Schools

§ 03

District

Elementary	PARMLEY EL	C
Middle	LYNN LUCAS MIDDLE	D
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

Don't miss out on this amazing opportunity in a neighborhood with 3 private lakes for residents to enjoy. Perfect for fishing, hiking in a nature reserve, and using non-motorized boats. This site is ideal for building your dream home. An opportunity such as this is rare in a wonderfully established area.

Features

§ 02

Features not yet itemizedThis listing has no feature tags from the MLS. We will enrich this from the seller's disclosure when loaded.

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	0.2043
Lot Size Source	Appraiser

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Frontier Lakes 01
Postal Code	77378

Utilities

Water Source	Public, None
Sewer	Public Sewer, None

HOA / Association

HOA	Yes
HOA Fee	$85
HOA Fee Frequency	Annually
HOA Name	Frontier Lakes POA

Taxes, Terms & Disclosures

Tax Annual Amount	$330 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.75%
Parcel #	91509
Legal Description	FRONTIER LAKES 01, BLOCK 7, LOT 50
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

$291

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$264 Property tax$27 Homeowners insuranceTBD

Subtotal (P&I + Tax) $291

Yearly HOA fee $85

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

$85

ANNUALLY

Association nameFrontier Lakes POA Management co.— Website— Phone— Cert on filemls-trestle

● Community amenities

park

· 1.1mi
Charles Traylor Memorial Park · 1.6mi
· 2.3mi

gas_station

Shell · 1.9mi

bank

Circle K ATM · 2.0mi
First National Bank Texas · 3.0mi
Chase Bank · 3.1mi

grocery

Circle K · 2.0mi
· 2.3mi
· 2.4mi

place_of_worship

Pleasant Rose Baptist Church · 2.1mi
New Hope Church · 3.2mi
First Baptist Church Willis · 3.3mi

post_office

United States Postal Service · 2.3mi
Lone Star Post, Pack and Parcel · 6.8mi
United States Postal Service · 9.4mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Frontier

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Tachus Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

1,200 / 35 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

1,000 / 35 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 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

+ 6 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

Frontier Lakes 01

TIER: SUBDIVISION

Subdivision name (MLS)Frontier Lakes 01 City · ZIPWillis · 77378 CountyMontgomery Listings in subdivision206 Active now9 Sold (last 12 mo)3 Curated amenities60

● Year-built distribution

2015s 1 2020s 2 2025s 2

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department

· Willis

Distance

2.9 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694106 · ACS 2023

Median HH income

$80,590

ACS 2023

Median home value

$214,400

Census self-report

Owner-occupied

74%

1,806 housing units

Bachelor's+

27%

Adults 25+

Median age

27.3

Population 6,047

Work from home

14%

of commuters

Commute 45min+

28%

of commuters

Below poverty

23.7%

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

50 Frontier Road, Willis, TX 77378

Montgomery County · 30.46°N, 95.46°W

park

—

1.1 mi · 2 within 2 mi

gas_station

Shell

1.9 mi · 1 within 2 mi

bank

Circle K ATM

2.0 mi · 1 within 2 mi

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