Schools

§ 03

District

Elementary	JOHN ARREDONDO EL	B
Middle	HARRY WRIGHT JH	B
High	DR THOMAS E RANDLE H S CCMR 92%	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

Welcome to your new 2917 Willow Gulch Way! This beautifully maintained 4-bedroom, 2-bath home offers a bright open-concept layout with tons of natural lighting and modern finishes throughout. The spacious kitchen features a large island with seating, quartz-style countertops, stainless steel appliances, gas cooking, ample cabinet space, and a seamless flow into the dining and living areas, perfect for entertaining and everyday living.

The private primary suite offers generous space, a large walk-in closet, dual sinks, soaking tub, and separate shower. Secondary bedrooms are well-sized and thoughtfully separated for added privacy. Enjoy luxury vinyl plank flooring throughout the main living spaces, and a covered back patio overlooking the spacious backyard.

Located with convenient access to I-69/US-59, shopping, dining, and growing Richmond/Rosenberg amenities. Move-in ready and shows beautifully!

Features

§ 02

Interior

Ceiling Fans
Dishwasher
Disposal
Microwave
Heat: Central
Heat: Gas
Cool: Central Air
Cool: Electric
Washer Hookup
Electric Dryer Hookup
Gas Dryer Hookup

Exterior & lot

Fence
Subdivision
Back Yard
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Style: Contemporary Modern

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Contemporary Modern
Year Built	2023
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,860 sq ft
Living Area Source	Appraiser
Building Area Total	1,860 sq ft
Foundation	Slab
Construction	Brick, Cement Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	4

Interior

Interior Features	Ceiling Fans
Appliances	Dishwasher, Disposal, Microwave
Laundry	Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup

Exterior

Exterior Features	Fence
Fencing	Back Yard
Pool Private	No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.1686
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Fort Bend
MLS Area Major	30
MLS Area Minor	Fort Bend South/Richmond
Subdivision	Bryan Grove Sec 1
Postal Code	77469

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$500
HOA Fee Frequency	Annually
HOA Name	ACMI

Taxes, Terms & Disclosures

Tax Annual Amount	$6,962 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	2.14%
Parcel #	2209-01-004-0170-901
Legal Description	BRYAN GROVE SEC 1, BLOCK 4, LOT 17
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	Seller Disclosure

Room Layout

§ 04 · 4 rooms · MLS-supplied

Main level · 4

Primary Bedroom	19x14
Bedroom	11x10
Bedroom	11x10
Bedroom	10x10

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 0.8800 Resolved MUD jurisdiction not mapped Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$2,531

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,951 Property tax$580 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,531

Yearly HOA fee $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

2.7489%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.88%

→ stable

School

—

→ stable

City

0.30%

→ stable

County

—

→ stable

Other districts

1.57%

→ stable

HOA & Community

§ 05

● HOA details

$500

ANNUALLY

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

● Community amenities

park

· 0.3mi
Sunrise Meadows Park · 1.8mi
· 0.4mi

grocery

· 0.7mi
ALDI · 1.2mi
Kroger Marketplace · 1.4mi

restaurant

Adriatic Cafe Italian Grill · 1.0mi
Chick-fil-A · 1.3mi
Ruchi's Mexican Grill · 1.2mi

place_of_worship

Grace Baptist Church · 1.2mi
· 1.5mi
Mt. Mariah Missionary Baptist Church · 1.6mi

pharmacy

CVS Pharmacy · 1.3mi
CVS Pharmacy · 1.7mi
Walgreens · 1.8mi

bank

Wells Fargo · 1.4mi
ATM (ATM Link, Inc.) · 6.6mi
TDECU · 1.4mi

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

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

Unlicensed Fixed Wireless

Skynet

100 / 50 Mbps

● LOW LATENCY

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

Copper

AT&T

100 / 20 Mbps

● LOW LATENCY

+ 4 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

2 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

Bryan Grove Sec 1

TIER: SUBDIVISION

Subdivision name (MLS)Bryan Grove Sec 1 City · ZIPRosenberg · 77469 CountyFort Bend Listings in subdivision22 Active now5 Sold (last 12 mo)0 Curated amenities60

● Year-built distribution

2020s 5

Fire Protection

§ 11

Nearest station

Rosenberg Fire Station Number 3

· Rosenberg

Distance

1.3 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48157675502 · ACS 2023

Median HH income

$111,967

ACS 2023

Median home value

$335,400

Census self-report

Owner-occupied

81%

6,095 housing units

Bachelor's+

54%

Adults 25+

Median age

34.3

Population 19,038

Work from home

17%

of commuters

Commute 45min+

7%

of commuters

Below poverty

5.5%

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

2917 Willow Gulch Way, Richmond, TX 77469

Fort Bend County · 29.53°N, 95.77°W

park

—

0.3 mi · 5 within 2 mi

grocery

—

0.7 mi · 3 within 2 mi

restaurant

Adriatic Cafe Italian Grill

1.0 mi · 7 within 2 mi

place_of_worship

Grace Baptist Church

1.2 mi · 1 within 2 mi

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