Schools

§ 03

District

Elementary	AUDUBON EL	A
Middle	MAGNOLIA PARKWAY J H	N/R
High	MAGNOLIA WEST H S CCMR 98% · Grad 97%	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

This beautifully designed, custom, two-story home on 1.24 wooded acres features two downstairs bedrooms, an attractive combination of stone and board-and-batten exterior finishes, multiple front-facing gables, and an inviting covered entry. The thoughtfully designed floor plan offers a spacious great room, kitchen with center island, walk-in pantry, and adjoining casual dining area. The main level also includes a private primary suite with a spacious bath and walk-in closet, a dedicated study, an additional bedroom, a game room, and a mudroom. Upstairs, two additional bedrooms, two full bathrooms, and a loft/playroom provide flexible living space. A three-car garage, generous covered rear porch, and well-planned indoor and outdoor living areas complete this impressive home. Currently under construction, with completion anticipated in November 2026.

Features

§ 02

Interior

Double Vanity
Full Bath On Main Level
High Ceilings
Bath In Primary Bedroom
Main Level Primary
Pantry
Soaking Tub
Separate Shower
Two Bedrooms Up
Two Bedrooms Down
Walk In Closets
Ceiling Fans
Kitchen Dining Combo
Loft
Mud Room
Dishwasher
Disposal
Microwave

Exterior & lot

Cul De Sac
Subdivision
Wooded
Pond On Lot
None
Roof: Composition
Foundation: Slab
Attached
Garage
Association

Community

Clubhouse
Controlled Access
Sport Court
Meeting Banquet Party Room
Party Room
Pickleball
Pool
Tennis Courts
Trails
Smoke Detectors
Style: Other

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Other
Year Built	2026
Year Built Source	Builder
New Construction	Yes
Property Condition	Under Construction
Builder Name	Willow & Beam Homes

Building

Stories	2
Levels	Two
Living Area	4,867 sq ft
Living Area Source	Builder
Building Area Total	4,867 sq ft
Foundation	Slab
Construction	Brick, Cement Siding, Stone, Wood Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	6
Bathrooms Full	4
Bathrooms Half	2
Rooms Total	9
Fireplaces	1
Fireplace Features	Gas

Interior

Interior Features	Double Vanity, Full Bath On Main Level, High Ceilings, Bath In Primary Bedroom, Main Level Primary, Pantry, Soaking Tub, Separate Shower, Two Bedrooms Up, Two Bedrooms Down, Walk In Closets, Ceiling Fans, Kitchen Dining Combo, Loft, Mud Room
Appliances	Dishwasher, Disposal, Microwave, Dryer, Refrigerator, Washer
Security	Smoke Detectors

Exterior

Fencing	None
Pool Private	No
Pool Features	Association

Parking & Garage

Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (sq ft)	54,014
Lot Size (acres)	1.2400
Lot Size Source	Other
Lot Features	Cul De Sac, Subdivision, Wooded, Pond On Lot
Direction Faces	West

Location

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

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$750
HOA Fee Frequency	Annually
HOA Name	Oak & Stone Management LLC
Fee Includes	Clubhouse, Common Areas, Recreation Facilities
Amenities	Clubhouse, Controlled Access, Sport Court, Meeting Banquet Party Room, Party Room, Pickleball, Pool, Tennis Courts, Trails

Taxes, Terms & Disclosures

Tax Annual Amount	$200 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.01%
Parcel #	556607
Legal Description	Section 1 Lot 11 Block 3
Lease Considered	No
Disclosures	None

Room Layout

§ 04 · 9 rooms · MLS-supplied

Main level · 6

Primary Bedroom	20' x 17'
Bedroom	14' x 13'
Game Room	28' x 16'
Office	14' x 13'
Family Room	22' x 20'
Porch	27' x 22'

Second level · 3

Bedroom	14' x 13'-6"
Bedroom	14' x 13'-6"
Media Room	16' x 14'-4"

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

$10,225

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$10,208 Property tax$17 Homeowners insuranceTBD

Subtotal (P&I + Tax) $10,225

Yearly HOA fee $750

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

$750

ANNUALLY

Association nameOak & Stone Management LLC Management co.— Websitevisit Phone(281) 356-6702 Cert on filehoa.texas.gov;tx_comptroller

Fee includes

Clubhouse · CommonAreas · RecreationFacilities

● Community amenities

place_of_worship

Porter Chapel AME Zion Church · 3.6mi
Saint Beulah Church · 5.0mi
Magnolia Church of God in Christ · 5.6mi

veterinary

Payne Equine, PLLC · 4.2mi
Magnolia Animal Clinic · 7.3mi
TownWell Veterinary Clinic · 7.3mi

gas_station

Chevron · 4.3mi

grocery

· 4.5mi
· 4.5mi
Fuel Maxx · 4.7mi

restaurant

Cork This Tap That · 4.7mi
Hunt Brothers Pizza · 4.8mi
KFC · 5.7mi

park

· 5.5mi
· 5.5mi
Sullivan Park · 6.1mi

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 2026-10-06.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Oct 13, 2026.

Recent Comparable Sales

§ 09

3 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

High Meadow West

TIER: SUBDIVISION

Subdivision name (MLS)High Meadow West City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision44 Active now16 Sold (last 12 mo)15 Curated amenities60

● Year-built distribution

2025s 11

Fire Protection

§ 11

Nearest station

Magnolia Volunteer Fire Department Station 189

Distance

2.5 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

25309 High Meadow West Drive, Montgomery, TX 77316

Montgomery County · 30.30°N, 95.76°W

No curated amenities within 2 mi yet.

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