Schools

§ 03

District

Elementary	EDWARD B CANNAN EL	C
Middle	ROBERT P BRABHAM MIDDLE	C
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

Royal Forest - This handsome property is a generous .51 acres!! Lot 471-A is within walking distance of Royal Forest Lake and is ready for your country home retreat! A deed-restricted community, featuring wooded lots, and the beautiful 29-acre Royal Forest Lake for swimming, fishing, and non-motorized boating. Community amenities include a playground, basketball court, lakeside pavilion and picnic tables, fishing piers, boat dock, and benches along the lake's shores. Four Seasons Trees and Montgomery Pines Nursery is just up Rose Rd; Camp Arnold kids camp is just a few miles to Conroe - home of the grand 22,000-acre LAKE CONROE! Royal Forest is an active community, hosting an annual Crawfish Boil, Easter Egg Hunt, Holiday Decorations contest, and the Royal Forest Colony Club Fishing Tournament!! Montgomery County Fairgrounds, hosting the Big as Texas Fest in May, is not 10mins away! Come see what awaits you at Royal Forest!

Features

§ 02

Interior

Not provided

Exterior & lot

Interior Lot
Subdivision
Wooded
Pond On Lot

Community

Boat Dock
Boat Ramp
Picnic Area
Playground
Park

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	0.5128
Lot Size Source	Appraiser
Lot Features	Interior Lot, Subdivision, Wooded, Pond On Lot
Additional Parcels	Yes
Additional Parcel Info	84700028400

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Royal Forest 01
Road Surface	Asphalt,Other
Postal Code	77303

Utilities

Water Source	Other
Sewer	Other

HOA / Association

HOA	Yes
HOA Fee	$250
HOA Fee Frequency	Annually
HOA Name	CH&P Management
Fee Includes	Common Areas, Other, Recreation Facilities
Amenities	Boat Dock, Boat Ramp, Picnic Area, Playground, Park

Taxes, Terms & Disclosures

Tax Annual Amount	$356 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	3.56%
Parcel #	154971
Legal Description	S847000 - ROYAL FOREST 01, BLOCK 45, LOT 471-A
Listing Terms	Cash, Conventional, FHA, Va Loan
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

$90

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$60 Property tax$30 Homeowners insuranceTBD

Subtotal (P&I + Tax) $90

Yearly HOA fee $250

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

1.6652%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

HOA & Community

§ 05

● HOA details

$250

ANNUALLY

Association nameCH&P Management Management co.— Website— Phone— Cert on filemls-trestle

Fee includes

CommonAreas · Other · RecreationFacilities

● Community amenities

park

Royal Forest Playground · 0.3mi
Royal Forest Community Area · 0.3mi
· 3.0mi

gym

Throwing Fitness Inc. · 1.8mi
Majestic Youth Sports Center · 1.8mi
Anytime Fitness · 5.5mi

grocery

· 2.1mi
· 2.2mi
· 3.9mi

bank

Athena Bitcoin ATM · 2.2mi
Athena Bitcoin ATM · 5.3mi
Prince's Country Store & Cafe · 4.9mi

gas_station

Shell · 4.0mi

place_of_worship

Center Hill Church · 4.2mi
Pleasant Rose Baptist Church · 4.0mi
County Line Church · 4.9mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

10,000 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

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

LBR Fixed Wireless

Nextlink

500 / 100 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

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

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

Royal Forest 01

TIER: SUBDIVISION

Subdivision name (MLS)Royal Forest 01 City · ZIPConroe · 77303 CountyMontgomery Listings in subdivision349 Active now21 Sold (last 12 mo)9 Curated amenities60

● Year-built distribution

1960s 1 2005s 3 2015s 1

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 95

· Conroe

Distance

2.3 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694104 · ACS 2023

Median HH income

$73,616

ACS 2023

Median home value

$215,600

Census self-report

Owner-occupied

81%

1,081 housing units

Bachelor's+

20%

Adults 25+

Median age

43.0

Population 2,564

Work from home

3%

of commuters

Commute 45min+

21%

of commuters

Below poverty

4.4%

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

471A Royal Creek Road, Willis, TX 77303

Montgomery County · 30.43°N, 95.41°W

park

Royal Forest Playground

0.3 mi · 2 within 2 mi

gym

Throwing Fitness Inc.

1.8 mi · 2 within 2 mi

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