Schools

§ 03

District

Elementary	MONTGOMERY EL	B
Middle	MONTGOMERY J H	C
High	MONTGOMERY H S CCMR 85% · Grad 98%	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 the perfect blend of privacy and natural beauty on this 2.58-acre property in the exclusive gated community of Royal Ranch. With only 13 lots, this secluded neighborhood offers mature red and white oak trees for natural coverage and privacy. The cleared and graded land is ready for your dream home. Enjoy a private half-acre pond stocked with red ear, bluegill perch, and prized Camelot Bell bass, perfect for fishing or relaxing by the water. Local wildlife, including deer, adds to the peaceful setting. Located minutes from downtown Montgomery’s shops, dining, and events, plus a short drive to Margaritaville Lake Resort on Lake Conroe. Zoned to sought-after Montgomery ISD, this property is the ideal canvas for your custom-built estate or weekend retreat. Schedule a tour today to explore this rare opportunity!

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Waterfront

Community

Controlled Access

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Waterfront	Yes
Waterfront Features	Pond, Waterfront

Lot

Lot Size (acres)	2.5800
Lot Size Source	Appraiser
Lot Features	Cleared, Waterfront

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Montgomery County Northwest
Subdivision	Zachariah Landrum Surv Abs
Road Surface	Concrete
Postal Code	77316

Utilities

Water Source	None
Sewer	None

HOA / Association

Amenities

Controlled Access

Taxes, Terms & Disclosures

Tax Annual Amount	$1,667
Tax Year	2025
Tax Rate (est.)	0.63%
Parcel #	0022-00-00206
Legal Description	A0022 - LANDRUM ZACHARIAS, TRACT 2-K, ACRES 2.58
Listing Terms	Cash, Conventional
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

$1,730

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,591 Property tax$139 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,730

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

1.6155%

ALL 4 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.09%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.15%

→ stable

HOA & Community

§ 05

● HOA details

—

ANNUAL

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

● Community amenities

place_of_worship

Saint Beulah Church · 1.4mi

gas_station

Shell · 2.7mi

grocery

Fuel Maxx · 2.7mi

pharmacy

Brookshire Brothers Pharmacy · 3.3mi

hospital_er

The Emergency Center at Conroe · 14.8mi

hospital

The Emergency Center at Conroe · 14.8mi

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

MidSouth Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

1,000 / 1,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

+ 4 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

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

Zachariah Landrum Surv Abs

TIER: SUBDIVISION

Subdivision name (MLS)Zachariah Landrum Surv Abs City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision4 Active now1 Sold (last 12 mo)0 Curated amenities7

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

MCESD #2

Distance

2.7 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694602 · ACS 2023

Median HH income

$92,500

ACS 2023

Median home value

$363,900

Census self-report

Owner-occupied

92%

700 housing units

Bachelor's+

39%

Adults 25+

Median age

45.5

Population 1,770

Work from home

12%

of commuters

Commute 45min+

16%

of commuters

Below poverty

12.0%

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

Lot 13 Spring Branch Road, Montgomery, TX 77316

Montgomery County · 30.35°N, 95.73°W

place_of_worship

Saint Beulah Church

1.4 mi · 1 within 2 mi

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