Schools

§ 03

District

Elementary	ANTONIO G BECERRA EL	N/R
Middle	GEORGE JH	C
High	B F TERRY H S CCMR 96% · Grad 92%	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

Maximum upgrades for luxury living include a 3-car garage, three full bathrooms, a Mahogany double front door, an extended covered patio & more!

Welcome to the Arlington floorplan, a stunning four-bedroom, three-bathroom home with a study. It features a spacious, open-concept layout & an expansive family room connected to a gourmet kitchen & a bright breakfast area. The luxurious owner's retreat is a private oasis with a spa-inspired bath & an extended walk-in closet. Enjoy outdoor living with an extended covered patio & a three-car garage to suit your needs. Experience comfort, elegance, & versatility in every corner of this home.

With acreage homesites rarely found in new home communities near Houston, Blue Heron Estates offers the space & freedom to create the lifestyle you’ve always wanted. From peaceful surroundings to the convenience of nearby Rosenberg, Blue Heron Estates delivers the best of both worlds.

Features

§ 02

Interior

All Bedrooms Down
Breakfast Bar
Double Vanity
En Suite Bathroom
Full Bath On Main Level
High Ceilings
Kitchen Island
Kitchen Family Room Combo
Bath In Primary Bedroom
Main Level Primary
Pantry
Soaking Tub
Separate Shower
Tub Shower
Walk In Closets
Kitchen Dining Combo
Dishwasher
Free Standing Range

Exterior & lot

Covered Patio
Patio
Subdivision
Covered
Deck
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Smoke Detectors
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2025
Year Built Source	Builder
New Construction	Yes
Property Condition	New Construction
Builder Name	First America Homes

Building

Stories	1
Levels	One
Living Area	2,440 sq ft
Living Area Source	Builder
Building Area Total	2,440 sq ft
Foundation	Slab
Construction	Brick, Cement Siding, Stone
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	3
Bathrooms Full	3
Bathrooms Half	0
Rooms Total	7

Interior

Interior Features	All Bedrooms Down, Breakfast Bar, Double Vanity, En Suite Bathroom, Full Bath On Main Level, High Ceilings, Kitchen Island, Kitchen Family Room Combo, Bath In Primary Bedroom, Main Level Primary, Pantry, Soaking Tub, Separate Shower, Tub Shower, Walk In Closets, Kitchen Dining Combo
Flooring	Carpet, Plank, Vinyl
Appliances	Dishwasher, Free Standing Range, Disposal, Gas Range, Microwave, Oven
Laundry	Washer Hookup, Electric Dryer Hookup
Security	Smoke Detectors

Exterior

Exterior Features	Covered Patio, Patio
Patio / Porch	Covered, Deck, Patio
Pool Private	No

Parking & Garage

Garage Spaces	3
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (sq ft)	21,780
Lot Size (acres)	0.5000
Lot Size Source	Survey
Lot Features	Subdivision

Location

County	Fort Bend
MLS Area Major	30
MLS Area Minor	Fort Bend NorthWest Area
Subdivision	Blue Heron Estates
Road Surface	Concrete
Postal Code	77417

Utilities

Heating	Propane
Cooling	Central Air, Electric
Water Source	Private, Well

HOA / Association

HOA	Yes
HOA Fee	$900
HOA Fee Frequency	Annually
HOA Name	Blue Heron Estates Association

Taxes, Terms & Disclosures

Tax Annual Amount	$763 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.15%
Parcel #	1756-01-005-0180-901
Legal Description	Lot 18 Block 5 Section 1
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	None

Room Layout

§ 04 · 7 rooms · MLS-supplied

Main level · 7

Primary Bedroom	14x13.9
Bedroom	11.9x13
Bedroom	11.9x12.9
Bedroom	11x12
Office	14x13.4
Family Room	17x22
Breakfast Room Nook	13x11

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

$3,065

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,001 Property tax$64 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,065

Yearly HOA fee $900

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

1.6689%

ALL 4 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

—

→ stable

City

—

→ stable

County

—

→ stable

Other districts

1.67%

→ stable

HOA & Community

§ 05

● HOA details

$900

ANNUALLY

Association nameBlue Heron Estates Association Management co.— Website— Phone— Cert on filemls-trestle

● Community amenities

police_station

Beasley Police Department · 1.5mi

gas_station

Pilot · 1.6mi

grocery

Pilot · 1.6mi
786 Truck Stop · 1.6mi

pharmacy

Savon Drugs · 8.5mi

hospital_er

Richmond State Supported Living Center · 10.1mi

hospital

Richmond State Supported Living Center · 10.1mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

8,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Hotwire Communications

8,000 / 8,000 Mbps

● LOW LATENCY

Fiber to the Premises

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Rise Broadband

1,000 / 200 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

+ 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 48157C SFHA NO SOURCE 48157C_STUDY1

🌡 Heat days >95°F

72 days/yr above 95°F

Plus 24 days above 100°F. NOAA station records, 2016-2025 average.

🌵 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

8 comparable sales nearby · sold median $160/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

Blue Heron Estates

TIER: SUBDIVISION

Subdivision name (MLS)Blue Heron Estates City · ZIPMont Belvieu · 77523 CountyChambers Listings in subdivision56 Active now29 Sold (last 12 mo)22 Curated amenities8

● Year-built distribution

2025s 29

Fire Protection

§ 11

Nearest station

Beasley Community Volunteer Fire Department

· Beasley

Distance

1.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48157675402 · ACS 2023

Median HH income

$73,967

ACS 2023

Median home value

$160,100

Census self-report

Owner-occupied

61%

862 housing units

Bachelor's+

12%

Adults 25+

Median age

36.0

Population 2,901

Work from home

4%

of commuters

Commute 45min+

10%

of commuters

Below poverty

8.3%

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

6702 Pelican Lane, Beasley, TX 77417

Fort Bend County · 29.51°N, 95.93°W

police_station

Beasley Police Department

1.5 mi · 1 within 2 mi

gas_station

Pilot

1.6 mi · 1 within 2 mi

grocery

Pilot

1.6 mi · 2 within 2 mi

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