Schools

§ 03

District

Elementary	BENTLEY EL	A
Middle	BRISCOE JH	A
High	FOSTER H S CCMR 95% · Grad 97%	A

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

Build your dream home on this exceptional 1-acre homesite in the gated Whispering Oaks community. Nestled on a quiet cul-de-sac with no rear neighbors, this premium lot offers scenic surroundings, private lakes, mature landscaping, and a peaceful country setting just minutes from shopping, dining, Westpark Tollway, and Grand Parkway. Enjoy low taxes, no MUD tax, utilities available, and zoning to highly rated schools. Buyer to independently verify all information.

Features

§ 02

Interior

Not provided

Exterior & lot

Other

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	1.0031
Lot Size Source	Appraiser
Lot Features	Other

Location

County	Fort Bend
MLS Area Major	30
MLS Area Minor	Fort Bend County North/Richmond
Subdivision	Whispering Oaks
Postal Code	77406

HOA / Association

HOA	Yes
HOA Fee	$1,575
HOA Fee Frequency	Annually
HOA Name	Montage Community Service
Fee Includes	Other

Taxes, Terms & Disclosures

Tax Annual Amount	$4,761 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.44%
Parcel #	8941-00-004-0160-901
Legal Description	WHISPERING OAKS, BLOCK 4, LOT 16
Disclosures	Other

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

$2,379

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,982 Property tax$397 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,379

Yearly HOA fee $1,575

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

1.6655%

ALL 4 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

—

→ stable

City

—

→ stable

County

—

→ stable

Other districts

1.67%

→ stable

HOA & Community

§ 05

● HOA details

$1,575

ANNUALLY

Association nameMontage Community Service Management co.Goodwin Websitevisit Phone(713) 777-5915 Cert on filetx_comptroller

Fee includes

Other

● Community amenities

park

· 0.2mi
Sunshine Park · 0.4mi
· 0.6mi

police_station

Memorial Villages Police Department · 0.3mi
League City Police Department · 0.7mi
Shenandoah Police Department · 3.2mi

place_of_worship

Memorial Drive Lutheran Church · 0.4mi
Concord Missionary Baptist Church · 0.5mi
Spring Green Church · 1.4mi

gym

ReformHer Pilates · 0.5mi
· 1.1mi
Stars Vipers Cheer and Tumbling Katy · 1.5mi

restaurant

La Inda Bonita · 0.5mi
Empire Turkish Grill · 0.7mi
McDonald's · 0.9mi

library

Helen Hall Public Library · 0.5mi
Spring Branch Memorial Branch Library · 2.4mi
· 4.2mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Hotwire Communications

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Astound Broadband

1,500 / 1,500 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

Unlicensed Fixed Wireless

Skynet

100 / 50 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 48157C SFHA NO SOURCE 48157C_STUDY1

🌡 Heat days >95°F

72 days/yr above 95°F

Plus 24 days above 100°F. NOAA station records, 2016-2025 average.

🌵 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

2 comparable sales nearbyAddress-level sold detail is available to registered users. Reach out to Allen for the full comparable-sales report.

Subdivision & Master Plan

§ 10

● Master plan

Whispering Oaks

TIER: SUBDIVISION

Subdivision name (MLS)Whispering Oaks City · ZIPRichmond · 77406 CountyFort Bend Listings in subdivision342 Active now11 Sold (last 12 mo)9 Curated amenities60

● Year-built distribution

1970s 1 2015s 1

Fire Protection

§ 11

Nearest station

Fulshear-Simonton Fire Department #3

Distance

2.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48157673300 · ACS 2023

Median HH income

$204,214

ACS 2023

Median home value

$631,500

Census self-report

Owner-occupied

98%

3,128 housing units

Bachelor's+

57%

Adults 25+

Median age

48.2

Population 9,328

Work from home

25%

of commuters

Commute 45min+

26%

of commuters

Below poverty

2.6%

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

8402 Lofty Pines, Richmond, TX 77406

Fort Bend County · 29.65°N, 95.83°W

park

—

0.2 mi · 7 within 2 mi

police_station

Memorial Villages Police Department

0.3 mi · 1 within 2 mi

place_of_worship

Memorial Drive Lutheran Church

0.4 mi · 3 within 2 mi

gym

ReformHer Pilates

0.5 mi · 1 within 2 mi

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