Homes for Sale/Montgomery County/Magnolia/Westwood
Active MLS #81186972 · 5 days on market

806 Weeping Willow Way

Magnolia, TX 77354
Subdivision  ·  Westwood
List Price
$449,000
$224/SF · 16.2% above neighborhood median
Beds
4
Baths
2
Sq Ft
2,006
Built
2003
Lot
0.46 ac
Garage
2-car
County
Montgomery
Tax Rate
1.27%

Schools

§ 03
District
Elementary TOM R ELLISOR EL A
Middle BEAR BRANCH J H B
High MAGNOLIA H S CCMR 93% · Grad 97% 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

Recently updated and move-in ready, this beautiful one-story home offers comfort, style and plenty of space on an almost ½-acre lot! Features include a whole-home generator, new roof, new custom blinds, new furnace, 16x12 storage shed, 2-car garage, fresh paint and new carpet. The light and bright kitchen showcases white quartz countertops, new stainless-steel appliances and seamless flow into the breakfast area and cozy living room. The living room features a gas fireplace and abundant natural light from a large window overlooking the backyard. The oversized primary suite offers a vaulted ceiling, dual sinks, vanity area, separate soaking tub and shower, and walk-in closet. Three additional spacious bedrooms are split from the primary and share a full bath with tub/shower combo. Outside, the amazing backyard features mature trees and a huge, covered patio, perfect for entertaining or relaxing. There are endless possibilities for the backyard! Come and see all this home has to offer!

Features

§ 02

Interior

  • All Bedrooms Down
  • Breakfast Bar
  • En Suite Bathroom
  • Full Bath On Main Level
  • Kitchen Family Room Combo
  • Main Level Primary
  • Pantry
  • Quartz Counters
  • Sitting Area In Primary
  • Split Bedrooms
  • Walk In Closets
  • Ceiling Fans
  • Kitchen Dining Combo
  • Living Dining Room
  • Programmable Thermostat
  • Dishwasher
  • Disposal
  • Gas Oven

Exterior & lot

  • Covered Patio
  • Deck
  • Fence
  • Sprinkler Irrigation
  • Porch
  • Patio
  • Private Yard
  • Storage
  • Subdivision
  • Pond On Lot
  • Back Yard
  • Covered
  • Roof: Composition
  • Foundation: Slab
  • Attached
  • Garage
  • Garage Door Opener
  • Oversized

Community

  • Basketball Court
  • Playground
  • Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type Residential
Property Sub Type Detached
Architectural Style Traditional
Year Built 2003
Year Built Source PublicRecords
New Construction No
Builder Name Texas Casador

Building

Stories 1
Levels One
Living Area 2,006 sq ft
Living Area Source Appraiser
Building Area Total 2,006 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 11
Fireplaces 1
Fireplace Features Gas, Gas Log

Interior

Interior Features All Bedrooms Down, Breakfast Bar, En Suite Bathroom, Full Bath On Main Level, Kitchen Family Room Combo, Main Level Primary, Pantry, Quartz Counters, Sitting Area In Primary, Split Bedrooms, Walk In Closets, Ceiling Fans, Kitchen Dining Combo, Living Dining Room, Programmable Thermostat
Flooring Carpet, Tile
Appliances Dishwasher, Disposal, Gas Oven, Gas Range, Oven, Energy Star Qualified Appliances, Refrigerator
Laundry Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup

Exterior

Exterior Features Covered Patio, Deck, Fence, Sprinkler Irrigation, Porch, Patio, Private Yard, Storage
Patio / Porch Covered, Deck, Patio, Porch
Fencing Back Yard
Pool Private No

Parking & Garage

Garage Spaces 2
Attached Garage Yes
Parking Features Attached, Garage, Garage Door Opener, Oversized

Lot

Lot Size (acres) 0.4591
Lot Size Source Appraiser
Lot Features Subdivision, Pond On Lot

Location

County Montgomery
MLS Area Major 15
MLS Area Minor Magnolia/1488 East
Subdivision Westwood
Postal Code 77354

Utilities

Heating Central, Gas
Cooling Central Air, Electric
Water Source Public
Sewer Aerobic Septic
Energy Efficient Appliances, Thermostat

HOA / Association

HOA Yes
HOA Fee $276
HOA Fee Frequency Annually
HOA Name Westwoo LOA
Fee Includes Recreation Facilities
Amenities Basketball Court, Playground

Taxes, Terms & Disclosures

Tax Annual Amount $5,690
Tax Year 2026
Tax Rate (est.) 1.27%
Parcel # 182584
Legal Description WESTWOOD 04, BLOCK 3, LOT 17
Listing Terms Cash, Conventional, FHA, Va Loan
Lease Considered No
Disclosures Other

Room Layout

§ 04 · 11 rooms · MLS-supplied

Main level · 11

Living Room 17x16
Breakfast Room Nook 16x8
Kitchen 17x11
Primary Bedroom 16x14
Primary Bathroom 14x12
Bedroom 12x11
Bedroom 13x11
Bathroom 11x5
Bedroom 13x11
Utility Room 6x6
Porch 17x5

MUD Disclosure (§49.452)

§ 03 · Data moat
● §49.452 Notice
Not in archive
This MUD is not yet in our §49.452 archive. We'll add it on request.

