Schools

§ 03

District

Elementary	EDDIE RUTH LAGWAY EL	A
Middle	HOMER CALFEE MIDDLE	N/R
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

Lake view lot located in the desirable Twin Shores subdivision near Lake Conroe. Lot 48 offers a great opportunity to build your custom home or weekend getaway in a peaceful lake community. Enjoy nearby water access, beautiful surroundings, and convenient proximity to shopping, dining, and I-45. Perfect for those seeking quiet country living with quick access to city amenities. Boat ramp, Marina and park gated area for boat and trailer storage.

lot in established neighborhood

Located near Lake Conroe with community water access

Features

§ 02

Interior

Not provided

Exterior & lot

Interior Lot
Level
Subdivision
Views
Rv Access Parking

Community

Marina
Boat Ramp
Rv Boat Storage
Lake
Water

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Waterfront Features	Boat Ramp Lift Access
View	Yes
View Type	Lake, Water

Parking & Garage

Parking Features

Rv Access Parking

Lot

Lot Size (acres)	0.2089
Lot Size Source	Appraiser
Lot Features	Interior Lot, Level, Subdivision, Views
Additional Parcels	Yes
Additional Parcel Info	93500004800

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Twin Shores 01
Postal Code	77318

Utilities

Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$350
HOA Fee Frequency	Annually
HOA Name	Twin Shores POA
Amenities	Marina, Boat Ramp, Rv Boat Storage

Taxes, Terms & Disclosures

Tax Annual Amount	$782 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.75%
Parcel #	171716
Legal Description	TWIN SHORES 01, LOT 48
Listing Terms	Cash, Conventional
Disclosures	None

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.6100

TOTAL TAX RATE · PER $100 ASSESSED · 2025

JurisdictionFar Hills Utility District CountyMontgomery TCEQ District ID3023000 Bonded indebtedness$35,200,000 Current year rate— FetchedApr 27, 2026

● Verdict unknown

● 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 0.6100 Resolved MUD jurisdiction Far Hills Utility District Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$695

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$630 Property tax$65 Homeowners insuranceTBD

Subtotal (P&I + Tax) $695

Yearly HOA fee $350

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 · 5-year history

2.2752%

ALL 6 TAXING DISTRICTS · 2025 BILL

20212022202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.86%

→ stable

YearM&OI&STotal MUD rate

2021 0.3450 0.3250 0.6700

2022 0.2850 0.3550 0.6400

2023 0.3200 0.3200 0.6400

2024 0.3180 0.3200 0.6380

2025 0.3150 0.2950 0.6100

HOA & Community

§ 05

● HOA details

$350

ANNUALLY

Association nameTwin Shores POA Management co.— Website— Phone— Cert on filemls-trestle

● Community amenities

park

Ayers Island · 0.7mi
Ayers Island · 0.7mi
· 1.3mi

grocery

· 1.7mi
Quik Mart · 2.7mi
· 2.9mi

restaurant

Papa’s On The Lake · 2.6mi
Rudy's Bar-B-Q · 2.7mi
Conroe Lake House · 2.7mi

gas_station

Exxon · 2.7mi

daycare

Children’s Universe of Lake Conroe · 2.7mi
Kid's World Learning Center · 3.7mi
A Touch Of Love ChildCare · 4.5mi

place_of_worship

Living Branch Church · 2.7mi
Lake Church · 4.3mi
First Baptist Church Willis · 4.3mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

10,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Ezee Fiber

8,000 / 8,000 Mbps

● LOW LATENCY

Fiber to the Premises

Tachus Fiber Internet

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

GSO Satellite

Viasat Inc

100 / 3 Mbps

GSO Satellite

HughesNet

100 / 5 Mbps

Licensed Fixed Wireless

T-Mobile

100 / 20 Mbps

● LOW LATENCY

+ 2 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

1 comparable sale 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

Twin Shores 01

TIER: SUBDIVISION

Subdivision name (MLS)Twin Shores 01 City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision169 Active now10 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

1990s 1 1995s 2

Fire Protection

§ 11

Nearest station

Fire Station 7

· Conroe

Distance

1.6 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694207 · ACS 2023

Median HH income

$132,303

ACS 2023

Median home value

$495,500

Census self-report

Owner-occupied

94%

397 housing units

Bachelor's+

50%

Adults 25+

Median age

57.4

Population 887

Work from home

24%

of commuters

Commute 45min+

4%

of commuters

Below poverty

1.6%

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

NA West Shore Drive, Willis, TX 77318

Montgomery County · 30.39°N, 95.56°W

park

Ayers Island

0.7 mi · 4 within 2 mi

grocery

—

1.7 mi · 1 within 2 mi

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