Schools

§ 03

District

Elementary	CREEKSIDE EL	C
Middle	OAK HILLS J H	A
High	LAKE CREEK H S CCMR 91% · Grad 97%	A

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

The Dickinson floorplan by M/I Homes is an elegant and spacious Premier Series floorplan with 5 bedrooms, 4.5 bathrooms, 3 side-load garage, and 3,626 square feet of living space. Inside, you'll find a den, open-concept dining room, kitchen, breakfast area, and family room. The kitchen has granite countertops, stainless steel appliances, a large island, and cabinets for storage. The owner’s suite features sloped ceilings, an extended bay window for added space and sunlight , an oversized walk-in shower, a garden-style tub, and an impressive walk-in closet. There's also a large covered patio, perfect for entertaining guests. Upstairs, you'll find a game room, full bathroom, and three additional bedrooms with walk-in closets. Contact M/I Homes today for more information on this exclusive floorplan!

Features

§ 02

Interior

Double Vanity
Kitchen Island
Kitchen Family Room Combo
Bath In Primary Bedroom
Main Level Primary
Pantry
Soaking Tub
Separate Shower
Tub Shower
Walk In Closets
Kitchen Dining Combo
Double Oven
Dishwasher
Gas Cooktop
Disposal
Gas Oven
Microwave
Energy Star Qualified Appliances

Exterior & lot

Covered Patio
Fence
Patio
Subdivision
Back Yard
Covered
Deck
Roof: Composition
Roof: Metal
Foundation: Slab
Attached
Garage

Community

Playground
Pickleball
Trails
Security System Owned
Smoke Detectors
Style: Farmhouse
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Farmhouse, Traditional
Year Built	2026
Year Built Source	Builder
New Construction	Yes
Property Condition	Under Construction
Builder Name	M/I Homes

Building

Stories	2
Levels	Two
Living Area	3,626 sq ft
Living Area Source	Builder
Building Area Total	3,626 sq ft
Foundation	Slab
Construction	Brick
Roof	Composition, Metal

Rooms & Baths

Bedrooms	5
Bathrooms (total)	5
Bathrooms Full	4
Bathrooms Half	1
Rooms Total	9
Fireplaces	1

Interior

Interior Features	Double Vanity, Kitchen Island, Kitchen Family Room Combo, Bath In Primary Bedroom, Main Level Primary, Pantry, Soaking Tub, Separate Shower, Tub Shower, Walk In Closets, Kitchen Dining Combo
Flooring	Carpet, Plank, Vinyl
Appliances	Double Oven, Dishwasher, Gas Cooktop, Disposal, Gas Oven, Microwave, Energy Star Qualified Appliances
Laundry	Washer Hookup, Electric Dryer Hookup
Security	Security System Owned, Smoke Detectors

Exterior

Exterior Features	Covered Patio, Fence, Patio
Patio / Porch	Covered, Deck, Patio
Fencing	Back Yard
Pool Private	No

Parking & Garage

Garage Spaces	3
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (sq ft)	16,812
Lot Size Source	Survey
Lot Features	Subdivision
Direction Faces	South

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Conroe Southwest
Subdivision	Berryknoll
Road Surface	Concrete
Postal Code	77316

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer
Energy Efficient	Appliances, Hvac, Insulation

HOA / Association

HOA	Yes
HOA Fee	$1,600
HOA Fee Frequency	Annually
HOA Name	ACMI Management
Fee Includes	Other
Amenities	Playground, Pickleball, Trails

Taxes, Terms & Disclosures

Tax Year	2025
Parcel #	841405
Legal Description	Lot 13 Block 4 Section 1A
Listing Terms	Cash, Conventional, FHA, Investor Financing, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure

Room Layout

§ 04 · 9 rooms · MLS-supplied

Main level · 5

Family Room	17x23
Dining Room	17x14
Primary Bedroom	17x17
Office	11x12
Bedroom	12x12

Second level · 4

Bedroom	11x12
Bedroom	12x14
Bedroom	12x12
Game Room	18x19

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

—

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

JurisdictionMontgomery County MUD 211 CountyMontgomery TCEQ District ID5857797 Bonded indebtedness— Current year rate— FetchedApr 26, 2026

● Verdict unknown

● 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 Montgomery County MUD 211 Match confidence —

● Comptroller-verified financials · FY2024

We don't yet have the §49.452 notice for this district on file, but Texas Comptroller SB 625 financial data is available. Numbers below come from the district's annual SPDPID filing — the same dataset auditors use.

Ad Valorem Rate

1.2500

per $100 assessed

Outstanding Bonds

$0

principal outstanding

Authorized Debt

$0

total authorized

Comptroller TPID32087994706 Filed underMontgomery County Municipal Utility District No. 211 Total tax rate0.0000 (M/O 0.0000 + I/S 0.0000) Crosswalk methodexact name match

Source: Texas Comptroller SPDPID (SB 625), FY2024 annual filing. The §49.452 notice itself will load here when we obtain the PDF.

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$4,311

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$4,311 Property taxNot available Homeowners insuranceTBD

Subtotal (P&I only — tax not available) $4,311

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

202320242025

MUD

—

→ stable

School

1.09%

→ stable

City

—

→ stable

County

0.38%

→ stable

HOA & Community

§ 05

● HOA details

$1,600

ANNUALLY

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

Fee includes

Other

● Community amenities

place_of_worship

Spring Tabernacle Baptist Church · 1.3mi
Rabon Chapel · 1.5mi

gas_station

Circle K · 2.4mi
Exxon · 2.4mi

grocery

Circle K · 2.4mi

pharmacy

Walgreens · 2.5mi

restaurant

Whataburger · 2.5mi

hospital_er

The Emergency Center at Conroe · 10.2mi

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

MidSouth Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

2,000 / 1,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Fiber to the Premises

AT&T

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 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

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

No comps within 0.5 mi in the last 90 daysExpand the search radius via the "Full report" CTA.

Subdivision & Master Plan

§ 10

● Master plan

—

TIER: NEIGHBORHOOD

Subdivision name (MLS)— City · ZIP— County— Listings in subdivision— Active now15 Sold (last 12 mo)0 Curated amenities10

● Year-built distribution

2025s 15

Fire Protection

§ 11

Nearest station

Montgomery Fire Department Station 52

· Montgomery

Distance

1.5 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694501 · ACS 2023

Median HH income

$165,263

ACS 2023

Median home value

$288,400

Census self-report

Owner-occupied

76%

846 housing units

Bachelor's+

23%

Adults 25+

Median age

52.3

Population 2,044

Work from home

43%

of commuters

Commute 45min+

1%

of commuters

Below poverty

3.4%

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

330 Boysenberry Drive, Montgomery, TX 77316

Montgomery County · 30.34°N, 95.66°W

place_of_worship

Spring Tabernacle Baptist Church

1.3 mi · 2 within 2 mi

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