Schools

§ 03

District

Elementary	EDWARD B CANNAN EL	C
Middle	ROBERT P BRABHAM MIDDLE	C
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

El terreno contiguo también está disponible con el mismo precio y las mismas condiciones. ¡Gran oportunidad para inversionistas! Propiedad en venta por debajo del valor de tasación (appraised value), ideal para inversión o para construir en el futuro.

The adjacent lot is also available under the same price and terms. Great opportunity for investors! Property is being sold below appraised value, making this an excellent investment opportunity or future building site.

Features

§ 02

Interior

Not provided

Exterior & lot

Interior Lot
None
Rolling Slope
Wooded

Community

Boat Ramp
Picnic Area
Park
Style: Patio Home

Property Details

§ 03 · Full MLS record

Property

Property Type	Land
Architectural Style	Patio Home

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	0.2410
Lot Size Source	Appraiser
Lot Features	Interior Lot, None, Rolling Slope, Wooded

Location

County	Montgomery
MLS Area Major	19
MLS Area Minor	Willis Area
Subdivision	Royal Forest
Road Surface	Asphalt
Postal Code	77303

HOA / Association

HOA	Yes
HOA Fee	$400
HOA Fee Frequency	Annually
HOA Name	Royal Forest Colony Club
Amenities	Boat Ramp, Picnic Area, Park

Taxes, Terms & Disclosures

Parcel #	8470-00-08320
Legal Description	Royal Forest 01, Block 10 Lot 79-C
Listing Terms	Cash, Investor Financing, Owner May Carry
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

$118

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$96 Property tax$22 Homeowners insuranceTBD

Subtotal (P&I + Tax) $118

Yearly HOA fee $400

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

1.6652%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

HOA & Community

§ 05

● HOA details

$400

ANNUALLY

Association nameRoyal Forest Colony Club Management co.— Website— Phone— Cert on filepending

● Community amenities

park

Royal Forest Playground · 0.3mi
Royal Forest Community Area · 0.4mi
· 2.9mi

gym

Throwing Fitness Inc. · 1.7mi
Majestic Youth Sports Center · 1.6mi
Anytime Fitness · 5.3mi

grocery

· 2.1mi
· 2.1mi
· 3.7mi

bank

Athena Bitcoin ATM · 2.1mi
Athena Bitcoin ATM · 5.3mi
Prince's Country Store & Cafe · 5.1mi

gas_station

Shell · 3.8mi

restaurant

Church's Chicken · 4.1mi
Los Pericos · 4.1mi
Pizza Shack · 4.3mi

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 2026-09-15.

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

Royal Forest

TIER: SUBDIVISION

Subdivision name (MLS)Royal Forest City · ZIPConroe · 77303 CountyMontgomery Listings in subdivision701 Active now20 Sold (last 12 mo)5 Curated amenities60

● Year-built distribution

2000s 1 2005s 3 2020s 4 2025s 4

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 95

· Conroe

Distance

1.8 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

Lot 79-C Royal Lake Drive, Willis, TX 77303

Montgomery County · 30.42°N, 95.40°W

park

Royal Forest Playground

0.3 mi · 2 within 2 mi

gym

Majestic Youth Sports Center

1.6 mi · 2 within 2 mi

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