Schools

§ 03

District

Elementary	MONTGOMERY EL	B
Middle	MONTGOMERY J H	C
High	MONTGOMERY H S CCMR 85% · Grad 98%	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

Buy a little piece of Montgomery County! Great lot to build your new home in the quiet area of Lake Conroe Forest. Large lot on over half an acre Tucked away in the shady pines on a small lake. This area offers stocked lakes, waterfront parks plus access to a private boat launch in the community for the residents. Near Lake Conroe and Margaritaville Lake Resort. Enjoy the nature and water right at your back door! A must see to appreciate! Montgomery Isd

Features

§ 02

Interior

Not provided

Exterior & lot

Subdivision
Pond On Lot

Community

Picnic Area
Park

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	0.5470
Lot Size Source	Appraiser
Lot Features	Subdivision, Pond On Lot

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Montgomery County Northwest
Subdivision	Lake Conroe Forest
Postal Code	77316

Utilities

Water Source	Public
Sewer	Aerobic Septic

HOA / Association

HOA	Yes
HOA Fee	$125
HOA Fee Frequency	Annually
HOA Name	Lake Conroe Forest Owners Associa
Amenities	Picnic Area, Park

Taxes, Terms & Disclosures

Tax Annual Amount	$1,305 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	2.66%
Parcel #	110808
Legal Description	LAKE CONROE FOREST 02, BLOCK 35, 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

$403

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$294 Property tax$109 Homeowners insuranceTBD

Subtotal (P&I + Tax) $403

Yearly HOA fee $125

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

1.9427%

ALL 4 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.09%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.47%

→ stable

HOA & Community

§ 05

● HOA details

$125

ANNUALLY

Association nameLake Conroe Forest Owners Associa Management co.Goodwin Websitevisit Phone(832) 364-6880 Cert on filehoa.texas.gov

● Community amenities

park

· 0.4mi
· 0.4mi
Lake Conroe Park · 0.9mi

grocery

· 0.4mi
· 0.5mi
24 Seven · 0.5mi

gas_station

Shell · 0.4mi
Valero · 0.5mi
Shell · 0.9mi

restaurant

McDonald's · 0.5mi
IHOP · 0.5mi
Starbucks · 0.5mi

coffee

Starbucks · 0.5mi

veterinary

Spring Hill Animal Hospital: Curtis Shauna R DVM · 0.5mi
Dr. Kerri L. Schwartz · 0.5mi
Spring Hill Animal Hospital · 0.5mi

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

1,000 / 1,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

+ 4 additional provider(s)

Environmental Risk

§ 08

A

FEMA Zone

Zone AE · Special Flood Hazard Area

1% annual chance of flooding (100-year floodplain). Flood insurance typically required.

PANEL 48339C SFHA YES 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

6 comparable sales nearby · sold median $167/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

Lake Conroe Forest

TIER: SUBDIVISION

Subdivision name (MLS)Lake Conroe Forest City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision1,047 Active now18 Sold (last 12 mo)18 Curated amenities60

● Year-built distribution

1970s 1 1975s 1 1980s 1 1985s 2 1990s 1 2005s 3 2010s 1 2015s 1 2020s 5 2025s 1

Fire Protection

§ 11

Nearest station

MCESD #2

Distance

2.8 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694602 · ACS 2023

Median HH income

$92,500

ACS 2023

Median home value

$363,900

Census self-report

Owner-occupied

92%

700 housing units

Bachelor's+

39%

Adults 25+

Median age

45.5

Population 1,770

Work from home

12%

of commuters

Commute 45min+

16%

of commuters

Below poverty

12.0%

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

421 Columbia River Road, Conroe, TX 77316

Montgomery County · 30.33°N, 95.75°W

park

—

0.4 mi · 2 within 2 mi

grocery

—

0.4 mi · 3 within 2 mi

gas_station

Shell

0.4 mi · 2 within 2 mi

restaurant

McDonald's

0.5 mi · 4 within 2 mi

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