Schools

§ 03

District

Elementary	MAGNOLIA EL	C
Middle	MAGNOLIA J H	B
High	MAGNOLIA WEST H S CCMR 98% · Grad 97%	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

Build your dream estate on this exceptional 2-acre lot located at 29212 Village Bend in the highly sought-after, acreage community of High Meadow Ranch in Magnolia, Texas. This magnificent property balances peaceful privacy and mature trees with vibrant neighborhood luxury. Gated and securely fenced on three sides, the homesite boasts a massive, cleared canvas ready for a custom residence, detached structures, or a resort-style pool. Uniquely positioned as one of just four lots in the community approved for horses and chickens, it offers an authentic country lifestyle without sacrificing modern amenities. Residents enjoy unparalleled neighborhood amenities, including a championship golf course, sparkling community pool, tennis and basketball courts, and scenic nature trails. With quick access to State Highway 249 and FM 1774, commuting to Tomball, The Woodlands, and Houston is a breeze—bring your own builder and start planning your future today!

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Near Golf Course
Subdivision

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	2.0200
Lot Size Source	Appraiser
Lot Features	Cleared, Near Golf Course, Subdivision

Location

County	Montgomery
MLS Area Major	15
MLS Area Minor	Magnolia/1488 West
Subdivision	High Meadow Ranch
Road Surface	Asphalt
Postal Code	77655

Utilities

Water Source

Public

HOA / Association

HOA	Yes
HOA Fee	$625
HOA Fee Frequency	Annually
HOA Name	Prestige Association Management

Taxes, Terms & Disclosures

Tax Annual Amount	$3,992 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.76%
Parcel #	379025
Legal Description	S942306 - The Village At High Meadow 06, BLOCK 2, Lot 2
Listing Terms	Cash, Conventional
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

$3,485

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,152 Property tax$333 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,485

Yearly HOA fee $625

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

1.5808%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

0.96%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

HOA & Community

§ 05

● HOA details

$625

ANNUALLY

Association namePrestige Association Management Management co.— Website— Phone— Cert on filetx_comptroller

● Community amenities

park

· 0.5mi
· 1.5mi
Recreation Center · 0.5mi

police_station

Stagecoach Police Department · 0.9mi
Stagecoach Police Department · 1.2mi
Montgomery County Sheriff's Office · 1.5mi

gas_station

Chevron · 1.4mi
Chevron · 1.5mi

place_of_worship

Central Baptist Church Magnolia Church · 1.5mi
Walnut Creek Baptist Church · 1.6mi
Magnolia Baptist Church · 2.2mi

grocery

Misty Hollow Market · 1.5mi
· 1.8mi
Misty Hollow Market · 2.5mi

veterinary

Magnolia Animal Clinic · 1.8mi
Magnolia Animal Clinic · 2.8mi
Texas Litter Control · 7.6mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

8,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Ezee Fiber

8,000 / 8,000 Mbps

● LOW LATENCY

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

Centric Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

Copper

AT&T

100 / 20 Mbps

● LOW LATENCY

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

64 days/yr above 95°F

Plus 10 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

5 comparable sales nearby · sold median $347/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

High Meadow Ranch

TIER: SUBDIVISION

Subdivision name (MLS)High Meadow Ranch City · ZIPMagnolia · 77355 CountyMontgomery Listings in subdivision2,197 Active now21 Sold (last 12 mo)22 Curated amenities60

● Year-built distribution

1995s 1 2000s 4 2005s 4 2010s 3 2015s 3 2020s 1

Fire Protection

§ 11

Nearest station

Magnolia Volunteer Fire Department Station 187

· Magnolia

Distance

1.8 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339690206 · ACS 2023

Median HH income

$110,547

ACS 2023

Median home value

$510,000

Census self-report

Owner-occupied

87%

943 housing units

Bachelor's+

34%

Adults 25+

Median age

42.2

Population 2,968

Work from home

14%

of commuters

Commute 45min+

11%

of commuters

Below poverty

8.0%

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

29212 Village Bend, Magnolia, TX 77655

Montgomery County · 30.18°N, 95.72°W

park

—

0.5 mi · 7 within 2 mi

police_station

Stagecoach Police Department

0.9 mi · 3 within 2 mi

gas_station

Chevron

1.4 mi · 5 within 2 mi

place_of_worship

Central Baptist Church Magnolia Church

1.5 mi · 2 within 2 mi

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