Schools

§ 03

District

Elementary	AUSTIN EL	D
Middle	MOORHEAD J H	D
High	CANEY CREEK H S CCMR 83% · 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

Nearly 10 acres of opportunity in Peach Creek Plantation - bring your vision & create the country property you've been dreaming of! This 9.98-acre, 434,729 SF tract offers room to spread out, can be subdivided & sits in a restricted acreage community in the Conroe Northeast/Cleveland area w/ convenient access to SH 105. Use the acreage your way - create a custom estate, barndominium-style home, workshop, barn, pool, guest quarters, garden, RV/boat storage, equestrian setup or hobby farm, subject to deed restrictions & required approvals. Horses & cows are permitted, while mobile homes are restricted. Peach Creek Plantation spans approx. 3,700 acres w/ 3 fishing lakes, parks & picnic areas, plus county-maintained roads, public water & electric availability. Enjoy private community recreation at Big Buck Lake Park, Peach Creek Park, Grant Lake Park & Kade Lake Park, reserved for property owners & their guests.

Features

§ 02

Interior

Not provided

Exterior & lot

Interior Lot
Level
None
Open Lot
Subdivision
Wooded

Community

Style: Patio Home

Property Details

§ 03 · Full MLS record

Property

Property Type	Land
Architectural Style	Patio Home

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (sq ft)	434,729
Lot Size (acres)	9.9800
Lot Size Source	Appraiser
Lot Features	Interior Lot, Level, None, Open Lot, Subdivision, Wooded

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Conroe Northeast
Subdivision	Peach Creek Plantation
Road Surface	Asphalt
Postal Code	77328

Utilities

Water Source	Other
Sewer	Other

HOA / Association

HOA	Yes
HOA Fee	$200
HOA Fee Frequency	Annually
HOA Name	PCP POA c/o Goodwin
Fee Includes	Common Areas, Other, Recreation Facilities

Taxes, Terms & Disclosures

Tax Annual Amount	$2,969 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.10%
Parcel #	381810
Legal Description	S782900 - PEACH CREEK PLANTATION 01, BLOCK 1, LOT 69, ACRES
Listing Terms	Cash, Conventional, FHA, Va Loan
Disclosures	Other

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

$1,862

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,615 Property tax$247 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,862

Yearly HOA fee $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

1.5799%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

—

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

1.20%

→ stable

HOA & Community

§ 05

● HOA details

$200

ANNUALLY

Association namePCP POA c/o Goodwin Management co.Goodwin Websitevisit Phone(281) 761-7615 Cert on filehoa.texas.gov

Fee includes

CommonAreas · Other · RecreationFacilities

● Community amenities

park

Grant Lake Park · 0.3mi
· 5.6mi
Marie Village Playground · 5.6mi

daycare

Lovebugibles · 1.8mi
All Day Child Care · 5.8mi

place_of_worship

Security First Baptist Church · 2.0mi
Security Calvery Baptist Church · 2.9mi
Calvary Church · 2.9mi

grocery

· 2.9mi
Dollar General Market · 5.1mi
· 3.4mi

bank

Texaco Fuel & Kountry Mart · 2.9mi
Kountry Mart · 2.9mi
ATM (ATM Link, Inc.) · 2.9mi

gas_station

Midway Shell · 5.7mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

2,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 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

GSO Satellite

Viasat Inc

100 / 3 Mbps

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

GSO Satellite

HughesNet

100 / 5 Mbps

+ 2 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

Peach Creek Plantation

TIER: SUBDIVISION

Subdivision name (MLS)Peach Creek Plantation City · ZIPCleveland · 77328 CountyMontgomery Listings in subdivision352 Active now8 Sold (last 12 mo)7 Curated amenities44

● Year-built distribution

2010s 1 2015s 1 2020s 1 2025s 1

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 98

· Cleveland

Distance

3.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694002 · ACS 2023

Median HH income

$71,893

ACS 2023

Median home value

$182,000

Census self-report

Owner-occupied

80%

3,044 housing units

Bachelor's+

11%

Adults 25+

Median age

33.4

Population 9,698

Work from home

6%

of commuters

Commute 45min+

38%

of commuters

Below poverty

21.0%

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

21346 Big Buck Drive, Cleveland, TX 77328

Montgomery County · 30.34°N, 95.22°W

park

Grant Lake Park

0.3 mi · 1 within 2 mi

daycare

Lovebugibles

1.8 mi · 1 within 2 mi

place_of_worship

Security First Baptist Church

2.0 mi · 1 within 2 mi

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