Texas Water Code §49.452 requires districts to publish annual notices with tax rate, bonded indebtedness, and assessed value. Most Harris-area MUDs publish these; a handful managed by Inframark do not.

Request this notice
● 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 not mapped Match confidence

Taxes & Cost of Ownership

§ 04
● Estimated monthly payment
$3,170
30-YR FIXED · ADJUST ASSUMPTIONS BELOW
%
%
Principal & interest$2,696 Property tax$474 Homeowners insuranceTBD
Subtotal (P&I + Tax) $3,170
Yearly HOA fee $276

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
1.5808%
ALL 5 TAXING DISTRICTS · 2025 BILL
202320242025
MUD
→ stable
School
0.96%
→ stable
City
→ stable
County
0.38%
→ stable
Other districts
0.25%
→ stable

HOA & Community

§ 05
● HOA details
$276
ANNUALLY
Association nameWestwoo LOA Management co. Website Phone Cert on filemls-trestle
Fee includes
RecreationFacilities
● Community amenities
grocery
Kroger · 0.1mi
Sunny's Food Store · 0.4mi
ALDI · 0.5mi
restaurant
Little Caesars · 0.1mi
Super La Mexicana · 0.2mi
Hu's Garden · 0.3mi
place_of_worship
Grace Episcopal Church · 0.1mi
Willow Meadows Baptist Church · 0.2mi
Joyful Life Church · 0.8mi
gas_station
Kroger · 0.1mi
Sunny's Food Store · 0.3mi
park
Westover Park Community Pool #2 · 0.1mi
That Duck Park Lake Park · 0.2mi
Westwood Park · 0.4mi
coffee
Starbucks · 0.2mi
Starbucks · 1.1mi

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
Tachus Fiber Internet
5,000 / 5,000 Mbps
● LOW LATENCY
Fiber to the Premises
Fidium Fiber
2,000 / 2,000 Mbps
● LOW LATENCY
Coaxial Cable
Xfinity
2,000 / 250 Mbps
● LOW LATENCY
Fiber to the Premises
Xfinity
1,200 / 35 Mbps
● LOW LATENCY
Coaxial Cable
Spectrum
1,000 / 35 Mbps
● LOW LATENCY
Fiber to the Premises
AT&T
1,000 / 1,000 Mbps
● LOW LATENCY
Coaxial Cable
Optimum
940 / 35 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_STUDY2
🌡 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 $193/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
Westwood
TIER: SUBDIVISION
Subdivision name (MLS)Westwood City · ZIPLeague City · 77573 CountyGalveston Listings in subdivision1,461 Active now24 Sold (last 12 mo)90 Curated amenities60
● Year-built distribution
1995s 4 2000s 4 2005s 3 2010s 1 2015s 4 2020s 6 2025s 1

Fire Protection

§ 11
Nearest station
Magnolia Volunteer Fire Department Station 186
Distance
1.3 mi
Straight-line from listing
ISO rating
Future data point
Avg. response
From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339690501 · ACS 2023
Median HH income
$119,560
ACS 2023
Median home value
$429,200
Census self-report
Owner-occupied
67%
2,113 housing units
Bachelor's+
49%
Adults 25+
Median age
43.0
Population 5,725
Work from home
11%
of commuters
Commute 45min+
13%
of commuters
Below poverty
13.2%
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
806 Weeping Willow Way, Magnolia, TX 77354
Montgomery County · 30.23°N, 95.56°W
grocery
Kroger
0.1 mi · 1 within 2 mi
restaurant
Little Caesars
0.1 mi · 7 within 2 mi
place_of_worship
Grace Episcopal Church
0.1 mi · 1 within 2 mi
gas_station
Kroger
0.1 mi · 1 within 2 mi
Interactive map coming in v0.2 — currently showing schematic placement.
● Listing History
Sep 18, 2026 Listed $449,000 Zach Richmond
Dec 31, 2002 Built
Status change events from HAR MLS (future: full audit trail)
● Disclosures & Attribution
Listed by Zach Richmond · Richmond Realty Group
Data provided by Houston Realtors Information Service (HAR MLS). Information deemed reliable but not guaranteed. All measurements, square footage, and school assignments should be independently verified. HAR MLS content last updated Sep 19, 2026.
MLS# 81186972 · LIST DATE: Sep 18, 2026 · PARCEL: 182584
R
EHO
REALTOR® · Equal Housing Opportunity
HAR.com Copyright © 2026, Houston Realtors Information Service, Inc. Deemed reliable, not guaranteed — independently verify. HARMLS last updated Sep 23, 2026, 11:00 PM CDT. Properties may subsequently be sold or off-market. Equal Housing Opportunity