Schools

§ 03

District

Elementary	AUDUBON EL	A
Middle	MAGNOLIA PARKWAY J H	N/R
High	MAGNOLIA H S CCMR 93% · 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

The Robin II by Smith Douglas Homes in Audubon offers the perfect blend of space, comfort, and functionality with 4 bedrooms and 3.5 baths. Situated on a premium homesite with no rear neighbors and peaceful forest views, this thoughtfully designed home features an open-concept layout ideal for everyday living and entertaining. The main-level primary suite serves as a private retreat with a tray ceiling, dual vanities, a garden tub, and separate shower. The kitchen is equipped with granite countertops, a center island with pendant lighting, and ample cabinet space. Upstairs, a spacious game room is surrounded by three secondary bedrooms, including a private en suite bedroom and an additional full bath. A covered rear patio provides the perfect place to relax and enjoy the natural surroundings. Don't miss this opportunity to own a beautifully appointed home in the sought-after Audubon community. AVAILABLE OCTOBER!

Features

§ 02

Interior

Double Vanity
Entrance Foyer
En Suite Bathroom
Kitchen Island
Kitchen Family Room Combo
Main Level Primary
Pantry
Soaking Tub
Separate Shower
Tub Shower
Three Bedrooms Up
Vanity
Walk In Closets
Window Treatments
Kitchen Dining Combo
Programmable Thermostat
Dishwasher
Disposal

Exterior & lot

Covered Patio
Fence
Sprinkler Irrigation
Porch
Patio
Private Yard
Subdivision
Back Yard
Covered
Deck
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Prewired
Smoke Detectors
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2026
Year Built Source	Builder
New Construction	Yes
Property Condition	Under Construction
Builder Name	Smith Douglas Homes

Building

Stories	2
Levels	Two
Living Area	2,173 sq ft
Living Area Source	Builder
Building Area Total	2,173 sq ft
Foundation	Slab
Construction	Brick, Cement Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	4
Bathrooms Full	3
Bathrooms Half	1
Rooms Total	7
Fireplaces	0

Interior

Interior Features	Double Vanity, Entrance Foyer, En Suite Bathroom, Kitchen Island, Kitchen Family Room Combo, Main Level Primary, Pantry, Soaking Tub, Separate Shower, Tub Shower, Three Bedrooms Up, Vanity, Walk In Closets, Window Treatments, Kitchen Dining Combo, Programmable Thermostat
Flooring	Carpet, Plank, Vinyl
Appliances	Dishwasher, Disposal, Gas Oven, Gas Range, Microwave
Laundry	Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup
Windows	Low Emissivity Windows, Window Coverings
Security	Prewired, Smoke Detectors
Indoor Air Quality	Ventilation

Exterior

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

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	15
MLS Area Minor	Magnolia/1488 West
Subdivision	Audubon 40's
Road Surface	Concrete
Postal Code	77354

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer
Energy Efficient	Radiant Attic Barrier, Doors, Hvac, Insulation, Thermostat, Windows

HOA / Association

HOA	Yes
HOA Fee	$1,850
HOA Fee Frequency	Annually
HOA Name	Goodwin & Company

Taxes, Terms & Disclosures

Parcel #	2212-07-04700
Legal Description	LOT 21 BLK 2 SEC 7
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure, Other

Room Layout

§ 04 · 7 rooms · MLS-supplied

Main level · 3

Primary Bedroom	13x16
Family Room	14x15
Dining Room	10x13

Second level · 4

Bedroom	11x10
Bedroom	11x10
Bedroom	12x10
Game Room	14x17

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

1.1500

TOTAL TAX RATE · PER $100 ASSESSED · 2025

JurisdictionAudubon MUD 2 CountyMontgomery TCEQ District ID5860088 Bonded indebtedness$287,000,000 Current year rate— FetchedApr 27, 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 1.4500 Resolved MUD jurisdiction Audubon MUD 2 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$2,963

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,086 Property tax$877 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,963

Yearly HOA fee $1,850

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

3.0308%

ALL 7 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

0.96%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

1.70%

→ stable

HOA & Community

§ 05

● HOA details

$1,850

ANNUALLY

Association nameGoodwin & Company Management co.— Website— Phone— Cert on filepending

● Community amenities

place_of_worship

Saint Matthews Church · 0.9mi
Missionary Church · 1.3mi
Magnolia Church of God in Christ · 1.9mi

grocery

· 1.0mi
H-E-B · 1.6mi
Food Basket · 2.1mi

park

· 1.2mi
· 2.6mi
· 2.6mi

urgent_care

Memorial Hermann-GoHealth Urgent Care · 1.5mi
Memerial Hermann CoHealth Urgent Care · 10.5mi
Medella Urgent Care | Magnolia · 2.9mi

gas_station

Exxon · 1.5mi
Conoco · 2.4mi
Shell · 2.5mi

restaurant

Wendys · 1.5mi
Jack in the Box · 2.1mi
KFC · 2.3mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

MidSouth Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

AT&T

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

Coaxial Cable

Xfinity

2,000 / 1,000 Mbps

● LOW LATENCY

Fiber to the Premises

Centric Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Nextlink

500 / 100 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

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

Audubon 40's

TIER: SUBDIVISION

Subdivision name (MLS)Audubon 40's City · ZIPMagnolia · 77354 CountyMontgomery Listings in subdivision58 Active now3 Sold (last 12 mo)8 Curated amenities60

● Year-built distribution

2025s 3

Fire Protection

§ 11

Nearest station

Magnolia Volunteer Fire Department Station 188

· Magnolia

Distance

2.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694603 · ACS 2023

Median HH income

$97,750

ACS 2023

Median home value

$418,700

Census self-report

Owner-occupied

85%

1,482 housing units

Bachelor's+

32%

Adults 25+

Median age

37.6

Population 4,410

Work from home

12%

of commuters

Commute 45min+

22%

of commuters

Below poverty

11.6%

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

40595 Slough Way, Magnolia, TX 77354

Montgomery County · 30.23°N, 95.71°W

place_of_worship

Saint Matthews Church

0.9 mi · 3 within 2 mi

grocery

—

1.0 mi · 2 within 2 mi

park

—

1.2 mi · 1 within 2 mi

urgent_care

Memorial Hermann-GoHealth Urgent Care

1.5 mi · 1 within 2 mi

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