Schools

§ 03

District

Elementary	WILLIE E WILLIAMS EL	B
Middle	MAGNOLIA PARKWAY J H	N/R
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

Unrestricted 10.4 acres, right off Hwy 249 at FM 1486—an easy-to-find location in the middle of a high-growth area with new development popping up all around. The land is fully fenced, nicely maintained, and loaded with beautiful mature trees that give it a great feel the moment you pull in. It’s also set up with real improvements already in place, including a well and septic, modular homes, and a barn for storage or animals. Enjoy mature trees with the convenience of quick access to major routes, shopping, and growth nearby. Truly a rare, turnkey acreage with unlimited potential in a high-demand corridor. Seller is willing to remove modulars if necessary. Note: $75k Price Reduction If Seller Retains Modular Home.

Features

§ 02

Interior

Heat: Central
Heat: Electric
Cool: Central Air
Cool: Electric

Exterior & lot

Hardwood Trees
Level
Mobile Home Allowed
Trees

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type	Farm
Year Built	2017
Year Built Source	PublicRecords
New Construction	No

Building

Living Area	2,280 sq ft
Living Area Source	Appraiser
Building Area Total	2,280 sq ft

Rooms & Baths

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

Exterior

Pool Private

No

Parking & Garage

Garage Spaces

4

Lot

Lot Size (acres)	10.4120
Lot Features	Hardwood Trees, Level, Mobile Home Allowed, Trees

Location

County	Montgomery
MLS Area Major	15
MLS Area Minor	Magnolia/1488 West
Subdivision	Magnolia East
Road Surface	Concrete
Postal Code	77316

Utilities

Heating	Central, Electric
Cooling	Central Air, Electric
Water Source	Well
Sewer	Septic Tank

Taxes, Terms & Disclosures

Tax Annual Amount	$1,410
Tax Year	2025
Tax Rate (est.)	0.15%
Parcel #	1744
Legal Description	S705000 - MAGNOLIA EAST, LOT 38, SERIAL 110000HA002877A, LAB
Lease Considered	No
Disclosures	None

Room Layout

§ 04 · 4 rooms · MLS-supplied

Main level · 4

Bedroom	—
Bedroom	—
Bedroom	—
Bedroom	—

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

$5,732

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$5,614 Property tax$118 Homeowners insuranceTBD

Subtotal (P&I + Tax) $5,732

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

—

ANNUAL

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

● Community amenities

grocery

· 0.7mi
Time Mart · 1.8mi
Brookshire Brothers · 2.1mi

park

· 1.6mi
· 1.6mi
Sullivan Park · 2.2mi

restaurant

The Meating Place BBQ · 1.8mi
Las Fuentes · 1.9mi
Taco Bell · 1.9mi

gas_station

Shell · 1.9mi
Conoco · 2.0mi
Exxon · 2.1mi

pharmacy

Brookshire Brothers Pharmacy · 2.1mi
Walgreens · 2.1mi
Walgreens · 2.1mi

police_station

Magnolia Police Department · 2.1mi
Stagecoach Police Department · 6.6mi
Montgomery County Sheriff's Office Livestock Facility · 6.4mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

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

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

Magnolia East

TIER: SUBDIVISION

Subdivision name (MLS)Magnolia East City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision177 Active now5 Sold (last 12 mo)6 Curated amenities45

● Year-built distribution

1995s 1 2005s 1 2015s 2

Fire Protection

§ 11

Nearest station

Magnolia Volunteer Fire Department Station 189

Distance

1.8 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

41111 Sandy Hill Road, Montgomery, TX 77316

Montgomery County · 30.25°N, 95.75°W

grocery

—

0.7 mi · 2 within 2 mi

park

—

1.6 mi · 2 within 2 mi

restaurant

The Meating Place BBQ

1.8 mi · 5 within 2 mi

gas_station

Shell

1.9 mi · 1 within 2 mi

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