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 waterfront lots offering direct boat access to the ICW and East Matagorda Bay ideal for fishing, boating, and coastal living! One lot is fully improved with all utilities in place. The property also features a spacious 40x20 concrete pad and RV cover! Enjoy your own private pier and peaceful water views. Whether you're looking for a weekend escape or a future build site, this property is ready to go. Located just minutes from Sargent Beach and all that the Gulf Coast has to offer!

Features

§ 02

Interior

Not provided

Exterior & lot

Waterfront

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Waterfront	Yes
Waterfront Features	Bulkhead, Canal Front, Pier, Waterfront

Lot

Lot Size (acres)	0.2400
Lot Size Source	Appraiser
Lot Features	Waterfront
Additional Parcels	Yes
Additional Parcel Info	32334

Location

County	Matagorda
MLS Area Major	54
Subdivision	Downey Caney Creek Sec 2
Postal Code	77414

Utilities

Sewer

Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$24
HOA Fee Frequency	Annually
HOA Name	Downey Caney Creek LOA

Taxes, Terms & Disclosures

Tax Annual Amount	$3,590
Tax Year	2024
Tax Rate (est.)	2.50%
Parcel #	32333
Legal Description	DOWNEY CANEY CREEK SEC 2, BLOCK 4, LOT 39 & 40
Listing Terms	Cash, Conventional, Va Loan
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

$24

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 2

TIER: SUBDIVISION

Subdivision name (MLS)Downey Caney Creek Sec 2 City · ZIPSargent · 77414 CountyMatagorda Listings in subdivision103 Active now9 Sold (last 12 mo)4 Curated amenities0

● Year-built distribution

1965s 2 2020s 1

Fire Protection

§ 11

Nearest station

Sargent Volunteer Fire and Rescue

· Sargent

Distance

4.4 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

Grocery

None within 1.5 mi

Schools

None within 1.5 mi

Parks

DCCCLOA Gulf View Park

0.5 mi · 4 within 1.5 mi

Restaurants

Smokey Joe's BBQ and Catering

0.4 mi · 3 within 1.5 mi

Cafés

None within 1.5 mi

Gyms

None within 1.5 mi

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

Location & Neighborhood

§ 13

● This Home

2439 Gulfview Drive, 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.