Schools

§ 03

District

Elementary	BROADWAY 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

This a MUST SEE property offering a spacious and functional layout in a convenient location near Grand Parkway, I-45, and the growing Spring area. The home features an open-concept living space with plenty of natural light, a well-appointed kitchen with generous cabinet and counter space, and flexible living areas designed for everyday comfort and entertaining. The primary suite provides a private retreat with an ensuite bath and ample closet space, while additional bedrooms offer flexibility for guests, home office space, or additional living needs. Enjoy the backyard and outdoor space with room to relax, entertain, or make it your own. Convenient access to shopping, dining, entertainment, major employment centers, and nearby transportation corridors makes this property an excellent opportunity to enjoy everything the Spring area has to offer.

Features

§ 02

Interior

Granite Counters
Main Level Primary
Two Bedrooms Down
Walk In Closets
Dishwasher
Disposal
Microwave
Heat: Central
Heat: Gas
Cool: Central Air
Cool: Electric

Exterior & lot

Subdivision
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	2021
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	2,563 sq ft
Living Area Source	Appraiser
Building Area Total	2,563 sq ft
Foundation	Slab
Construction	Brick, Cement Siding, Wood Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bedrooms Possible	4
Bathrooms (total)	4
Bathrooms Full	3
Bathrooms Half	1
Rooms Total	4
Fireplaces	1
Fireplace Features	Gas Log

Interior

Interior Features	Granite Counters, Main Level Primary, Two Bedrooms Down, Walk In Closets
Appliances	Dishwasher, Disposal, Microwave

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.1212
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	40
MLS Area Minor	Spring Northeast
Subdivision	VIVACE AT HARMONY
Postal Code	77386

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$1,600
HOA Fee Frequency	Annually
HOA Name	PMG

Taxes, Terms & Disclosures

Tax Annual Amount	$9,134 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	2.17%
Parcel #	506776
Legal Description	S944703 - VIVACE AT HARMONY 03, BLOCK 2, LOT 43
Lease Considered	Yes
Disclosures	Seller Disclosure

Room Layout

§ 04 · 4 rooms · MLS-supplied

Main level · 2

Primary Bedroom	17 x 13
Bedroom	18 x 10

Second level · 2

Bedroom	14 x13
Bedroom	14 x11

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.9900

TOTAL TAX RATE · PER $100 ASSESSED · latest on file

JurisdictionMontgomery County MUD 119 CountyMontgomery TCEQ District ID5857532 Bonded indebtedness$173,665,000 Current year rate— FetchedApr 23, 2026

● Rate not extracted

● 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 0.8400 Resolved MUD jurisdiction Montgomery County MUD 119 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$3,283

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,522 Property tax$761 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,283

Yearly HOA fee $1,600

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

2.4136%

ALL 6 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.84%

→ stable

School

0.95%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

HOA & Community

§ 05

● HOA details

$1,600

ANNUALLY

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

● Community amenities

park

· 0.4mi
· 0.5mi
Bibi & Mini Me Bush Dog Park · 0.9mi

dog_park

Bibi and Mini-Me Bush Dog Park · 0.6mi

grocery

· 0.7mi
· 0.7mi
H-E-B · 1.0mi

place_of_worship

Imperial Falls Ward · 0.8mi
Imperial Falls Ward · 1.1mi
Harmony Aesthetics Spa · 1.1mi

veterinary

Cole Veterinary Hospital at Harmony · 1.0mi
Cole Veterinary Hospital at Harmony · 1.2mi
Aldine Westfield Animal Clinic · 4.1mi

restaurant

The Republic Grille · 1.0mi
The Republic Grille · 1.3mi
Sonic · 1.1mi

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

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

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

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

+ 5 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

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

8 comparable sales nearby · sold median $174/SFAddress-level sold detail is available to registered users. Reach out to Allen for the full comparable-sales report.

Subdivision & Master Plan

§ 10

● Master plan

Vivace At Harmony

TIER: SUBDIVISION

Subdivision name (MLS)Vivace At Harmony City · ZIPSpring · 77386 CountyMontgomery Listings in subdivision77 Active now2 Sold (last 12 mo)1 Curated amenities60

● Year-built distribution

2020s 2

Fire Protection

§ 11

Nearest station

South Montgomery County Fire Department Station 116

· Spring

Distance

1.3 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339692009 · ACS 2023

Median HH income

$178,259

ACS 2023

Median home value

$400,600

Census self-report

Owner-occupied

79%

4,910 housing units

Bachelor's+

63%

Adults 25+

Median age

32.3

Population 15,871

Work from home

26%

of commuters

Commute 45min+

8%

of commuters

Below poverty

3.6%

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

27479 Vivace Drive, Spring, TX 77386

Montgomery County · 30.09°N, 95.37°W

park

—

0.4 mi · 11 within 2 mi

dog_park

Bibi and Mini-Me Bush Dog Park

0.6 mi · 1 within 2 mi

grocery

—

0.7 mi · 3 within 2 mi

place_of_worship

Imperial Falls Ward

0.8 mi · 1 within 2 mi

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