Schools

§ 03

District

Elementary	C C HARDY EL	D
Middle	ROBERT P BRABHAM MIDDLE	C
High	WILLIS H S CCMR 91% · Grad 95%	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

Perry Homes New Construction! Two-story entry and family room with a wall of windows and a wood mantel fireplace. Home office with French doors and formal dining room frame entry. Kitchen features island with built-in seating space, double wall oven, a 5-burner gas cooktop, a walk-in pantry and a Butler's pantry. Private primary suite features a curved wall of windows. Primary bath includes features a corner garden tub, separate glass-enclosed shower, dual vanities and a large walk-in closet. Downstairs guest suite with full bath and walk-in closet. Upstairs game room, media room with storage closet and secondary bedrooms complete the second floor. Mud room. Extended covered backyard patio. Three-car split garage.

Features

§ 02

Interior

Breakfast Bar
Entrance Foyer
High Ceilings
Bath In Primary Bedroom
Pantry
Quartz Counters
Soaking Tub
Separate Shower
Walk In Pantry
Ceiling Fans
Programmable Thermostat
Dishwasher
Disposal
Gas Oven
Microwave
Carpet
Tile
Heat: Central

Exterior & lot

Sprinkler Irrigation
Corner Lot
Greenbelt
Subdivision
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Clubhouse
Dog Park
Playground
Park
Trails
Prewired
Smoke Detectors

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Year Built	2026
New Construction	Yes

Building

Stories	2
Levels	Two
Living Area	4,097 sq ft
Foundation	Slab
Construction	Brick
Roof	Composition

Rooms & Baths

Bedrooms	5
Bathrooms (total)	5
Bathrooms Full	4
Bathrooms Half	1
Fireplaces	1

Interior

Interior Features	Breakfast Bar, Entrance Foyer, High Ceilings, Bath In Primary Bedroom, Pantry, Quartz Counters, Soaking Tub, Separate Shower, Walk In Pantry, Ceiling Fans, Programmable Thermostat
Flooring	Carpet, Tile
Appliances	Dishwasher, Disposal, Gas Oven, Microwave
Laundry	Washer Hookup
Security	Prewired, Smoke Detectors

Exterior

Exterior Features	Sprinkler Irrigation
Pool Private	No

Parking & Garage

Garage Spaces	3
Parking Features	Attached, Garage

Lot

Lot Features	Corner Lot, Greenbelt, Subdivision
Direction Faces	Northeast

Location

County	Montgomery
Subdivision	The Woodlands Hills
Postal Code	77318

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$1,005
HOA Fee Frequency	Annually
HOA Name	Inframark Community Management
Fee Includes	Common Areas, Recreation Facilities
Amenities	Clubhouse, Dog Park, Playground, Park, Trails

Taxes, Terms & Disclosures

Parcel #	NA
Legal Description	Block 3- Lot 5- Section 42

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

$5,157

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$5,157 Property taxNot available Homeowners insuranceTBD

Subtotal (P&I only — tax not available) $5,157

Yearly HOA fee $1,005

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

202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

HOA & Community

§ 05

● HOA details

$1,005

ANNUALLY

Association nameInframark Community Management Management co.Goodwin Websitevisit Phone(281) 719-6100 Cert on filehoa.texas.gov

Fee includes

CommonAreas · RecreationFacilities

● Community amenities

park

Sue Luce's Daisy Park · 0.2mi
Sue Luce's Daisy Park · 0.2mi
The Woodlands Hills Park · 0.3mi

gym

Woodland Hills Fitness Center · 0.3mi
Woodland Hills Fitness Center · 0.4mi
Anytime Fitness · 1.2mi

grocery

· 1.0mi
· 1.1mi
· 1.1mi

daycare

Kid's World Learning Center · 1.0mi
Kid's World Learning Center · 1.1mi
A Touch Of Love ChildCare · 1.7mi

gas_station

Kroger · 1.0mi
H-E-B Fuel · 1.1mi

place_of_worship

First Baptist Church Willis · 1.1mi
First Baptist Church Willis · 1.2mi
Pleasant Rose Baptist Church · 2.4mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

100,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Ezee Fiber

8,000 / 8,000 Mbps

● LOW LATENCY

Fiber to the Premises

Tachus Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

LBR Fixed Wireless

Nextlink

500 / 100 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

GSO Satellite

HughesNet

100 / 5 Mbps

GSO Satellite

Viasat Inc

100 / 3 Mbps

+ 3 additional provider(s)

Environmental Risk

§ 08

A

FEMA Zone

Zone AE · Special Flood Hazard Area

1% annual chance of flooding (100-year floodplain). Flood insurance typically required.

PANEL 48339C BASE FLOOD ELEV. 268.0 FT SFHA YES 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

8 comparable sales nearby · sold median $185/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

The Woodlands Hills

TIER: SUBDIVISION

Subdivision name (MLS)The Woodlands Hills City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision1,868 Active now172 Sold (last 12 mo)203 Curated amenities60

● Year-built distribution

2015s 4 2020s 45 2025s 123

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

1.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694203 · ACS 2023

Median HH income

$71,569

ACS 2023

Median home value

$330,700

Census self-report

Owner-occupied

69%

861 housing units

Bachelor's+

29%

Adults 25+

Median age

36.5

Population 2,511

Work from home

1%

of commuters

Commute 45min+

16%

of commuters

Below poverty

1.6%

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

223 Gooseberry Lane, Conroe, TX 77318

Montgomery County · 30.43°N, 95.54°W

park

Sue Luce's Daisy Park

0.2 mi · 10 within 2 mi

gym

Woodland Hills Fitness Center

0.3 mi · 2 within 2 mi

grocery

—

1.0 mi · 3 within 2 mi

daycare

Kid's World Learning Center

1.0 mi · 1 within 2 mi

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