Schools

§ 03

District

Elementary	C C HARDY EL	D
Middle	LYNN LUCAS MIDDLE	D
High	WILLIS H S CCMR 91% · Grad 95%	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

PRIME LOT IN THE HEART OF BOOMING WILLIS! Exceptional opportunity for a builder, investor, or future homeowner to grab in a rapidly growing economic corridor. Located within easy walking distance to the massive new HEB development, vibrant local dining, and quick retail options, this property offers incredible urban convenience with a neighbor hood feel. Just minutes from I-45 for a seamless commute. This listing is for *LOT 16 ONLY Approximately 5,500 Sq Ft..* of the Bates subdivision. Manufactured Home needs rehabilitation. City utilities (water/sewer) are available nearby at the street line. Don't miss out on owning prime dirt right next to the town's newest commercial hub. Drive by and view today! Note:Current County Tax Records reflect a combined Sq.Footage of Lots 16&17 This sale is strictly for Lot 16

Features

§ 02

Interior

Not provided

Exterior & lot

Subdivision

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	0.1200
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Bates 01
Postal Code	77378

Utilities

Water Source	Public
Sewer	Public Sewer

Taxes, Terms & Disclosures

Tax Annual Amount	$418
Tax Year	2025
Tax Rate (est.)	0.52%
Parcel #	66353
Legal Description	S252000 - BATES 01, BLOCK 4, LOT 16, SERIAL # 03922, LABE
Listing Terms	Cash, Conventional, FHA, Usda Loan, Va Loan

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

$515

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$480 Property tax$35 Homeowners insuranceTBD

Subtotal (P&I + Tax) $515

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

2.2170%

ALL 6 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

0.55%

→ 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

restaurant

Panda Express · 0.1mi
Jack in the Box · 0.2mi
Whataburger · 0.2mi

urgent_care

Willis Urgent Care · 0.2mi
Memerial Hermann CoHealth Urgent Care · 24.6mi
Memorial Hermann-GoHealth Urgent Care · 0.3mi

coffee

Starbucks · 0.2mi

grocery

Kroger · 0.3mi
H-E-B · 0.4mi
Bunny Stop · 0.6mi

bank

First National Bank Texas · 0.3mi
Woodforest National Bank · 0.4mi
Chase Bank · 0.4mi

gas_station

H-E-B Fuel · 0.3mi
Kroger · 0.3mi
Volco · 0.7mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Tachus Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Frontier

5,000 / 5,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Fiber to the Premises

Centric Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

LBR Fixed Wireless

Nextlink

500 / 100 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

+ 7 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

3 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

Bates 01

TIER: SUBDIVISION

Subdivision name (MLS)Bates 01 City · ZIPWillis · 77378 CountyMontgomery Listings in subdivision47 Active now7 Sold (last 12 mo)1 Curated amenities60

● Year-built distribution

2020s 6

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department

· Willis

Distance

0.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694105 · ACS 2023

Median HH income

$61,678

ACS 2023

Median home value

$109,600

Census self-report

Owner-occupied

58%

2,217 housing units

Bachelor's+

11%

Adults 25+

Median age

47.7

Population 5,037

Work from home

9%

of commuters

Commute 45min+

9%

of commuters

Below poverty

14.9%

tract-level

Amenities & Nearby Places

§ 13

Grocery

H-E-B

0.2 mi · 5 within 1.5 mi

Schools

Stubblefield Academy

0.1 mi · 5 within 1.5 mi

Parks

MLK Park

0.2 mi · 5 within 1.5 mi

Restaurants

Chipotle Mexican Grill

0.1 mi · 8 within 1.5 mi

Cafés

Dutch Bros Coffee

0.1 mi · 5 within 1.5 mi

Gyms

HOTWORX - Willis, TX

0.4 mi · 3 within 1.5 mi

Data: Google Places (refreshed every 7 days). Last fetched May 6, 2026.

Location & Neighborhood

§ 13

● This Home

403 Young Street, Willis, TX 77378

Montgomery County · 30.42°N, 95.49°W

restaurant

Panda Express

0.1 mi · 7 within 2 mi

urgent_care

Willis Urgent Care

0.2 mi · 2 within 2 mi

coffee

Starbucks

0.2 mi · 1 within 2 mi

grocery

Kroger

0.3 mi · 2 within 2 mi

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