Schools

§ 03

District

Elementary	EDWARD B CANNAN EL	C
Middle	LYNN LUCAS MIDDLE	D
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

Discover country living in Rose Hill Estates in Willis, TX! This stunning 3-bedroom, 2.5-bath home offers 2,482 sq. ft. on a spacious 1-acre homesite with a 3-car tandem garage. The inviting entry opens to an elegant dining area and chef-inspired kitchen featuring 42" cabinets, quartz countertops, designer backsplash, stainless steel built-in appliances, and a gas cooktop. The open-concept family room is perfect for entertaining! Enjoy laminate wood flooring throughout with carpet only in the bedrooms. The luxurious primary suite features high ceilings, dual vanities, an oversized shower, and a walk-in closet. Additional upgrades include an extended covered patio, sprinkler system, propane, USB/media outlets, and a 3-car tandem garage with 8-ft-tall front and rear garage doors for convenient backyard access. Ideally located near I-45, Lake Conroe, and The Woodlands. Don't miss your chance to own a beautiful new home on 1 acre! Schedule your private tour today!

Features

§ 02

Interior

All Bedrooms Down
Crown Molding
Double Vanity
En Suite Bathroom
High Ceilings
Kitchen Island
Kitchen Family Room Combo
Bath In Primary Bedroom
Main Level Primary
Pantry
Solid Surface Counters
Soaking Tub
Separate Shower
Tub Shower
Walk In Closets
Ceiling Fans
Dishwasher
Electric Oven

Exterior & lot

Covered Patio
Irrigation Sprinklers
Porch
Patio
Private Yard
Subdivision
Covered
Deck
Roof: Composition
Foundation: Slab
Attached
Garage
Oversized
Tandem

Community

Smoke Detectors
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2026
Year Built Source	Builder
New Construction	Yes
Property Condition	Under Construction
Builder Name	KENDALL HOMES

Building

Stories	1
Levels	One
Living Area	2,482 sq ft
Living Area Source	Builder
Building Area Total	2,482 sq ft
Foundation	Slab
Construction	Brick, Cement Siding, Stone
Roof	Composition

Rooms & Baths

Bedrooms	3
Bathrooms (total)	3
Bathrooms Full	2
Bathrooms Half	1
Rooms Total	9
Fireplaces	1
Fireplace Features	Gas

Interior

Interior Features	All Bedrooms Down, Crown Molding, Double Vanity, En Suite Bathroom, High Ceilings, Kitchen Island, Kitchen Family Room Combo, Bath In Primary Bedroom, Main Level Primary, Pantry, Solid Surface Counters, Soaking Tub, Separate Shower, Tub Shower, Walk In Closets, Ceiling Fans
Flooring	Carpet, Laminate
Appliances	Dishwasher, Electric Oven, Gas Cooktop, Disposal, Microwave, Energy Star Qualified Appliances
Laundry	Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup
Windows	Low Emissivity Windows
Security	Smoke Detectors

Exterior

Exterior Features	Covered Patio, Irrigation Sprinklers, Porch, Patio, Private Yard
Patio / Porch	Covered, Deck, Patio, Porch
Pool Private	No

Parking & Garage

Garage Spaces	3
Attached Garage	Yes
Parking Features	Attached, Garage, Oversized, Tandem

Lot

Lot Size (sq ft)	46,069
Lot Size (acres)	1.0576
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Rose Hill Estates
Postal Code	77378

Utilities

Heating	Propane
Cooling	Central Air, Electric
Water Source	Public
Sewer	Septic Tank
Energy Efficient	Radiant Attic Barrier, Appliances, Hvac, Windows

HOA / Association

HOA	Yes
HOA Fee	$600
HOA Fee Frequency	Annually
HOA Name	Rose Hill Estates Athena Mgmt Svc

Taxes, Terms & Disclosures

Parcel #	841940
Legal Description	Rose Hill Estates 02 BLK 1 LOT 52
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	None

Room Layout

§ 04 · 9 rooms · MLS-supplied

Main level · 9

Primary Bedroom	17 x 17
Bedroom	11 x 11
Bedroom	12 X 12
Family Room	19 x 17
Dining Room	13 x 13
Office	14 x 13
Kitchen	16 x 12
Breakfast Room Nook	12 x 10
Utility Room	8 x 6

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

$3,495

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,495 Property taxNot available Homeowners insuranceTBD

Subtotal (P&I only — tax not available) $3,495

Yearly HOA fee $600

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

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

HOA & Community

§ 05

● HOA details

$600

ANNUALLY

Association nameRose Hill Estates Athena Mgmt Svc Management co.— Website— Phone— Cert on filemls-trestle

● Community amenities

park

· 1.4mi
Royal Forest Community Area · 1.6mi
Royal Forest Playground · 1.7mi

gym

Majestic Youth Sports Center · 2.6mi
Throwing Fitness Inc. · 3.2mi
Anytime Fitness · 4.6mi

gas_station

Shell · 2.8mi

place_of_worship

Center Hill Church · 2.9mi
Pleasant Rose Baptist Church · 3.0mi
First Baptist Church Willis · 4.4mi

grocery

· 3.1mi
· 3.8mi
7-Eleven · 3.4mi

police_station

Willis Police Department · 3.4mi
Montgomery county sheriffs office · 7.4mi
Conroe ISD Police Department · 7.7mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Tachus Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Frontier

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

LBR Fixed Wireless

Nextlink

500 / 100 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

+ 5 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 2026-10-06.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor.

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

Rose Hill Estates

TIER: SUBDIVISION

Subdivision name (MLS)Rose Hill Estates City · ZIPWillis · 77378 CountyMontgomery Listings in subdivision45 Active now9 Sold (last 12 mo)5 Curated amenities60

● Year-built distribution

2020s 1 2025s 8

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 95

· Conroe

Distance

3.5 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694104 · ACS 2023

Median HH income

$73,616

ACS 2023

Median home value

$215,600

Census self-report

Owner-occupied

81%

1,081 housing units

Bachelor's+

20%

Adults 25+

Median age

43.0

Population 2,564

Work from home

3%

of commuters

Commute 45min+

21%

of commuters

Below poverty

4.4%

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

9865 Rambling Rose Way, Willis, TX 77378

Montgomery County · 30.44°N, 95.43°W

park

—

1.4 mi · 3 within 2 mi

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