Schools

§ 03

District

Elementary	HINES EL	A
Middle	YORK J H	A
High	GRAND OAKS H S CCMR 73% · Grad 96%	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

LOT TO BE CLEARED. Concept renderings and floor plans for a potential home are available for review. The current price reflects the lot only. If a buyer chooses to build the rendered home, construction costs and builder fees will be additional and determined directly with the builder/seller. Located in Benders Landing Estates, this nearly 2-acre wooded homesite sits among established custom homes and mature trees. Buyers can secure the lot now and build later with an HOA-approved builder. The property backs to Spring Creek offering NO BACK NEIGHBORS, and is zoned to top-rated Conroe Independent School District schools. A nearby trail leads to Spring Creek. Community amenities include lakes for catch-and-release fishing, a clubhouse with fitness center, pool, playground, and sports courts—delivering privacy, space, and convenience near shopping, dining, and major highways.

Features

§ 02

Interior

Not provided

Exterior & lot

Greenbelt
Subdivision
Wooded

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	1.8715
Lot Size Source	Appraiser
Lot Features	Greenbelt, Subdivision, Wooded

Location

County	Montgomery
MLS Area Major	40
MLS Area Minor	Spring Northeast
Subdivision	Benders Landing Estates 07
Postal Code	77386

Utilities

Water Source	Other
Sewer	Other

HOA / Association

HOA	Yes
HOA Fee	$1,500
HOA Fee Frequency	Annually
HOA Name	PMG

Taxes, Terms & Disclosures

Tax Annual Amount	$7,069 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.34%
Parcel #	417636
Legal Description	S257207 - BENDERS LANDING ESTATES 07, BLOCK 1, LOT 31
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

$3,765

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,176 Property tax$589 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,765

Yearly HOA fee $1,500

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

1.5736%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

0.95%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

HOA & Community

§ 05

● HOA details

$1,500

ANNUALLY

Association namePMG Management co.— Website— Phone— Cert on filepending

● Community amenities

park

· 0.9mi
· 0.9mi
· 0.9mi

place_of_worship

Springs of Living Water Assembly of God Church · 1.8mi
Springs of Living Water Assembly of God Church · 1.8mi
North Woods Baptist Church · 2.0mi

grocery

Kroger · 2.1mi
· 2.5mi
· 2.9mi

restaurant

McDonald's · 2.1mi
hTX Cones and Daiquiris · 2.3mi
Chycho's · 3.7mi

post_office

Summer Hills Post office boxes · 3.2mi
United States Postal Service · 4.6mi
DHL Express Service Point Humble · 5.6mi

pharmacy

Walgreens · 3.7mi
Walgreens · 3.7mi
H-E-B Pharmacy · 4.3mi

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

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Astound Broadband

1,500 / 1,500 Mbps

● LOW LATENCY

Coaxial Cable

Spectrum

1,000 / 35 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

Licensed Fixed Wireless

T-Mobile

100 / 20 Mbps

● LOW LATENCY

+ 3 additional provider(s)

Environmental Risk

§ 08

A

FEMA Zone

Zone AE · Special Flood Hazard Area

1% annual chance of flooding (100-year floodplain). Flood insurance typically required.

PANEL 48339C SFHA YES SOURCE 48339C_STUDY1

🌡 Heat days >95°F

65 days/yr above 95°F

Plus 11 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

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

Benders Landing Estates 07

TIER: SUBDIVISION

Subdivision name (MLS)Benders Landing Estates 07 City · ZIPSpring · 77386 CountyMontgomery Listings in subdivision178 Active now6 Sold (last 12 mo)5 Curated amenities60

● Year-built distribution

2010s 3 2015s 1

Fire Protection

§ 11

Nearest station

South Montgomery County Fire Department Station 115

· Spring

Distance

1.0 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339692010 · ACS 2023

Median HH income

$206,517

ACS 2023

Median home value

$790,800

Census self-report

Owner-occupied

98%

2,368 housing units

Bachelor's+

62%

Adults 25+

Median age

36.3

Population 7,744

Work from home

33%

of commuters

Commute 45min+

23%

of commuters

Below poverty

2.5%

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

27350 Shady Hills Landing Lane, Spring, TX 77386

Montgomery County · 30.07°N, 95.33°W

park

—

0.9 mi · 5 within 2 mi

place_of_worship

Springs of Living Water Assembly of God Church

1.8 mi · 2 within 2 mi

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