Schools

§ 03

District

Elementary	GISD OPEN ENROLL	N/R
Middle	GISD OPEN ENROLL	N/R
High	BALL H S CCMR 75% · Grad 96%	C

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

Prime 46.85 Acre opportunity in the heart of Crystal Beach offering the dual combination of direct Intracoastal Waterway frontage and Highway 87 access. This expansive tract delivers exceptional visibility, accessibility, and waterfront appeal—making it ideal for a wide range of uses including residential development, RV park, a marina concept, short-term rental investment, or a private coastal retreat. With highway frontage providing strong exposure and ease of access, and the Intracoastal Waterway offering boating, fishing, and waterfront lifestyle opportunities, this property stands out as a truly versatile investment. Located just a few minutes from the Gulf beaches, it captures both the high-traffic convenience of a major corridor and the serenity of waterfront living. The unlimited opportunities with both road and water frontage at this scale are increasingly rare—positioning this tract as a standout for investors, developers, or those seeking a legacy coastal property.

Features

§ 02

Interior

Not provided

Exterior & lot

Split Possible
Views
Waterfront

Community

Bay
Water

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Waterfront	Yes
Waterfront Features	Bayfront, Waterfront
View	Yes
View Type	Bay, Water

Lot

Lot Size (acres)	46.8500
Lot Size Source	Appraiser
Lot Features	Split Possible, Views, Waterfront
Additional Parcels	Yes
Additional Parcel Info	0065-0010-0000-000,0065-0008-0000-000

Location

County	Galveston
MLS Area Major	33
MLS Area Minor	Crystal Beach
Subdivision	Franks
Postal Code	77650

Utilities

Water Source

Public

Taxes, Terms & Disclosures

Tax Annual Amount	$2,509
Tax Year	2025
Tax Rate (est.)	0.17%
Parcel #	0065-0009-0000-000
Legal Description	ABST 65 B FRANKS SUR B FRANKS SUR TR 8, 9, 10
Listing Terms	Cash, Conventional, Investor Financing
Disclosures	None

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

$9,186

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$8,977 Property tax$209 Homeowners insuranceTBD

Subtotal (P&I + Tax) $9,186

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

1.3466%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

0.84%

→ stable

City

—

→ stable

County

0.32%

→ stable

Other districts

0.18%

→ stable

HOA & Community

§ 05

● HOA details

—

ANNUAL

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

● Community amenities

park

Galveston County Water Reservoir Park · 0.7mi
· 1.1mi
· 2.5mi

grocery

Dollar Store · 2.6mi
Circle K · 2.9mi
Lou's · 3.2mi

restaurant

Domino's · 2.7mi
Jack in the Box · 2.8mi
Chinese Wok · 2.8mi

bank

Leon Food Mart #1 · 2.9mi
Cardtronics ATM · 2.9mi
ATM (ATM Link, Inc.) · 3.0mi

place_of_worship

Faith Assembly of God Bacliff · 3.0mi
First Baptist Church of Bacliff · 3.3mi
maranatha baptist · 3.5mi

post_office

United States Postal Service · 3.2mi
United States Postal Service · 4.6mi
The Mailbox · 5.1mi

Broadband & Connectivity

§ 06

Broadband not mappedWe have not yet resolved FCC provider data for this block.

Environmental Risk

§ 08

V

FEMA Zone

Zone VE · Coastal High Hazard

Coastal wave-action hazard zone. Flood insurance required.

PANEL 48167C BASE FLOOD ELEV. 13.0 FT SFHA YES SOURCE 48167C_STUDY1

🌡 Heat days >95°F

6 days/yr above 95°F

Plus 0 days above 100°F. NOAA station records, 2016-2025 average.

💨 30-day air quality

AQI 44 · Good

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 2026-09-15.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Sep 23, 2026.

Recent Comparable Sales

§ 09

8 comparable sales nearby · sold median $289/SFAddress-level sold detail is available to registered users. Reach out to Allen for the full comparable-sales report.

Subdivision & Master Plan

§ 10

● Master plan

Franks

TIER: SUBDIVISION

Subdivision name (MLS)Franks City · ZIPDickinson · 77539 CountyGalveston Listings in subdivision22 Active now5 Sold (last 12 mo)0 Curated amenities60

● Year-built distribution

2000s 1 2010s 2

Fire Protection

§ 11

Nearest station

Crystal Beach Volunteer Fire Department and Emergency Medical Services

· Crystal Beach

Distance

1.0 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48167723900 · ACS 2023

Median HH income

$71,970

ACS 2023

Median home value

$316,400

Census self-report

Owner-occupied

43%

3,275 housing units

Bachelor's+

13%

Adults 25+

Median age

62.6

Population 2,995

Work from home

9%

of commuters

Commute 45min+

38%

of commuters

Below poverty

11.0%

tract-level

Amenities & Nearby Places

§ 13

Grocery

Bolivar Peninsula Tourism and Visitors Center

0.1 mi · 5 within 1.5 mi

Schools

None within 1.5 mi

Parks

Noble Carl Park

1.0 mi · 1 within 1.5 mi

Restaurants

Bolivar Peninsula Tourism and Visitors Center

0.1 mi · 8 within 1.5 mi

Cafés

Crystal Beach Cafe

0.7 mi · 3 within 1.5 mi

Gyms

Sweat Fitness

0.1 mi · 1 within 1.5 mi

Data: Google Places (refreshed every 7 days). Last fetched May 6, 2026.

Location & Neighborhood

§ 13

● This Home

2169 Highway 87, Crystal Beach, TX 77650

Galveston County · 29.46°N, 94.63°W

park

Galveston County Water Reservoir Park

0.7 mi · 2 within 2 mi

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