Schools

§ 03

District

Elementary	VAN VLECK EL	D
Middle	VAN VLECK JR H S	C
High	VAN VLECK H S CCMR 95% · Grad 100%	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

Two undeveloped lots in a coastal community near Sargent Beach! Lot 1 is being added as a bonus! Perfect for RV setups, dream homes, or weekend getaways with ample space. Enjoy great fishing and a short drive to the beach. Utilities available, ready for your custom installations. Ideal for full-time living or serene escapes. Don't miss out on this chance to secure your slice of coastal paradise! Lot 3 is also available!

Features

§ 02

Interior

Not provided

Exterior & lot

Views

Community

Canal
Water

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

View	Yes
View Type	Canal, Water

Lot

Lot Size (acres)	0.3100
Lot Size Source	Appraiser
Lot Features	Views
Additional Parcels	Yes
Additional Parcel Info	35528

Location

County	Matagorda
MLS Area Major	54
Subdivision	Downey Caney Creek Sec 16
Postal Code	77414

Utilities

Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$30
HOA Fee Frequency	Annually
HOA Name	Downey Caney Creek LOA

Taxes, Terms & Disclosures

Tax Annual Amount	$203
Tax Year	2023
Tax Rate (est.)	2.28%
Parcel #	35529
Legal Description	DOWNEY CANEY CREEK SEC 16, LOT 1 & 2
Disclosures	Municipal Utility District Disclosure

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 Caney Creek MUD of Matagorda County 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

$30

ANNUALLY

Association nameDowney Caney Creek LOA Management co.— Website— Phone— Cert on filepending

● Community amenities

No curated amenity map yet for this subdivision.

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

1,000 Mbps

Fiber available
Top fiber: AT&T

Fiber / DSL

AT&T

Speeds per provider

Fixed Wireless

Verizon

Speeds per provider

Satellite

HughesNet

Speeds per provider

Satellite

Starlink

Speeds per provider

Satellite

Viasat Inc

Speeds per provider

Unknown

MyJEC.net

Speeds per provider

Unknown

Skynet

Speeds per provider

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

72 days/yr above 95°F

Plus 24 days above 100°F. NOAA station records, 2016-2025 average.

🌵 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

Downey Caney Creek Sec 16

TIER: SUBDIVISION

Subdivision name (MLS)Downey Caney Creek Sec 16 City · ZIPSargent · 77414 CountyMatagorda Listings in subdivision66 Active now6 Sold (last 12 mo)0 Curated amenities0

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

Sargent Volunteer Fire and Rescue

· Sargent

Distance

4.3 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48321730503 · ACS 2023

Median HH income

$59,193

ACS 2023

Median home value

$164,900

Census self-report

Owner-occupied

48%

2,237 housing units

Bachelor's+

27%

Adults 25+

Median age

58.1

Population 2,554

Work from home

18%

of commuters

Commute 45min+

23%

of commuters

Below poverty

24.4%

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

2164 County Road 299 Heron, Sargent, TX 77414

Matagorda County · 28.78°N, 95.63°W

No curated amenities within 2 mi yet.

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