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

WHY SETTLE FOR ORDINARY? Open an ENTIRE WALL OF GLASS IN LIVING ROOM TO FLOW ONTO AN EXTENDED COVERED PATIO, where remote-controlled screens create an inviting outdoor retreat at the touch of a button. A beautifully upgraded home designed for how you want to live—hosting friends around oversized kitchen island, enjoying morning coffee outdoors or relaxing beside the fireplace. Kitchen shines with GE CAFE APPLIANCES, INTEGRATED FISHER & PAYKEL REFRIGERATOR, custom cabinetry & COFFEE/WINE BAR. A serene primary suite, private study, MEDIA ROOM, PRIVATE GUEST SUITE & ABUNDANT STORAGE add comfort & flexibility. Outside, nearly HALF AN ACRE on a CUL-DE-SAC with ADJACENT GREEN SPACE offers room to entertain, play or create your dream pool. Exceptional blend of space, upgrades & indoor/outdoor living. Community amenities incl fabulous parks, pickleball, hiking/biking trails, dog park, fitness ctr, YEAR-ROUND POOL, POOL WITH LAZY RIVER & more. Convenient to shopping, Lake Conroe, golf & more.

Features

§ 02

Interior

All Bedrooms Down
Breakfast Bar
Double Vanity
High Ceilings
Kitchen Island
Kitchen Family Room Combo
Main Level Primary
Pots And Pan Drawers
Quartz Counters
Self Closing Drawers
Soaking Tub
Separate Shower
Tub Shower
Walk In Pantry
Window Treatments
Ceiling Fans
Programmable Thermostat
Convection Oven

Exterior & lot

Covered Patio
Enclosed Porch
Fence
Irrigation Sprinklers
Patio
Corner Lot
Cul De Sac
Back Yard
Covered
Deck
Porch
Screened
Roof: Composition
Foundation: Slab
Attached
Garage
Tandem
Association

Community

Clubhouse
Sport Court
Dog Park
Fitness Center
Playground
Pickleball
Park
Pool
Tennis Courts
Trails
Security System Owned
Smoke Detectors
Style: Contemporary Modern

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Contemporary Modern
Year Built	2022
Year Built Source	PublicRecords
New Construction	No
Builder Name	Perry

Building

Stories	1
Levels	One
Living Area	3,035 sq ft
Living Area Source	Appraiser
Building Area Total	3,035 sq ft
Foundation	Slab
Construction	Brick, Stone
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	4
Bathrooms Full	3
Bathrooms Half	1
Rooms Total	12
Fireplaces	1
Fireplace Features	Gas Log

Interior

Interior Features	All Bedrooms Down, Breakfast Bar, Double Vanity, High Ceilings, Kitchen Island, Kitchen Family Room Combo, Main Level Primary, Pots And Pan Drawers, Quartz Counters, Self Closing Drawers, Soaking Tub, Separate Shower, Tub Shower, Walk In Pantry, Window Treatments, Ceiling Fans, Programmable Thermostat
Flooring	Carpet, Tile
Appliances	Convection Oven, Dishwasher, Electric Oven, Gas Cooktop, Disposal, Microwave, Dryer, Energy Star Qualified Appliances, Refrigerator, Wine Refrigerator, Washer
Laundry	Washer Hookup, Electric Dryer Hookup
Windows	Window Coverings
Security	Security System Owned, Smoke Detectors
Indoor Air Quality	Ventilation

Exterior

Exterior Features	Covered Patio, Enclosed Porch, Fence, Irrigation Sprinklers, Patio
Patio / Porch	Covered, Deck, Patio, Porch, Screened
Fencing	Back Yard
Pool Private	No
Pool Features	Association

Parking & Garage

Garage Spaces	3
Attached Garage	Yes
Parking Features	Attached, Garage, Tandem

Lot

Lot Size (sq ft)	18,008
Lot Size (acres)	0.4134
Lot Size Source	Appraiser
Lot Features	Corner Lot, Cul De Sac

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	The Woodlands Hills
Postal Code	77318

