Schools

§ 03

District

Elementary	PEACH CREEK EL	D
Middle	SPLENDORA J H	D
High	SPLENDORA H S CCMR 71% · Grad 94%	C

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

Located on FM 2090 in Splendora, this 5.8-acre tract is a rare find. With 218' of road frontage on FM 2090 and 1,015' on Splenwood Drive, it's ideal for development. All utilities are available, and it's in FEMA Flood Zone X. Unrestricted for development, this property comes with a USACE Non-Jurisdictional Certification Letter and is within Splendora City Limits. Perfect for an Anchor Tenant and additional tenants. Buyer to verify utility services. Don't miss out on this unique opportunity.

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Corner Lot
Open Lot
Fenced

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Fencing

Fenced

Lot

Lot Size (acres)	5.8000
Lot Size Source	Other
Lot Features	Cleared, Corner Lot, Open Lot

Location

County	Montgomery
MLS Area Major	40
MLS Area Minor	Cleveland Area
Subdivision	Splenwood Lake Reserve
Road Surface	Asphalt,Concrete,Dirt
Postal Code	77372

Utilities

Water Source	Public
Sewer	Public Sewer

Taxes, Terms & Disclosures

Tax Annual Amount	$3,580
Tax Year	2023
Tax Rate (est.)	0.21%
Parcel #	8960-01-20000
Legal Description	SPLENWOOD LAKE RESERVE, ACRES 5.800
Listing Terms	Cash, Conventional
Disclosures	Other

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

$10,506

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$10,208 Property tax$298 Homeowners insuranceTBD

Subtotal (P&I + Tax) $10,506

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

2.3028%

ALL 6 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.25%

→ stable

City

0.42%

→ stable

County

0.38%

→ stable

Other districts

0.25%

→ stable

HOA & Community

§ 05

● HOA details

—

ANNUAL

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

● Community amenities

police_station

Splendora Police Department · 0.5mi

post_office

Splendora Post Office · 0.6mi

place_of_worship

Countryside United Methodist Church · 0.7mi
Friendship Church · 1.6mi
The Lords Chapel Church · 1.8mi

restaurant

Sonic · 0.8mi
Jack in the Box · 0.9mi
KFC · 0.9mi

park

Ipes Road Park · 1.2mi

gas_station

Shell · 1.3mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

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

GSO Satellite

Viasat Inc

100 / 3 Mbps

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

+ 3 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

Splenwood Lake Reserve

TIER: SUBDIVISION

Subdivision name (MLS)Splenwood Lake Reserve City · ZIPSplendora · 77372 CountyMontgomery Listings in subdivision2 Active now1 Sold (last 12 mo)0 Curated amenities17

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

Splendora Fire Department Station 161

Distance

0.7 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339692803 · ACS 2023

Median HH income

$75,611

ACS 2023

Median home value

$211,700

Census self-report

Owner-occupied

82%

1,941 housing units

Bachelor's+

10%

Adults 25+

Median age

34.7

Population 6,533

Work from home

8%

of commuters

Commute 45min+

23%

of commuters

Below poverty

14.6%

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

tbd FM 2090 Drive, Splendora, TX 77372

Montgomery County · 30.23°N, 95.15°W

police_station

Splendora Police Department

0.5 mi · 1 within 2 mi

post_office

Splendora Post Office

0.6 mi · 1 within 2 mi

place_of_worship

Countryside United Methodist Church

0.7 mi · 3 within 2 mi

restaurant

Sonic

0.8 mi · 4 within 2 mi

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