Schools

§ 03

District

Elementary	EDDIE RUTH LAGWAY EL	A
Middle	HOMER CALFEE MIDDLE	N/R
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

You can purchase the lots and/or the house next door (9745 Twin Shore) separately or together. Please verify restrictions and utilities. A copy of the survey is available.

The lot is located in the desirable Twin Shores subdivision near Lake Conroe. Lot # 95. Walking distance to the lake. Lot is clear ready to build your dream home.

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Open Lot
Split Possible
Fenced

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Fencing

Fenced

Lot

Lot Size (acres)	0.4982
Lot Size Source	NotAvailable
Lot Features	Cleared, Open Lot, Split Possible

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Twin Shores 01
Road Surface	Concrete
Postal Code	77318

Utilities

Water Source	Public
Sewer	Public Sewer

Taxes, Terms & Disclosures

Tax Annual Amount	$9,267
Tax Year	2026
Tax Rate (est.)	9.27%
Parcel #	171763
Legal Description	TWIN SHORES 01, LOT 95, 96
Listing Terms	Cash, Conventional, FHA, Investor Financing, Texas Vet, Usda Loan, Va Loan
Disclosures	Other

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.6100

TOTAL TAX RATE · PER $100 ASSESSED · 2025

JurisdictionFar Hills Utility District CountyMontgomery TCEQ District ID3023000 Bonded indebtedness$35,200,000 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 0.6100 Resolved MUD jurisdiction Far Hills Utility District Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$1,372

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$600 Property tax$772 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,372

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 · 5-year history

2.2752%

ALL 6 TAXING DISTRICTS · 2025 BILL

20212022202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.86%

→ stable

YearM&OI&STotal MUD rate

2021 0.3450 0.3250 0.6700

2022 0.2850 0.3550 0.6400

2023 0.3200 0.3200 0.6400

2024 0.3180 0.3200 0.6380

2025 0.3150 0.2950 0.6100

HOA & Community

§ 05

● HOA details

$250

ANNUALLY

Association nameTwin Shores POA Management co.— Website— Phone— Cert on filemls-trestle

● Community amenities

park

Ayers Island · 0.7mi
Ayers Island · 0.7mi
· 1.3mi

grocery

· 1.7mi
Quik Mart · 2.7mi
· 2.9mi

restaurant

Papa’s On The Lake · 2.6mi
Rudy's Bar-B-Q · 2.7mi
Conroe Lake House · 2.7mi

gas_station

Exxon · 2.7mi

daycare

Children’s Universe of Lake Conroe · 2.7mi
Kid's World Learning Center · 3.7mi
A Touch Of Love ChildCare · 4.5mi

place_of_worship

Living Branch Church · 2.7mi
Lake Church · 4.3mi
First Baptist Church Willis · 4.3mi

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

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

GSO Satellite

Viasat Inc

100 / 3 Mbps

GSO Satellite

HughesNet

100 / 5 Mbps

Licensed Fixed Wireless

T-Mobile

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 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

1 comparable sale 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

Twin Shores 01

TIER: SUBDIVISION

Subdivision name (MLS)Twin Shores 01 City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision169 Active now10 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

1990s 1 1995s 2

Fire Protection

§ 11

Nearest station

Fire Station 7

· Conroe

Distance

1.6 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694207 · ACS 2023

Median HH income

$132,303

ACS 2023

Median home value

$495,500

Census self-report

Owner-occupied

94%

397 housing units

Bachelor's+

50%

Adults 25+

Median age

57.4

Population 887

Work from home

24%

of commuters

Commute 45min+

4%

of commuters

Below poverty

1.6%

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

9755 Twin Shores Drive, Willis, TX 77318

Montgomery County · 30.38°N, 95.56°W

park

Ayers Island

0.7 mi · 4 within 2 mi

grocery

—

1.7 mi · 1 within 2 mi

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