Schools

§ 03

District

Elementary	GISD OPEN ENROLL	N/R
Middle	GISD OPEN ENROLL	N/R
High	BALL H S CCMR 75% · Grad 96%	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

Can’t find the perfect beach home? Build your own on this incredible Lot with endless possibilities! Located in the desirable Sandy Shores addition, this property offers direct beach access and sits right on the slough. Enjoy beautiful beach views while being just minutes from The Big Store, Stingaree Restaurant, and Margaritaville. One of the last available lots with a beach view—don’t miss your chance to build the coastal retreat of your dreams today!

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Level
Subdivision
Views

Community

Water

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Waterfront Features	Beach Front
View	Yes
View Type	Water

Lot

Lot Features

Cleared, Level, Subdivision, Views

Location

County	Galveston
MLS Area Major	33
MLS Area Minor	Crystal Beach
Subdivision	SANDY SHORES
Postal Code	77650

Utilities

Water Source	Public
Sewer	Public Sewer

Taxes, Terms & Disclosures

Parcel #	6285-0000-0115-000
Legal Description	ABST 65 PAGE 7 LOT 115 SANDY SHORES
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

$891

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$751 Property tax$140 Homeowners insuranceTBD

Subtotal (P&I + Tax) $891

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

1.3466%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

0.84%

→ stable

City

—

→ stable

County

0.32%

→ stable

Other districts

0.18%

→ stable

HOA & Community

§ 05

● HOA details

—

ANNUAL

Association name— Management co.— Website— Phone— Cert on filepending

● Community amenities

bank

Texas First Bank ATM · 0.4mi
Neches Federal Credit Union · 0.4mi
Neches go Atm · 0.4mi

restaurant

Tia Juanita's Fish Camp · 0.7mi
Stingaree · 1.5mi
Salty Bovine Pit House · 1.9mi

gym

Sweat Fitness · 0.7mi

post_office

United States Postal Service · 1.2mi
United States Postal Service · 9.7mi

grocery

Swede's Quick Stop · 1.7mi
TJ's Discount Groceries · 2.7mi

park

· 5.3mi

Broadband & Connectivity

§ 06

Broadband not mappedWe have not yet resolved FCC provider data for this block.

Environmental Risk

§ 08

V

FEMA Zone

Zone VE · Coastal High Hazard

Coastal wave-action hazard zone. Flood insurance required.

PANEL 48167C BASE FLOOD ELEV. 16.0 FT SFHA YES SOURCE 48167C_STUDY1

🌡 Heat days >95°F

6 days/yr above 95°F

Plus 0 days above 100°F. NOAA station records, 2016-2025 average.

💨 30-day air quality

AQI 44 · Good

Average daily AQI for the 30 days ending 2026-02-28. EPA AQS county monitors. Higher = worse.

🌵 Drought (current)

D1 · Moderate

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 $326/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

Sandy Shores

TIER: SUBDIVISION

Subdivision name (MLS)Sandy Shores City · ZIPCrystal Beach · 77650 CountyGalveston Listings in subdivision195 Active now2 Sold (last 12 mo)0 Curated amenities16

● Year-built distribution

2020s 1

Fire Protection

§ 11

Nearest station

Crystal Beach Volunteer Fire Department and Emergency Medical Services

· Crystal Beach

Distance

2.2 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48167723900 · ACS 2023

Median HH income

$71,970

ACS 2023

Median home value

$316,400

Census self-report

Owner-occupied

43%

3,275 housing units

Bachelor's+

13%

Adults 25+

Median age

62.6

Population 2,995

Work from home

9%

of commuters

Commute 45min+

38%

of commuters

Below poverty

11.0%

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

946 SUE Drive, Crystal Beach, TX 77650

Galveston County · 29.47°N, 94.60°W

bank

Texas First Bank ATM

0.4 mi · 5 within 2 mi

restaurant

Tia Juanita's Fish Camp

0.7 mi · 3 within 2 mi

gym

Sweat Fitness

0.7 mi · 1 within 2 mi

post_office

United States Postal Service

1.2 mi · 1 within 2 mi

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