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

Located in the desirable Seven Coves waterfront community, this rare interior lot offers a wonderful opportunity to build in one of Lake Conroe’s most established neighborhoods. Situated in the Estate Section, the lot is cleared, park-like, and just under a quarter acre in size, providing a beautiful and usable homesite.

A mature lemon tree adds charm and character, while a graceful row of crape myrtles lines the right side of the property, creating natural beauty and a sense of privacy. The setting feels peaceful and inviting—ideal for a custom home surrounded by nature.

Seven Coves is known for its outstanding amenities, including a marina, boat ramp, subdivision pool, and clubhouse, making it easy to enjoy the Lake Conroe lifestyle. With very few lots remaining in this section, this property represents a rare opportunity to secure land in a highly sought-after waterfront community

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Greenbelt
Interior Lot
Subdivision
Association

Community

Boat Dock
Marina
Boat Ramp
Clubhouse
Picnic Area
Park
Pool
Boat Slip
Tennis Courts

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Pool Features

Association

Lot

Lot Size (acres)	0.2185
Lot Size Source	Appraiser
Lot Features	Cleared, Greenbelt, Interior Lot, Subdivision

Location

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

Utilities

Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$575
HOA Fee Frequency	Annually
HOA Name	Seven Coves POA
Amenities	Boat Dock, Marina, Boat Ramp, Clubhouse, Picnic Area, Park, Pool, Boat Slip, Tennis Courts

Taxes, Terms & Disclosures

Tax Annual Amount	$1,080 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.14%
Parcel #	157108
Legal Description	SEVEN COVES 02, BLOCK 9, LOT 3
Listing Terms	Cash, Conventional, FHA, Investor Financing, Owner May Carry Second, Va Loan
Disclosures	Municipal Utility District Disclosure

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

$660

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$570 Property tax$90 Homeowners insuranceTBD

Subtotal (P&I + Tax) $660

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

● Community amenities

park

· 0.5mi
Ayers Island · 1.7mi
Ayers Island · 1.7mi

grocery

· 0.9mi
· 1.9mi
· 2.0mi

post_office

Lone Star Post, Pack and Parcel · 1.8mi
USPS Collection Box · 3.9mi
United States Postal Service · 5.1mi

veterinary

North Pines Animal Hospital · 1.9mi
Spring Hill Animal Hospital · 3.9mi
Spring Hill Animal Hospital: Curtis Shauna R DVM · 3.9mi

gym

Lion’s Den Fitness · 1.9mi
April Sound Country Club · 3.6mi
pool · 3.8mi

police_station

Montgomery County Sheriff - District 5 Patrol · 2.5mi
Willis Police Department · 5.4mi
Conroe Police Department · 7.2mi

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

8 comparable sales nearby · sold median $167/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

Seven Coves

TIER: SUBDIVISION

Subdivision name (MLS)Seven Coves City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision939 Active now10 Sold (last 12 mo)17 Curated amenities60

● Year-built distribution

1985s 2 1990s 3 1995s 2 2005s 2

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

1.7 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

6987 Pleasure Lake Drive, Willis, TX 77318

Montgomery County · 30.41°N, 95.57°W

park

—

0.5 mi · 4 within 2 mi

grocery

—

0.9 mi · 3 within 2 mi

post_office

Lone Star Post, Pack and Parcel

1.8 mi · 1 within 2 mi

veterinary

North Pines Animal Hospital

1.9 mi · 1 within 2 mi

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