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$1,008
HOA Fee Frequency	Annually
HOA Name	The Woodlands Hills Residential
Fee Includes	Clubhouse, Common Areas, Recreation Facilities
Amenities	Clubhouse, Sport Court, Dog Park, Fitness Center, Playground, Pickleball, Park, Pool, Tennis Courts, Trails

Taxes, Terms & Disclosures

Tax Annual Amount	$11,632 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.79%
Parcel #	532606
Legal Description	S927122 - THE WOODLANDS HILLS 22, BLOCK 1, LOT 20
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure

Room Layout

§ 04 · 12 rooms · MLS-supplied

Main level · 12

Primary Bedroom	17x14
Bedroom	13x11
Bedroom	12x10
Guest Quarters	14x11
Office	12x10
Dining Room	18x13
Family Room	20x18
Media Room	17x12
Kitchen	17x12
Breakfast Room Nook	10x8
Primary Bathroom	17x11
Pantry	6x4

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

1.1000

TOTAL TAX RATE · PER $100 ASSESSED · 2026

JurisdictionMontgomery County MUD 128A CountyMontgomery TCEQ District ID5865089 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 1.0300 Resolved MUD jurisdiction Montgomery County MUD 128A Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$4,871

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,902 Property tax$969 Homeowners insuranceTBD

Subtotal (P&I + Tax) $4,871

Yearly HOA fee $1,008

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

3.0224%

ALL 6 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

1.03%

→ stable

School

1.03%

→ stable

City

0.43%

→ stable

County

0.38%

→ stable

Other districts

0.15%

→ stable

HOA & Community

§ 05

● HOA details

$1,008

ANNUALLY

Association nameThe Woodlands Hills Residential Management co.Goodwin Websitevisit Phone(281) 719-6100 Cert on filehoa.texas.gov

Fee includes

Clubhouse · CommonAreas · RecreationFacilities

● Community amenities

park

Sue Luce's Daisy Park · 0.2mi
Sue Luce's Daisy Park · 0.2mi
The Woodlands Hills Park · 0.3mi

gym

Woodland Hills Fitness Center · 0.3mi
Woodland Hills Fitness Center · 0.4mi
Anytime Fitness · 1.2mi

grocery

· 1.0mi
· 1.1mi
· 1.1mi

daycare

Kid's World Learning Center · 1.0mi
Kid's World Learning Center · 1.1mi
A Touch Of Love ChildCare · 1.7mi

gas_station

Kroger · 1.0mi
H-E-B Fuel · 1.1mi

place_of_worship

First Baptist Church Willis · 1.1mi
First Baptist Church Willis · 1.2mi
Pleasant Rose Baptist Church · 2.4mi

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

5,000 / 5,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

LBR Fixed Wireless

Nextlink

500 / 100 Mbps

● LOW LATENCY

+ 7 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)

D1 · Moderate

US Drought Monitor county reading, week of 2026-10-27.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Nov 4, 2026.

Recent Comparable Sales

§ 09

8 comparable sales nearby · sold median $157/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

The Woodlands Hills

TIER: SUBDIVISION

Subdivision name (MLS)The Woodlands Hills City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision1,868 Active now171 Sold (last 12 mo)188 Curated amenities60

● Year-built distribution

2015s 6 2020s 41 2025s 124

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 92

· Conroe

Distance

1.6 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694209 · ACS 2023

Median HH income

$92,143

ACS 2023

Median home value

$313,800

Census self-report

Owner-occupied

96%

1,270 housing units

Bachelor's+

34%

Adults 25+

Median age

48.2

Population 3,287

Work from home

51%

of commuters

Commute 45min+

13%

of commuters

Below poverty

15.7%

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

607 Starlit Sky Court, Willis, TX 77318

Montgomery County · 30.40°N, 95.51°W

park

Sue Luce's Daisy Park

0.2 mi · 10 within 2 mi

gym

Woodland Hills Fitness Center

0.3 mi · 2 within 2 mi

grocery

—

1.0 mi · 3 within 2 mi

daycare

Kid's World Learning Center

1.0 mi · 1 within 2 mi

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