Schools

§ 03

District

Willis ISD

Elementary	JAMES STREET ELEMENTARY SCHOOL	N/R
Middle	LINCOLN JUNIOR HIGH SCHOOL	N/R
High	COLDSPRING-OAKHURST HIGH SCHOOL	N/R

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

Don't miss this incredible opportunity to own just under 2.5 acres in beautiful Capital Creek Ranch! This gorgeous wooded homesite backs to a private pond, offering a peaceful setting with privacy and natural beauty. Bring your own builder and create the home you've always envisioned. The property features underground electricity, public water, and high-speed internet, giving you modern conveniences while enjoying country living. Enjoy quick access to I-45, with an ideal location between Lake Conroe and Lake Livingston. Planned community amenities include three scenic lakes, a fishing pier, a lakeside family center, and walking trails (per the developer). Additional community highlights include concrete roads, underground utilities, and a low tax rate. Just minutes from Sam Houston National Forest, Lake Conroe, and Lake Livingston, this property offers the perfect blend of peaceful living and convenient access to outdoor recreation.

Features

§ 02

Interior

Not provided

Exterior & lot

Greenbelt
Subdivision
Views
Waterfront

Community

Lake
Water

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Waterfront	Yes
Waterfront Features	Waterfront
View	Yes
View Type	Lake, Water

Lot

Lot Size (acres)	2.4700
Lot Size Source	Appraiser
Lot Features	Greenbelt, Subdivision, Views, Waterfront

Location

County	San Jacinto
MLS Area Major	64
MLS Area Minor	Coldspring/South San Jacinto County
Subdivision	Capital Creek Ranch
Postal Code	77378

Utilities

Water Source

Public

HOA / Association

HOA	Yes
HOA Fee	$750
HOA Fee Frequency	Annually
HOA Name	CCR Property Owners Association

Taxes, Terms & Disclosures

Tax Annual Amount	$2,397
Tax Year	2025
Tax Rate (est.)	1.08%
Parcel #	138728
Legal Description	CAPITAL CREEK RANCH SEC 1, BLOCK 4, LOT 2, ACRES 2.47
Disclosures	Municipal Utility District Disclosure

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

Tax breakdown not availableWe could not resolve the taxing jurisdictions for this listing. We will enrich this when the county tax roll loads.

HOA & Community

§ 05

● HOA details

$750

ANNUALLY

Association nameCCR Property Owners Association Management co.— Website— Phone— Cert on filepending

● Community amenities

No curated amenity map yet for this subdivision.

Broadband & Connectivity

§ 06

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

Environmental Risk

§ 08

X

FEMA Zone

Zone X · Minimal risk

Outside 100-year and 500-year floodplains. No flood insurance required by lender.

PANEL 48407C SFHA NO SOURCE 48407C_BASE6

🌡 Heat days >95°F

57 days/yr above 95°F

Plus 12 days above 100°F. NOAA station records, 2016-2025 average.

🌵 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

No comps within 0.5 mi in the last 90 daysExpand the search radius via the "Full report" CTA.

Subdivision & Master Plan

§ 10

● Master plan

Capital Creek Ranch

TIER: SUBDIVISION

Subdivision name (MLS)Capital Creek Ranch City · ZIPWillis · 77378 CountySan Jacinto Listings in subdivision10 Active now6 Sold (last 12 mo)5 Curated amenities0

● Year-built distribution

2025s 1

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department

· Willis

Distance

0.5 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48407200107 · ACS 2023

Median HH income

$80,238

ACS 2023

Median home value

$162,500

Census self-report

Owner-occupied

81%

1,456 housing units

Bachelor's+

25%

Adults 25+

Median age

50.8

Population 2,846

Work from home

—

of commuters

Commute 45min+

28%

of commuters

Below poverty

3.1%

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 2 Block 4 Winters Vista Drive, Willis, TX 77378

San Jacinto County · 30.51°N, 95.28°W

No curated amenities within 2 mi yet.

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