser
Building Area Total	2,046 sq ft
Foundation	Slab
Construction	Brick
Roof	Composition

Rooms & Baths

Bedrooms	4
Bedrooms Possible	5
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	5
Fireplaces	1
Fireplace Features	Gas Log

Interior

Interior Features	All Bedrooms Down, Breakfast Bar, Crown Molding, Double Vanity, En Suite Bathroom, Full Bath On Main Level, Granite Counters, High Ceilings, Jetted Tub, Kitchen Island, Kitchen Family Room Combo, Main Level Primary, Pantry, Soaking Tub, Separate Shower, Tub Shower, Vanity, Walk In Closets, Ceiling Fans, Kitchen Dining Combo, Programmable Thermostat
Flooring	Carpet, Engineered Hardwood, Tile
Appliances	Dishwasher, Disposal, Gas Oven, Gas Range, Microwave, Energy Star Qualified Appliances
Laundry	Washer Hookup
Windows	Low Emissivity Windows
Security	Smoke Detectors

Exterior

Exterior Features	Covered Patio, Fence, Sprinkler Irrigation, Porch, Patio
Patio / Porch	Covered, Deck, Patio, Porch
Fencing	Back Yard
Pool Private	No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage, Garage Door Opener

Lot

Lot Size (acres)	0.1572
Lot Size Source	Appraiser
Lot Features	Cleared, Greenbelt, Subdivision, Pond On Lot, Side Yard

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Conroe Southwest
Subdivision	Woodforest 55
Road Surface	Concrete
Postal Code	77316

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer
Energy Efficient	Appliances, Doors, Hvac, Lighting, Thermostat, Windows

HOA / Association

HOA	Yes
HOA Fee	$1,392
HOA Fee Frequency	Annually
HOA Name	Inframark
Fee Includes	Clubhouse, Common Areas, Other, Recreation Facilities
Amenities	Basketball Court, Clubhouse, Dog Park, Golf Course, Playground, Pickleball, Park, Tennis Courts

Taxes, Terms & Disclosures

Tax Annual Amount	$8,673
Tax Year	2025
Tax Rate (est.)	2.20%
Parcel #	457646
Legal Description	S965255 - WOODFOREST 55, BLOCK 2, LOT 25
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure, Seller Disclosure

Room Layout

§ 04 · 5 rooms · MLS-supplied

Main level · 5

Primary Bedroom	15x14
Bedroom	12x12
Bedroom	12x12
Bedroom	10x12
Bonus Room	8x12

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

—

TOTAL TAX RATE · PER $100 ASSESSED · 2026

JurisdictionMontgomery County MUD 113 CountyMontgomery TCEQ District ID5856577 Bonded indebtedness— Current year rate— FetchedApr 27, 2026

● Verdict unknown

● 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 0.5500 Resolved MUD jurisdiction Montgomery County MUD 113 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$3,095

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,372 Property tax$723 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,095

Yearly HOA fee $1,392

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

2.1655%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.55%

→ stable

School

1.09%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.15%

→ stable

HOA & Community

§ 05

● HOA details

$1,392

ANNUALLY

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

Fee includes

Clubhouse · CommonAreas · Other · RecreationFacilities

● Community amenities

coffee

Roasted · 0.5mi

park

· 1.2mi
· 1.4mi
Everett's Peak Park · 2.2mi

place_of_worship

Presentation of the Lord Catholic Church · 1.7mi
Christ The Rock Chapel, Redeemed Church of God · 1.9mi
Crossview Church · 2.7mi

restaurant

Roasted · 1.8mi
PrimoHoagies · 1.9mi
Wasabi Bistro Woodforest · 1.9mi

gym

Anytime Fitness · 1.9mi
Delta Life Fitness · 2.7mi
F45 Training · 2.9mi

grocery

Harvest Market · 1.9mi
· 2.1mi
· 2.8mi

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

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Centric Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 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)

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

Woodforest 55

TIER: NEIGHBORHOOD

Subdivision name (MLS)Woodforest 55 City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision85 Active now5 Sold (last 12 mo)6 Curated amenities60

● Year-built distribution

2015s 5

Fire Protection

§ 11

Nearest station

Montgomery County Emergency Service District Number 3 Fire Station 34

Distance

1.8 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694503 · ACS 2023

Median HH income

$138,157

ACS 2023

Median home value

$450,900

Census self-report

Owner-occupied

99%

4,247 housing units

Bachelor's+

60%

Adults 25+

Median age

40.8

Population 12,079

Work from home

34%

of commuters

Commute 45min+

22%

of commuters

Below poverty

1.2%

tract-level

Amenities & Nearby Places

§ 13

Grocery

Grilling Geek Spices

1.3 mi · 1 within 1.5 mi

Schools

Texas Swimming & Diving Hall of Fame

0.6 mi · 1 within 1.5 mi

Parks

Christine Allen Nature Park

0.6 mi · 5 within 1.5 mi

Restaurants

Eat More Menus Catering

1.1 mi · 1 within 1.5 mi

Cafés

None within 1.5 mi

Gyms

None within 1.5 mi

Data: Google Places (refreshed every 7 days). Last fetched May 8, 2026.

Location & Neighborhood

§ 13

● This Home

199 Capriccio Lane, Montgomery, TX 77316

Montgomery County · 30.26°N, 95.55°W

coffee

Roasted

0.5 mi · 1 within 2 mi

park

—

1.2 mi · 2 within 2 mi

place_of_worship

Presentation of the Lord Catholic Church

1.7 mi · 2 within 2 mi

restaurant

Roasted

1.8 mi · 3 within 2 mi

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