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 7083 Gentle Breeze Drive, a beautifully renovated multi-level home in the sought-after Seven Coves community on Lake Conroe. A brand-new roof and thoughtful updates throughout mean it's truly move-in ready.

Inside you'll find 3 bedrooms, 2 full baths, and a layout that lives larger than the numbers suggest. A versatile bonus room off the garage works as a home office, guest space, or media lounge, while the big spacious basement opens up even more options — home gym, playroom, workshop, or serious storage.

Then there's the lifestyle. Seven Coves offers a marina and boat ramp for easy Lake Conroe access, tennis and basketball court, an event center, and a restaurant right in the neighborhood. Weekends here feel like a getaway without ever leaving home.

Features

§ 02

Interior

Ceiling Fans
Dishwasher
Electric Range
Disposal
Microwave
Heat: Central
Heat: Electric
Cool: Central Air
Cool: Electric

Exterior & lot

Cleared
Roof: Composition
Foundation: Block
Garage

Community

Style: English
Style: Farmhouse
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	English, Farmhouse, Traditional
Year Built	1991
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	1,306 sq ft
Living Area Source	Appraiser
Building Area Total	1,306 sq ft
Foundation	Block
Construction	Vinyl Siding, Wood Siding
Roof	Composition

Rooms & Baths

Bedrooms	3
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	5
Fireplaces	1
Fireplace Features	Wood Burning

Interior

Interior Features	Ceiling Fans
Appliances	Dishwasher, Electric Range, Disposal, Microwave

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	2
Parking Features	Garage

Lot

Lot Size (sq ft)	8,102
Lot Size (acres)	0.1860
Lot Size Source	Appraiser
Lot Features	Cleared

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Seven Coves 04
Postal Code	77318

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$575
HOA Fee Frequency	Annually
HOA Name	Seven Coves Marina, Clubhouse Ren
Fee Includes	Clubhouse

Taxes, Terms & Disclosures

Tax Annual Amount	$4,052 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.51%
Parcel #	157235
Legal Description	S862504 - SEVEN COVES 04, BLOCK 11, LOT 11, 12-A
Lease Considered	No

Room Layout

§ 04 · 5 rooms · MLS-supplied

Main level · 2

Dining Room	11.6x10
Office	22.3 x 12.11

Second level · 3

Primary Bedroom	16.7 x 11.6
Bedroom	12x13.3
Bedroom	13.1x12.9

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

$1,953

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,615 Property tax$338 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,953

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 Marina, Clubhouse Ren Management co.— Website— Phone— Cert on filepending

Fee includes

Clubhouse

● Community amenities

park

· 0.6mi
Ayers Island · 1.7mi
Ayers Island · 1.7mi

grocery

· 0.8mi
· 1.8mi
· 1.9mi

veterinary

North Pines Animal Hospital · 1.8mi
Spring Hill Animal Hospital · 3.9mi
Spring Hill Animal Hospital: Curtis Shauna R DVM · 3.9mi

gym

Lion’s Den Fitness · 1.8mi
April Sound Country Club · 3.7mi
Woodland Hills Fitness Center · 3.8mi

post_office

Lone Star Post, Pack and Parcel · 1.8mi
USPS Collection Box · 3.9mi
United States Postal Service · 5.0mi

police_station

Montgomery County Sheriff - District 5 Patrol · 2.6mi
Willis Police Department · 5.3mi
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 $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

Seven Coves 04

TIER: SUBDIVISION

Subdivision name (MLS)Seven Coves 04 City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision174 Active now1 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

1990s 1

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

7083 Gentle Breeze Drive, Willis, TX 77318

Montgomery County · 30.41°N, 95.57°W

park

—

0.6 mi · 5 within 2 mi

grocery

—

0.8 mi · 3 within 2 mi

veterinary

North Pines Animal Hospital

1.8 mi · 1 within 2 mi

gym

Lion’s Den Fitness

1.8 mi · 1 within 2 mi

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