Schools

§ 03

District

Elementary	BUFFALO CREEK EL	F
Middle	SPRING WOODS MIDDLE	C
High	SPRING WOODS H S CCMR 61% · Grad 87%	C

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

Exceptional development opportunity in Spring Branch. This 19,620-sq-ft lot includes plans and civil engineering work for an 8-unit residential project, available upon request with a signed confidentiality agreement. Arquitect approval is required for any plan transfer. Offering a strong start for builders and investors. Situated one block from Blalock Rd. and Hammerly Blvd., the location provides convenient access to I-10, Hwy 290, and Beltway 8. Nearby new construction underscores the area’s ongoing growth and redevelopment. Buyer to independently verify all dimensions, plans, and development requirements.

Features

§ 02

Interior

Not provided

Exterior & lot

Open Lot

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	0.4504
Lot Size Source	Appraiser
Lot Features	Open Lot
Additional Parcels	Yes
Additional Parcel Info	0751250210002,0751250210003

Location

County	Harris
MLS Area Major	24
MLS Area Minor	Spring Branch
Subdivision	Neuen Manor
Road Surface	Asphalt
Postal Code	77080

Utilities

Water Source	Public
Sewer	Public Sewer

Taxes, Terms & Disclosures

Tax Year	2025
Parcel #	NA
Legal Description	Lot 1-8 Block 1 Nauen Manor 22nd PAR R/P and RES A & B BLK 1
Listing Terms	Cash, Conventional, Investor Financing, Other
Disclosures	None

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

$3,963

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,963 Property taxNot available Homeowners insuranceTBD

Subtotal (P&I only — tax not available) $3,963

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

1.02%

→ stable

City

0.52%

→ stable

County

0.38%

→ stable

HOA & Community

§ 05

● HOA details

$220

ANNUALLY

Association nameNeuen Manor Community Association Inc Management co.— Website— Phone— Cert on filehoa.texas.gov;tx_comptroller

● Community amenities

park

Bauer Pocket Park · 0.1mi
Bauer Pocket Park · 0.1mi
· 0.1mi

pharmacy

Walgreens · 0.1mi
Walgreens · 0.2mi
Walgreens · 0.2mi

coffee

Cambrian Coffee · 0.2mi
Buzz N Bites · 1.0mi

restaurant

Subway · 0.2mi
Subway · 0.2mi
Cambrian Coffee · 0.3mi

grocery

Seller's Brothers · 0.2mi
Seller's Brothers · 0.2mi
Stop-N-In · 0.3mi

place_of_worship

Westside Baptist Church · 0.2mi
Westside Baptist Church · 0.2mi
Iglesia Evangelica Cedros de Libano · 0.4mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

1,000 / 75 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

Licensed Fixed Wireless

T-Mobile

100 / 20 Mbps

● LOW LATENCY

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

Copper

AT&T

100 / 20 Mbps

● LOW LATENCY

+ 2 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 48201C SFHA NO SOURCE 48201C_STUDY1

🌡 Heat days >95°F

72 days/yr above 95°F

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

💨 30-day air quality

AQI 48 · Good

Average daily AQI for the 30 days ending 2026-04-01. 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 $186/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

Neuen Manor

TIER: SUBDIVISION

Subdivision name (MLS)Neuen Manor City · ZIPHouston · 77080 CountyHarris Listings in subdivision362 Active now16 Sold (last 12 mo)4 Curated amenities60

● Year-built distribution

1985s 1 2020s 13 2025s 1

Fire Protection

§ 11

Nearest station

Houston Fire Department Station 5

Distance

1.0 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48201521202 · ACS 2023

Median HH income

$56,289

ACS 2023

Median home value

$328,300

Census self-report

Owner-occupied

46%

1,378 housing units

Bachelor's+

44%

Adults 25+

Median age

37.5

Population 3,306

Work from home

15%

of commuters

Commute 45min+

9%

of commuters

Below poverty

24.3%

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

9426 Montridge Drive, Houston, TX 77080

Harris County · 29.81°N, 95.52°W

park

Bauer Pocket Park

0.1 mi · 4 within 2 mi

pharmacy

Walgreens

0.1 mi · 8 within 2 mi

coffee

Cambrian Coffee

0.2 mi · 1 within 2 mi

restaurant

Subway

0.2 mi · 3 within 2 mi

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