Schools

§ 03

District

Elementary	W LLOYD MEADOR EL	B
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

5,679 SF LAKEFRONT CANAL LOT IN SEVEN COVES! PLEASE NOTE THAT THIS PROPERTY IS NOT ACCESSIBLE BY BOAT AT THIS TIME. ONE OF THE VERY LAST LOTS IN THIS SOUGHT AFTER SUBDIVISION! TONS OF SUBDIVISION AMENITIES INCLUDING A SWIMMING POOL, MARINA, PLAYGROUND, BASKETBALL COURTS, AND TENNIS COURTS! THIS PROPERTY IS ONLY A FEW MINUTES FROM TOWN AND I-45! SUPER CONVENIENT LOCATION & WONDERFUL AREA!

Features

§ 02

Interior

Not provided

Exterior & lot

Views
Waterfront

Community

Canal
Water

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Waterfront	Yes
Waterfront Features	Waterfront
View	Yes
View Type	Canal, Water

Lot

Lot Size (acres)	0.1304
Lot Size Source	Appraiser
Lot Features	Views, Waterfront

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Seven Coves 06
Postal Code	77318

Utilities

Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$425
HOA Fee Frequency	Annually
HOA Name	Seven Coves HOA
Fee Includes	Common Areas, Recreation Facilities

Taxes, Terms & Disclosures

Tax Annual Amount	$533
Tax Year	2023
Tax Rate (est.)	0.76%
Parcel #	8625-06-00500
Legal Description	SEVEN COVES 06, BLOCK 12, LOT 46
Listing Terms	Cash, Conventional, Owner May Carry
Disclosures	Owner Is Listing Agent

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.5700

TOTAL TAX RATE · PER $100 ASSESSED · 2009

JurisdictionMontgomery County Utility District 2 CountyMontgomery TCEQ District ID5858500 Bonded indebtedness— 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 0.4450 Resolved MUD jurisdiction Montgomery County Utility District 2 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$464

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$420 Property tax$44 Homeowners insuranceTBD

Subtotal (P&I + Tax) $464

Yearly HOA fee $425

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

2.1102%

ALL 6 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.70%

→ stable

HOA & Community

§ 05

● HOA details

$425

ANNUALLY

Association nameSeven Coves HOA Management co.— Website— Phone— Cert on filepending

Fee includes

CommonAreas · RecreationFacilities

● Community amenities

grocery

· 0.7mi
· 1.8mi
· 1.8mi

park

· 0.8mi
Ayers Island · 1.7mi
Ayers Island · 1.7mi

gym

Lion’s Den Fitness · 1.7mi
April Sound Country Club · 3.8mi
Woodland Hills Fitness Center · 3.7mi

veterinary

North Pines Animal Hospital · 1.7mi
Spring Hill Animal Hospital · 4.0mi
Spring Hill Animal Hospital: Curtis Shauna R DVM · 4.0mi

post_office

Lone Star Post, Pack and Parcel · 1.9mi
USPS Collection Box · 4.1mi
United States Postal Service · 4.9mi

police_station

Montgomery County Sheriff - District 5 Patrol · 2.7mi
Willis Police Department · 5.2mi
Conroe Police Department · 7.0mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

10,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Ezee Fiber

8,000 / 8,000 Mbps

● LOW LATENCY

Fiber to the Premises

Frontier

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Tachus Fiber Internet

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

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

+ 4 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

Seven Coves 06

TIER: SUBDIVISION

Subdivision name (MLS)Seven Coves 06 City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision113 Active now2 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

2000s 1

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

1.5 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694206 · ACS 2023

Median HH income

$108,591

ACS 2023

Median home value

$273,800

Census self-report

Owner-occupied

73%

1,805 housing units

Bachelor's+

36%

Adults 25+

Median age

50.9

Population 4,429

Work from home

15%

of commuters

Commute 45min+

10%

of commuters

Below poverty

2.0%

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

4832 Moonlight Drive, Willis, TX 77318

Montgomery County · 30.41°N, 95.56°W

grocery

—

0.7 mi · 3 within 2 mi

park

—

0.8 mi · 5 within 2 mi

gym

Lion’s Den Fitness

1.7 mi · 1 within 2 mi

veterinary

North Pines Animal Hospital

1.7 mi · 1 within 2 mi

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