Schools

§ 03

District

Elementary	PEACH CREEK EL	D
Middle	SPLENDORA J H	D
High	SPLENDORA H S CCMR 71% · Grad 94%	C

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

Discover potential and possibilities on 2.0 acres of prime commercial land on FM 2090 near Highway 69 in Splendora. With 100 ft of road frontage and unrestricted zoning, this versatile property offers visibility and accessibility for your business or residential dreams. Close to major highways like I-59 and Grand Parkway 99, connecting you to Houston in under 45 minutes. Secure your future and seize this opportunity for growth and success. Don't wait—27570 Fm 2090 is your gateway to Splendora's thriving landscape.

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared

Community

Style: Patio Home

Property Details

§ 03 · Full MLS record

Property

Property Type	Land
Architectural Style	Patio Home

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	2.0000
Lot Size Source	Other
Lot Features	Cleared
Additional Parcels	Yes
Additional Parcel Info	87000005600

Location

County	Montgomery
MLS Area Major	40
MLS Area Minor	Cleveland Area
Subdivision	Shady Dale
Road Surface	Concrete
Postal Code	77372

Utilities

Water Source	Public
Sewer	None

Taxes, Terms & Disclosures

Tax Annual Amount	$9,886 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	4.60%
Parcel #	158881
Legal Description	S870000 - SHADY DALE, LOT 53-D, ACRES 6.9132
Listing Terms	Cash, Conventional, Investor Financing, Texas Vet, Va Loan
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

$2,115

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,291 Property tax$824 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,115

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

1.8850%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.25%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

HOA & Community

§ 05

● HOA details

—

ANNUAL

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

● Community amenities

grocery

· 0.5mi
Circle K · 3.8mi
· 2.2mi

place_of_worship

The Lords Chapel Church · 0.5mi
Countryside United Methodist Church · 2.0mi
Friendship Church · 2.5mi

post_office

Splendora Post Office · 1.5mi
United States Postal Service · 1.8mi
Resident's mail boxes for 1485 RV Park · 6.5mi

police_station

Splendora Police Department · 1.7mi
Roman Forest Police Department · 3.6mi
Woodbranch Police Department · 4.4mi

park

Ipes Road Park · 1.8mi
Rio Vista POA Park · 2.3mi
Montebello Park · 3.9mi

gas_station

Shell · 2.0mi

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

Xfinity

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

GSO Satellite

Viasat Inc

100 / 3 Mbps

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

+ 3 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

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

Shady Dale

TIER: SUBDIVISION

Subdivision name (MLS)Shady Dale City · ZIPSplendora · 77372 CountyMontgomery Listings in subdivision157 Active now5 Sold (last 12 mo)0 Curated amenities58

● Year-built distribution

1970s 1 1995s 1

Fire Protection

§ 11

Nearest station

Splendora Fire Department Station 161

Distance

2.0 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339692803 · ACS 2023

Median HH income

$75,611

ACS 2023

Median home value

$211,700

Census self-report

Owner-occupied

82%

1,941 housing units

Bachelor's+

10%

Adults 25+

Median age

34.7

Population 6,533

Work from home

8%

of commuters

Commute 45min+

23%

of commuters

Below poverty

14.6%

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

27570 Fm 2090 Road, Splendora, TX 77372

Montgomery County · 30.22°N, 95.13°W

grocery

—

0.5 mi · 1 within 2 mi

place_of_worship

The Lords Chapel Church

0.5 mi · 2 within 2 mi

post_office

Splendora Post Office

1.5 mi · 2 within 2 mi

police_station

Splendora Police Department

1.7 mi · 1 within 2 mi

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