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

Welcome to Sunset Harbor at Lake Conroe,an exclusive waterfront retreat offering refined, fully furnished living in the heart of Seven Coves with boat deck.Whether as a primary residence, weekend getaway, or income-producing property, this elegant condo offers exceptional versatility.This beautifully updated third-floor unit features a unique dual-layout design, allowing it to function as a spacious 2bed 2bath home or as two private suites with separate entrances ideal for guests or rental income.The living space is highlighted by a gourmet kitchen with stainless steel appliances,custom cabinetry, granite countertops, and a stylish coffee/wine bar.Expansive living and dining areas,along with the primary suite,showcase breathtaking panoramic lake views.A fully self-contained secondary suite includes its own kitchenette, dining area, and full bath.Enjoy resort-style amenities including a pool, marina, courts, trails, and lakeside dining just steps away. Water and trash included

Features

§ 02

Interior

All Bedrooms Down
Balcony
Kitchen Family Room Combo
Pantry
Two Bedrooms Down
Tub Shower
Walk In Pantry
Walk In Closets
Kitchen Dining Combo
Dryer
Dishwasher
Electric Cooktop
Disposal
Microwave
Washer
Refrigerator
Tile
Wood

Exterior & lot

Balcony
Tennis Courts
Backs To Greenbelt Park
Roof: Composition
Foundation: Pillar Post Pier
Foundation: Slab
Association

Community

Basketball Court
Marina
Clubhouse
Fitness Center
Maintenance Grounds
Park
Pool
Tennis Courts
Trash
Smoke Detectors
Gulf
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Condominium
Sub Type Additional	Condominium
Architectural Style	Traditional
Year Built	2006
Year Built Source	Appraiser
New Construction	No

Building

Stories	3
Levels	ThreeOrMore
Living Area	1,011 sq ft
Living Area Source	Appraiser
Building Area Total	1,011 sq ft
Foundation	Pillar Post Pier, Slab
Construction	Brick
Roof	Composition

Rooms & Baths

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

Interior

Interior Features	All Bedrooms Down, Balcony, Kitchen Family Room Combo, Pantry, Two Bedrooms Down, Tub Shower, Walk In Pantry, Walk In Closets, Kitchen Dining Combo
Flooring	Tile, Wood
Appliances	Dryer, Dishwasher, Electric Cooktop, Disposal, Microwave, Washer, Refrigerator
Security	Smoke Detectors

Exterior

Exterior Features	Balcony, Tennis Courts
Patio / Porch	Balcony
Pool Private	No
Pool Features	Association
Waterfront Features	Boat Dock Slip, Boat Ramp Lift Access
View	Yes
View Type	Gulf

Lot

Lot Features

Backs To Greenbelt Park

Location

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

Utilities

Heating	Central, Electric
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA Fee	$312
HOA Fee Frequency	Monthly
HOA Name	Advantage Sunset Harbor
Fee Includes	Common Areas, Cable Tv, Maintenance Grounds, Recreation Facilities, Sewer, Trash, Water
Amenities	Basketball Court, Marina, Clubhouse, Fitness Center, Maintenance Grounds, Park, Pool, Tennis Courts, Trash

Taxes, Terms & Disclosures

Tax Annual Amount	$5,232
Tax Year	2025
Tax Rate (est.)	2.09%
Parcel #	90930002700
Legal Description	S909300 - SUNSET HARBOR RESORT LUXURY CONDOMINIUMS, BLDG 1,
Listing Terms	Cash, Conventional, Investor Financing, Owner May Carry
Lease Considered	No
Disclosures	Seller Disclosure

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 — Resolved MUD jurisdiction Montgomery County Utility District 2 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$1,937

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,501 Property tax$436 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,937

Yearly HOA fee $3,744

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

202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

HOA & Community

§ 05

● HOA details

$312

MONTHLY

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

Fee includes

CommonAreas · CableTv · MaintenanceGrounds · RecreationFacilities · 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 $151/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

1.8 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, Willis, TX 77318

Montgomery County · 30.41°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.