Schools

§ 03

District

Elementary	BENTLEY EL	A
Middle	BRISCOE JH	A
High	FOSTER H S CCMR 95% · Grad 97%	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

Take a look at this beautifully designed 4-bedroom, 3-bath home offering 2,752 sq ft of thoughtfully planned living space. The spacious family room features a cozy gas-log fireplace and flows seamlessly into the gourmet kitchen, complete with a large island, breakfast bar seating, granite countertops, abundant cabinet space, and a walk-in pantry. A private secondary bedroom and full bath near the front of the home provide the perfect setup for guests, a home office, or extended family members. The oversized primary suite offers a relaxing retreat with dual vanities, a soaking tub, separate shower, and a generous walk-in closet. Step outside to enjoy the covered patio and fully fenced backyard, ideal for entertaining, relaxing, or weekend gatherings. Located in the sought-after Creekside Ranch community and zoned to highly regarded Lamar ISD schools, residents enjoy neighborhood amenities including recreational facilities and convenient access to shopping and dining.

Features

§ 02

Interior

Breakfast Bar
Double Vanity
Kitchen Island
Kitchen Family Room Combo
Separate Shower
Tub Shower
Walk In Pantry
Heat: Central
Heat: Gas
Cool: Central Air
Cool: Electric
Washer Hookup

Exterior & lot

Cleared
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2016
Year Built Source	Owner
New Construction	No

Building

Stories	1
Levels	One
Living Area	2,752 sq ft
Living Area Source	Owner
Building Area Total	2,752 sq ft
Foundation	Slab
Construction	Brick
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	3
Bathrooms Full	3
Bathrooms Half	0
Rooms Total	7

Interior

Interior Features	Breakfast Bar, Double Vanity, Kitchen Island, Kitchen Family Room Combo, Separate Shower, Tub Shower, Walk In Pantry
Laundry	Washer Hookup

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.1818
Lot Size Source	Appraiser
Lot Features	Cleared

Location

County	Fort Bend
MLS Area Major	37
MLS Area Minor	Fort Bend County North/Richmond
Subdivision	Creekside Ranch Sec 3
Postal Code	77406

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$963
HOA Fee Frequency	Annually
HOA Name	VanMor Properties

Taxes, Terms & Disclosures

Tax Annual Amount	$7,325 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.74%
Parcel #	2708-03-002-0120-901
Legal Description	CREEKSIDE RANCH SEC 3, BLOCK 2, LOT 12
Listing Terms	Cash, Conventional, FHA, Investor Financing, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure, Seller Disclosure

Room Layout

§ 04 · 7 rooms · MLS-supplied

Main level · 7

Primary Bedroom	16 x 16
Bedroom	13 x 12
Bedroom	12 x 11
Bedroom	12 x 11
Family Room	25 x 17
Dining Room	13 x 12
Office	12 x 10

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 0.5970 Resolved MUD jurisdiction Fort Bend County MUD 142 Match confidence —

● Comptroller-verified financials · FY2024

We don't yet have the §49.452 notice for this district on file, but Texas Comptroller SB 625 financial data is available. Numbers below come from the district's annual SPDPID filing — the same dataset auditors use.

Ad Valorem Rate

0.6500

per $100 assessed

Outstanding Bonds

$0

principal outstanding

Authorized Debt

$0

total authorized

Comptroller TPID32054165140 Filed underFort Bend County Municipal Utility District #142 Total tax rate0.0000 (M/O 0.0000 + I/S 0.0000) Crosswalk methodexact name match

Source: Texas Comptroller SPDPID (SB 625), FY2024 annual filing. The §49.452 notice itself will load here when we obtain the PDF.

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$3,132

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,522 Property tax$610 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,132

Yearly HOA fee $963

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

2.2625%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.60%

→ stable

School

—

→ stable

City

—

→ stable

County

—

→ stable

Other districts

1.67%

→ stable

HOA & Community

§ 05

● HOA details

$963

ANNUALLY

Association nameVanMor Properties Management co.— Website— Phone— Cert on filepending

● Community amenities

park

· 0.1mi
· 1.1mi
Briscoe Falls Park · 1.3mi

place_of_worship

Spring Green Church · 1.2mi
Parkway Fellowship · 1.9mi
The Church of Jesus Christ of Latter-day Saints · 2.3mi

gas_station

Fastrac · 1.4mi
Exxon · 1.9mi
Walmart · 1.9mi

gym

Stars Vipers Cheer and Tumbling Katy · 1.6mi
LA Fitness · 2.2mi
Fun & Fitness Gymnastics · 2.2mi

daycare

MELA Montessori & Reggio School · 1.8mi
Kids 'R' Kids Learning Academy of Seven Lakes · 2.8mi
Ivy Kids of Cross Creek · 2.8mi

grocery

Amazing Grace African Supermart · 1.8mi
Walmart · 2.1mi
Timewise · 2.1mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Hotwire Communications

2,500 / 2,500 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Coaxial Cable

Astound Broadband

1,500 / 50 Mbps

● LOW LATENCY

Fiber to the Premises

Astound Broadband

1,500 / 1,500 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

+ 6 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 48157C SFHA NO SOURCE 48157C_STUDY1

🌡 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

1 comparable sale 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

Creekside Ranch Sec 3

TIER: SUBDIVISION

Subdivision name (MLS)Creekside Ranch Sec 3 City · ZIPRichmond · 77406 CountyFort Bend Listings in subdivision25 Active now2 Sold (last 12 mo)3 Curated amenities60

● Year-built distribution

2015s 2

Fire Protection

§ 11

Nearest station

Fulshear-Simonton Fire Department #3

Distance

1.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48157673402 · ACS 2023

Median HH income

$113,018

ACS 2023

Median home value

$351,300

Census self-report

Owner-occupied

97%

3,097 housing units

Bachelor's+

51%

Adults 25+

Median age

36.7

Population 8,983

Work from home

25%

of commuters

Commute 45min+

25%

of commuters

Below poverty

0.6%

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

26603 Twin Arrows Drive, Richmond, TX 77406

Fort Bend County · 29.67°N, 95.84°W

park

—

0.1 mi · 6 within 2 mi

place_of_worship

Spring Green Church

1.2 mi · 2 within 2 mi

gas_station

Fastrac

1.4 mi · 3 within 2 mi

gym

Stars Vipers Cheer and Tumbling Katy

1.6 mi · 1 within 2 mi

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