Schools

§ 03

District

Elementary	PARMLEY 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

Two lots being sold together on Frontier Rd in Frontier Lakes subdivision just east of Willis, TX. Lots have been cleared and have had some dirt brought in. Two lots next door are for sale. Build your dream home, build some investment properties, enjoy the neighborhood lake!!

Features

§ 02

Interior

Not provided

Exterior & lot

Interior 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)	0.1434
Lot Size Source	Appraiser
Lot Features	Interior Lot, Open Lot

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Frontier Lakes
Postal Code	77378

Utilities

Water Source

Public

HOA / Association

HOA	Yes
HOA Fee	$180
HOA Fee Frequency	Annually
HOA Name	Frontier Lakes POA

Taxes, Terms & Disclosures

Tax Annual Amount	$522
Tax Year	2025
Tax Rate (est.)	1.61%
Parcel #	91455-1
Legal Description	FRONTIER LAKES 01, BLOCK 6, LOT 17,18
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

$239

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$195 Property tax$44 Homeowners insuranceTBD

Subtotal (P&I + Tax) $239

Yearly HOA fee $180

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

$180

ANNUALLY

Association nameFrontier Lakes POA Management co.— Website— Phone(936) 521-6900 Cert on filetx_comptroller

● Community amenities

park

· 1.2mi
· 1.3mi
Charles Traylor Memorial Park · 1.6mi

gas_station

Shell · 1.8mi

bank

Circle K ATM · 1.8mi
Circle K ATM · 1.9mi
First National Bank Texas · 3.0mi

grocery

Circle K · 1.9mi
Circle K · 1.9mi
· 2.3mi

place_of_worship

Pleasant Rose Baptist Church · 2.1mi
Pleasant Rose Baptist Church · 2.1mi
New Hope Church · 3.0mi

post_office

United States Postal Service · 2.2mi
United States Postal Service · 2.3mi
Lone Star Post, Pack and Parcel · 6.7mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Frontier

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Tachus Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

1,200 / 35 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

1,000 / 35 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 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

+ 6 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

3 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

Frontier Lakes

TIER: SUBDIVISION

Subdivision name (MLS)Frontier Lakes City · ZIPWillis · 77378 CountyMontgomery Listings in subdivision307 Active now10 Sold (last 12 mo)6 Curated amenities60

● Year-built distribution

2015s 3 2025s 2

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department

· Willis

Distance

2.7 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694106 · ACS 2023

Median HH income

$80,590

ACS 2023

Median home value

$214,400

Census self-report

Owner-occupied

74%

1,806 housing units

Bachelor's+

27%

Adults 25+

Median age

27.3

Population 6,047

Work from home

14%

of commuters

Commute 45min+

28%

of commuters

Below poverty

23.7%

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 17, 18 Frontier Rd, Willis, TX 77378

Montgomery County · 30.45°N, 95.46°W

park

—

1.2 mi · 4 within 2 mi

gas_station

Shell

1.8 mi · 1 within 2 mi

bank

Circle K ATM

1.8 mi · 2 within 2 mi

grocery

Circle K

1.9 mi · 2 within 2 mi

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