Schools

§ 03

District

Elementary	MONTGOMERY EL	B
Middle	MONTGOMERY J H	C
High	MONTGOMERY H S CCMR 85% · Grad 98%	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

Montgomery Farms is a new development in Montgomery County designed with your needs in mind. This community is a 26 lot development with lots starting at 1.5 acres up to 2.6. Beautiful pines and hardwoods canopy many remaining lots as well as several cleared lots for purchase. Just minutes away from the historic downtown Montgomery which offers shopping, dining and entertainment. Zoned to the highly rated Montgomery ISD. Horses and chickens are allowed for homeowner use. Montgomery Farms is an exclusive gated community. Start planning your dream home today!! Self tours are available at your convenience.

Features

§ 02

Interior

Not provided

Exterior & lot

Cul De Sac
Interior Lot
Subdivision

Community

Gated

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	1.5000
Lot Size Source	Survey
Lot Features	Cul De Sac, Interior Lot, Subdivision

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Montgomery County Northwest
Subdivision	Montgomery Farms
Postal Code	77316

Utilities

Water Source	Private, Well
Sewer	Septic Tank

HOA / Association

HOA	Yes
HOA Fee	$1,200
HOA Fee Frequency	Annually
HOA Name	Community Management Innovations
Fee Includes	Other
Amenities	Gated

Taxes, Terms & Disclosures

Parcel #	000000550571
Legal Description	Montgomery Farms, Lot 13, Block 1
Listing Terms	Cash, Conventional
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

$1,249

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,020 Property tax$229 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,249

Yearly HOA fee $1,200

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

1.6155%

ALL 4 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.09%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.15%

→ stable

HOA & Community

§ 05

● HOA details

$1,200

ANNUALLY

Association nameCommunity Management Innovations Management co.— Website— Phone— Cert on filepending

Fee includes

Other

● Community amenities

place_of_worship

Porter Chapel AME Zion Church · 1.0mi
Saint Beulah Church · 2.7mi
Mount Mariah Church · 4.3mi

gas_station

Chevron · 2.0mi
Shell · 2.1mi

grocery

· 2.0mi
Fuel Maxx · 2.2mi
Circle K · 5.6mi

restaurant

Cork This Tap That · 2.1mi
Phil's Roadhouse and Grill’s · 5.6mi
Shipley Do-Nuts · 5.6mi

veterinary

Payne Equine, PLLC · 4.1mi
Miller & O'Connor Veterinary Medicine · 5.9mi
TownWell Veterinary Clinic · 5.7mi

park

· 4.5mi
· 4.9mi
Cedar Brake Park · 5.4mi

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

No comps within 0.5 mi in the last 90 daysExpand the search radius via the "Full report" CTA.

Subdivision & Master Plan

§ 10

● Master plan

Montgomery Farms

TIER: SUBDIVISION

Subdivision name (MLS)Montgomery Farms City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision76 Active now5 Sold (last 12 mo)3 Curated amenities60

● Year-built distribution

2025s 2

Fire Protection

§ 11

Nearest station

MCESD #2

Distance

2.2 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

24915 Two Rivers Road, Montgomery, TX 77316

Montgomery County · 30.34°N, 95.77°W

place_of_worship

Porter Chapel AME Zion Church

1.0 mi · 1 within 2 mi

gas_station

Chevron

2.0 mi · 1 within 2 mi

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