Schools

§ 03

District

Elementary	W LLOYD MEADOR EL	B
Middle	HOMER CALFEE MIDDLE	N/R
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

Beautiful two-story home in the desirable lake community of Seven Coves! This spacious 2,830 sq. ft. home offers 4 bedrooms, 3.5 baths, and a wonderful floor plan designed for comfortable living and entertaining. The charming gas-burning fireplace creates a warm and inviting focal point in the living area. Recent bathroom updates. Step outside to the large, fenced backyard with plenty of room to create your own outdoor oasis—including enough space for a pool! Enjoy all that Seven Coves has to offer, including a marina, community pool, playground, two fishing piers, and a clubhouse available for private parties. This home combines spacious living, thoughtful updates, and the relaxed lifestyle of a lake community.

Features

§ 02

Interior

Breakfast Bar
Crown Molding
Double Vanity
Granite Counters
High Ceilings
Main Level Primary
Pantry
Soaking Tub
Separate Shower
Tub Shower
Three Bedrooms Up
Window Treatments
Ceiling Fans
Programmable Thermostat
Dishwasher
Disposal
Gas Range
Ice Maker

Exterior & lot

Covered Patio
Fence
Patio
Tennis Courts
Subdivision
Back Yard
Covered
Deck
Roof: Composition
Foundation: Slab
Attached
Garage
Garage Door Opener
Association

Community

Marina
Boat Ramp
Playground
Park
Pool
Tennis Courts
Security System Owned
Smoke Detectors
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2001
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	2,830 sq ft
Living Area Source	Appraiser
Building Area Total	2,830 sq ft
Foundation	Slab
Construction	Brick, Cement Siding, Stone
Roof	Composition

Rooms & Baths

Bedrooms	4
Bedrooms Possible	4
Bathrooms (total)	4
Bathrooms Full	3
Bathrooms Half	1
Rooms Total	11
Fireplaces	1
Fireplace Features	Gas Log

Interior

Interior Features	Breakfast Bar, Crown Molding, Double Vanity, Granite Counters, High Ceilings, Main Level Primary, Pantry, Soaking Tub, Separate Shower, Tub Shower, Three Bedrooms Up, Window Treatments, Ceiling Fans, Programmable Thermostat
Flooring	Carpet, Laminate, Tile
Appliances	Dishwasher, Disposal, Gas Range, Ice Maker, Microwave, Oven
Laundry	Washer Hookup, Electric Dryer Hookup
Windows	Window Coverings
Security	Security System Owned, Smoke Detectors

Exterior

Exterior Features	Covered Patio, Fence, Patio, Tennis Courts
Patio / Porch	Covered, Deck, Patio
Fencing	Back Yard
Pool Private	No
Pool Features	Association

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage, Garage Door Opener

Lot

Lot Size (sq ft)	10,454
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Seven Coves 03
Road Surface	Concrete
Postal Code	77318

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer
Energy Efficient	Hvac, Thermostat

HOA / Association

HOA	Yes
HOA Fee	$575
HOA Fee Frequency	Annually
HOA Name	Seven Coves HOA
Fee Includes	Clubhouse, Common Areas
Amenities	Marina, Boat Ramp, Playground, Park, Pool, Tennis Courts

Taxes, Terms & Disclosures

Tax Annual Amount	$6,277 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.51%
Parcel #	157140
Legal Description	SEVEN COVES 03, BLOCK 3, LOT 11
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure

Room Layout

§ 04 · 11 rooms · MLS-supplied

Main level · 5

Primary Bedroom	15x12
Primary Bathroom	—
Kitchen	18x11
Breakfast Room Nook	12x7
Dining Room	11x11

Second level · 6

Bedroom	14x12
Bathroom	—
Bedroom	14x11
Bedroom	14x11
Bathroom	—
Game Room	28x16

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

$3,015

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,492 Property tax$523 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,015

Yearly HOA fee $575

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

$575

ANNUALLY

Association nameSeven Coves HOA Management co.— Website— Phone— Cert on filemls-trestle

Fee includes

Clubhouse · CommonAreas

● Community amenities

park

· 0.5mi
Ayers Island · 1.8mi
Ayers Island · 1.8mi

grocery

· 0.9mi
· 1.9mi
· 1.9mi

post_office

Lone Star Post, Pack and Parcel · 1.7mi
USPS Collection Box · 3.8mi
United States Postal Service · 5.1mi

veterinary

North Pines Animal Hospital · 1.8mi
Spring Hill Animal Hospital · 3.9mi
Spring Hill Animal Hospital: Curtis Shauna R DVM · 4.0mi

gym

Lion’s Den Fitness · 1.8mi
April Sound Country Club · 3.7mi
pool · 3.8mi

police_station

Montgomery County Sheriff - District 5 Patrol · 2.5mi
Willis Police Department · 5.4mi
Conroe Police Department · 7.3mi

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

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

2 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

Seven Coves 03

TIER: SUBDIVISION

Subdivision name (MLS)Seven Coves 03 City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision73 Active now1 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

5159 Greenwater Drive, Willis, TX 77318

Montgomery County · 30.41°N, 95.57°W

park

—

0.5 mi · 3 within 2 mi

grocery

—

0.9 mi · 3 within 2 mi

post_office

Lone Star Post, Pack and Parcel

1.7 mi · 1 within 2 mi

veterinary

North Pines Animal Hospital

1.8 mi · 1 within 2 mi

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