Schools

§ 03

District

Montgomery ISD

Elementary	AUDUBON ELEMENTARY	N/R
Middle	MAGNOLIA PARKWAY JUNIOR HIGH	N/R
High	MAGNOLIA HIGH SCHOOL	N/R

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

Explore this tranquil property in High Meadow Estates, situated on wooded acreage in a quiet cul de sac. Ideal for a custom home, the land boasts views of a one-acre stocked pond with a custom bulkhead. Enjoy amenities like tennis courts, lakes, playgrounds, and an Olympic-sized pool at the pavilion. With a Timber exemption in place, this property presents a special opportunity to create your dream retreat surrounded by nature.

Features

§ 02

Interior

Not provided

Exterior & lot

Cul De Sac
Subdivision
Wooded
Association

Community

Picnic Area
Playground
Pool

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Pool Features

Association

Lot

Lot Size (acres)	9.6850
Lot Size Source	Survey
Lot Features	Cul De Sac, Subdivision, Wooded

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Magnolia/1488 West
Subdivision	High Meadow Estates
Road Surface	Concrete
Postal Code	77316

Utilities

Sewer

Septic Tank

HOA / Association

HOA	Yes
HOA Fee	$600
HOA Fee Frequency	Annually
HOA Name	Tri Star
Amenities	Picnic Area, Playground, Pool

Taxes, Terms & Disclosures

Tax Annual Amount	$88 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.01%
Parcel #	474412
Legal Description	A0056 - ARTOFF JOS B, TRACT 1A-3, ACRES 9.685
Listing Terms	Cash, Conventional
Disclosures	Owner Is Listing Agent

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

$8,714

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$8,707 Property tax$7 Homeowners insuranceTBD

Subtotal (P&I + Tax) $8,714

Yearly HOA fee $600

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

1.5808%

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

$600

ANNUALLY

Association nameTri Star Management co.— Websitevisit Phone(281) 356-6702 Cert on filehoa.texas.gov;tx_comptroller

● Community amenities

grocery

· 3.2mi
· 3.5mi
Food Basket · 4.3mi

place_of_worship

Missionary Church · 4.1mi
Magnolia Church of God in Christ · 4.3mi
Magnolia Church of God in Christ · 4.2mi

gas_station

Chevron · 4.2mi

park

· 4.2mi
· 4.4mi
· 4.2mi

restaurant

Jack in the Box · 4.3mi
KFC · 4.3mi
KFC · 4.3mi

veterinary

Payne Equine, PLLC · 4.3mi
Payne Equine, PLLC · 4.8mi
Magnolia Animal Clinic · 5.8mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

MidSouth Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

AT&T

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 / 1,000 Mbps

● LOW LATENCY

Fiber to the Premises

Centric Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Nextlink

500 / 100 Mbps

● LOW LATENCY

+ 7 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

8 comparable sales nearby · sold median $348/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

High Meadow Estates

TIER: SUBDIVISION

Subdivision name (MLS)High Meadow Estates City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision547 Active now24 Sold (last 12 mo)40 Curated amenities60

● Year-built distribution

2015s 2 2020s 4 2025s 9

Fire Protection

§ 11

Nearest station

Magnolia Volunteer Fire Department Station 188

· Magnolia

Distance

2.1 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694603 · ACS 2023

Median HH income

$97,750

ACS 2023

Median home value

$418,700

Census self-report

Owner-occupied

85%

1,482 housing units

Bachelor's+

32%

Adults 25+

Median age

37.6

Population 4,410

Work from home

12%

of commuters

Commute 45min+

22%

of commuters

Below poverty

11.6%

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

23510 Saratoga Woods Drive Drive, Montgomery, TX 77316

Montgomery County · 30.29°N, 95.74°W

No curated amenities within 2 mi yet.

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