Schools

§ 03

District

Elementary	LINCOLN EL	C
Middle	MONTGOMERY J H	C
High	MONTGOMERY H S CCMR 85% · Grad 98%	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

21.74 Acres in Montgomery, TX. Escape to 21.74 acres of natural beauty off Sharpview Road, part of a 72-acre parent tract. Located in Montgomery ISD, this property features light restrictions to preserve the land’s character while allowing flexibility. A private gated entrance leads to MOSTLY WOODED acreage filled with beautiful, mature trees and established trails—perfect for ATVs, Rangers, and easy access throughout the property. The wooded setting offers natural privacy and shade, with ideal build sites tucked among the trees and the ability to clear selectively to suit your vision. Enjoy peaceful country living just minutes from Lake Conroe, shopping, and dining. Each tract is thoughtfully divided to support homesteading and may qualify for ag or wildlife exemptions to help lower property taxes. A private, scenic escape with room to roam.

Features

§ 02

Interior

Not provided

Exterior & lot

Wooded

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	21.7400
Lot Size Source	Survey
Lot Features	Wooded

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Montgomery County Northwest
Subdivision	Sharpwest Ranches
Road Surface	Asphalt,Gravel
Postal Code	77356

Utilities

Water Source

Well Needed

HOA / Association

HOA Fee	$600
HOA Fee Frequency	Annually

Taxes, Terms & Disclosures

Parcel #	TBDSHARPVIEW
Legal Description	TBD PATTERSON WM
Listing Terms	Cash, Conventional, Texas Vet, Va Loan
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

$5,147

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$5,147 Property taxNot available Homeowners insuranceTBD

Subtotal (P&I only — tax not available) $5,147

Yearly HOA fee $600

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

1.09%

→ stable

City

—

→ stable

County

0.38%

→ stable

HOA & Community

§ 05

● HOA details

$600

ANNUALLY

Association nameSHARPWEST RANCHES PROPERTY OWNERS ASSOCIATION Management co.— Website— Phone— Cert on filetx_comptroller

● Community amenities

place_of_worship

Brownwood Church · 1.4mi
· 2.8mi
Mount Pleasant Church · 2.9mi

gym

Sunset Yoga · 1.7mi
Soma Ranch Retreat · 2.9mi
Spring Fitness Montgomery · 2.9mi

veterinary

Miller & O'Connor Veterinary Medicine · 1.8mi
TownWell Veterinary Clinic · 3.9mi
Lund Michelle D DVM · 4.9mi

park

· 3.2mi
· 3.2mi
· 3.2mi

daycare

Tomorrow’s Promise Preschool at MUMC · 3.4mi
Lone Star Christian Academy · 3.7mi
Montgomery Preschool · 3.8mi

gas_station

Valero · 3.6mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

10,000 Mbps

Fiber available · cable ok

Fiber to the Premises

MidSouth Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

1,000 / 1,000 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

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

+ 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

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

Sharpwest Ranches

TIER: SUBDIVISION

Subdivision name (MLS)Sharpwest Ranches City · ZIPMontgomery · 77356 CountyMontgomery Listings in subdivision5 Active now4 Sold (last 12 mo)3 Curated amenities60

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

Montgomery Fire Department Station 51

· Montgomery

Distance

3.7 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694700 · ACS 2023

Median HH income

$113,717

ACS 2023

Median home value

$401,200

Census self-report

Owner-occupied

93%

1,451 housing units

Bachelor's+

40%

Adults 25+

Median age

45.3

Population 3,577

Work from home

27%

of commuters

Commute 45min+

24%

of commuters

Below poverty

8.1%

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

TBD Sharp View Road, Montgomery, TX 77356

Montgomery County · 30.44°N, 95.72°W

place_of_worship

Brownwood Church

1.4 mi · 1 within 2 mi

gym

Sunset Yoga

1.7 mi · 1 within 2 mi

veterinary

Miller & O'Connor Veterinary Medicine

1.8 mi · 1 within 2 mi

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