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

LAKEFRONT CONDO! Enjoy the breathtaking sunsets from this beautiful lake view condominium. You can see the most amazing views of beautiful Lake Conroe while sitting on your very own private balcony. You will love the open kitchen with hardwood cabinets and granite countertops. Traver-tine tiled showers with jetted tub. Tons of storage and closet space! Enjoy the Seven Coves Resort amenities including access to the clubhouse, play area, pool and marina. Water and trash included. This is an absolute must see! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Features

§ 02

Interior

Heat: Other
Cool: Other

Exterior & lot

Balcony
Roof: Other
Foundation: Other

Community

Lake
Style: Other

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Condominium
Sub Type Additional	Condominium
Architectural Style	Other
Year Built	2006
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,188 sq ft
Living Area Source	Appraiser
Building Area Total	1,188 sq ft
Foundation	Other
Construction	Other
Roof	Other

Rooms & Baths

Bedrooms	2
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	2

Exterior

Exterior Features	Balcony
Patio / Porch	Balcony
Pool Private	No
Waterfront	Yes
Waterfront Features	Boat Ramp Lift Access, Lake, Lake Front
View	Yes
View Type	Lake

Lot

Lot Size (sq ft)	1,011
Lot Size Source	Appraiser
Additional Parcels	Yes
Additional Parcel Info	90930002300

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Sunset Harbor Resort Luxury Co
Postal Code	77318

Utilities

Heating	Other
Cooling	Other
Water Source	Other
Sewer	Other

HOA / Association

HOA Fee	$320
HOA Fee Frequency	Monthly
Fee Includes	Common Areas, Sewer, Trash, Water

Taxes, Terms & Disclosures

Tax Annual Amount	$4,220 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.76%
Parcel #	361354
Legal Description	S909300 - SUNSET HARBOR RESORT LUXURY CONDOMINIUMS, BLDG 1,
Listing Terms	Cash, Conventional, Investor Financing, Owner May Carry
Lease Considered	Yes
Disclosures	Other

Room Layout

§ 04 · 2 rooms · MLS-supplied

Main level · 2

Primary Bedroom	13x16
Bedroom	11x12

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

$1,793

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,441 Property tax$352 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,793

Yearly HOA fee $3,840

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

$320

MONTHLY

Association nameAdvantage Sunset Harbor Management co.— Website— Phone— Cert on filemls-trestle

Fee includes

CommonAreas · Sewer · Trash · Water

● Community amenities

park

· 0.6mi
Ayers Island · 1.3mi
Ayers Island · 1.3mi

grocery

· 1.2mi
· 2.3mi
· 2.4mi

police_station

Montgomery County Sheriff - District 5 Patrol · 2.2mi
Willis Police Department · 5.6mi
Conroe Police Department · 7.1mi

post_office

Lone Star Post, Pack and Parcel · 2.2mi
USPS Collection Box · 3.9mi
Dr. James Field · 5.4mi

gym

Lion’s Den Fitness · 2.3mi
April Sound Country Club · 3.2mi
pool · 3.8mi

veterinary

North Pines Animal Hospital · 2.3mi
Spring Hill Animal Hospital · 3.4mi
Spring Hill Animal Hospital: Curtis Shauna R DVM · 3.4mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

10,000 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 $209/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

Sunset Harbor Resort Luxury Co

TIER: SUBDIVISION

Subdivision name (MLS)Sunset Harbor Resort Luxury Co City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision86 Active now9 Sold (last 12 mo)0 Curated amenities60

● Year-built distribution

2005s 9

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

2.1 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

7039 Kingston Cove Lane, Willis, TX 77318

Montgomery County · 30.40°N, 95.57°W

park

—

0.6 mi · 4 within 2 mi

grocery

—

1.2 mi · 1 within 2 mi

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