Schools

§ 03

District

Elementary	TURNER EL	A
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

Welcome home to 709 Roaring Falls Dr in Willis! This inviting 4-bedroom, 2-bath home offers just under 1,700 sq. ft. of comfortable living space with a functional layout designed for everyday living and entertaining. The spacious living area flows nicely into the kitchen and dining spaces, creating a warm atmosphere for family and guests. With plenty of room to make it your own, this home is ready for its next chapter. Come take a look and see why 709 Roaring Falls Dr could be the perfect place to call home!

Features

§ 02

Interior

All Bedrooms Down
Walk In Closets
Dishwasher
Gas Oven
Gas Range
Microwave
Heat: Central
Heat: Gas
Cool: Central Air
Cool: Electric

Exterior & lot

Subdivision
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2023
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,631 sq ft
Living Area Source	Appraiser
Building Area Total	1,631 sq ft
Foundation	Slab
Construction	Brick, Cement Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	7

Interior

Interior Features	All Bedrooms Down, Walk In Closets
Appliances	Dishwasher, Gas Oven, Gas Range, Microwave

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.1208
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Conroe Northeast
Subdivision	Moran Ranch
Postal Code	77378

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$800
HOA Fee Frequency	Annually
HOA Name	King Property Management

Taxes, Terms & Disclosures

Tax Annual Amount	$8,565
Tax Year	2026
Tax Rate (est.)	3.11%
Parcel #	541428
Legal Description	S729200 - MORAN RANCH 01, BLOCK 2, LOT 23
Lease Considered	No

Room Layout

§ 04 · 7 rooms · MLS-supplied

Main level · 7

Kitchen	14x10
Family Room	14x15
Dining Room	14x14
Primary Bedroom	14x11
Bedroom	10x10
Bedroom	10x10
Bedroom	10x11

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.7100

TOTAL TAX RATE · PER $100 ASSESSED · 2021

JurisdictionMontgomery County MUD 176 CountyMontgomery TCEQ District ID5857681 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 1.1500 Resolved MUD jurisdiction Montgomery County MUD 176 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$2,365

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,651 Property tax$714 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,365

Yearly HOA fee $800

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

3.3670%

ALL 7 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

1.15%

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.81%

→ stable

HOA & Community

§ 05

● HOA details

$800

ANNUALLY

Association nameKing Property Management Management co.— Websitevisit Phone(281) 223-1602 Cert on filehoa.texas.gov

● Community amenities

restaurant

Los Pericos · 0.4mi
Los Pericos · 0.4mi
Taco Bell · 0.5mi

grocery

Willis Supermarket · 0.4mi
Willis Supermarket · 0.5mi
H-E-B · 0.5mi

pharmacy

H-E-B Pharmacy · 0.5mi
H-E-B Pharmacy · 0.6mi
Walgreens · 0.9mi

bank

Woodforest National Bank · 0.5mi
Chase Bank · 0.8mi
Chase Bank · 1.0mi

library

R.F. Meador Branch Library · 0.5mi
R.F. Meador Branch Library · 0.6mi

urgent_care

Memorial Hermann-GoHealth Urgent Care · 0.5mi
Memorial Hermann-GoHealth Urgent Care · 0.7mi
Memerial Hermann CoHealth Urgent Care · 24.1mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Tachus Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Frontier

5,000 / 5,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Fiber to the Premises

Centric Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

LBR Fixed Wireless

Nextlink

500 / 100 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 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 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 $158/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

Moran Ranch

TIER: SUBDIVISION

Subdivision name (MLS)Moran Ranch City · ZIPWillis · 77378 CountyMontgomery Listings in subdivision548 Active now49 Sold (last 12 mo)62 Curated amenities60

● Year-built distribution

2020s 9 2025s 40

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department

· Willis

Distance

0.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694105 · ACS 2023

Median HH income

$61,678

ACS 2023

Median home value

$109,600

Census self-report

Owner-occupied

58%

2,217 housing units

Bachelor's+

11%

Adults 25+

Median age

47.7

Population 5,037

Work from home

9%

of commuters

Commute 45min+

9%

of commuters

Below poverty

14.9%

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

709 Roaring Falls Drive, Willis, TX 77378

Montgomery County · 30.42°N, 95.49°W

restaurant

Los Pericos

0.4 mi · 6 within 2 mi

grocery

Willis Supermarket

0.4 mi · 6 within 2 mi

pharmacy

H-E-B Pharmacy

0.5 mi · 2 within 2 mi

bank

Woodforest National Bank

0.5 mi · 2 within 2 mi

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