Montgomery, TX · Montgomery County
Montgomery, TX Neighborhoods: Property Taxes, MUDs, Schools & Flood Zones
Montgomery neighborhoods compared on the numbers buyers ask about: home sizes and ages, new construction, total tax rates and the utility districts behind them, school districts and FEMA flood zones. Built from public records and updated as they change.
Own a home in Montgomery? See what it would list for
- 20neighborhoods with full data
- 20,605single-family homes covered
- 1.58–3.03%total property tax rates (2025)
- Montgomery ISD, Conroe ISD, Magnolia ISDschool districts
Map
Where the 20 neighborhoods are
Tap a pin to open that neighborhood.
Pins mark the center of each neighborhood's homes. Map data © OpenStreetMap contributors.
Neighborhoods
Montgomery neighborhoods, side by side
Typical home size, when the homes were built, the total tax rate and zoned schools for each neighborhood. Pick one for its taxes, utility district, schools and flood zones.
- April Sound1,894 homes · ZIP 77356
- Typical size
- 2,304 sq ft
- Mostly built
- 1980–2010
- Tax rate
- 2.09–2.09%
- In 100-yr floodplain
- 0.0%
- Bentwater2,415 homes · ZIP 77356
- Typical size
- 3,283 sq ft
- Mostly built
- 1995–2021
- Tax rate
- 1.79%
- In 100-yr floodplain
- 1.0%
- Cape Conroe793 homes · ZIP 77356
- Typical size
- 1,768 sq ft
- Mostly built
- 1983–2013
- Tax rate
- 2.01%
- In 100-yr floodplain
- 0.0%
- Chapel Run New construction300 homes · ZIP 77316
- Typical size
- 1,636 sq ft
- Mostly built
- 2022–2024
- Tax rate
- 2.81%
- In 100-yr floodplain
- 0.0%
- Crown Oaks588 homes · ZIP 77316
- Typical size
- 3,405 sq ft
- Mostly built
- 2002–2014
- Tax rate
- by unit
- In 100-yr floodplain
- 0.3%
- Crown Ranch175 homes · ZIP 77316
- Typical size
- 3,633 sq ft
- Mostly built
- 2007–2022
- Tax rate
- 1.58%
- In 100-yr floodplain
- 0.0%
- Fairwater504 homes · ZIP 77316
- Typical size
- 2,272 sq ft
- Mostly built
- 2020–2023
- Tax rate
- 3.03%
- In 100-yr floodplain
- 0.0%
- Grand Harbor752 homes · ZIP 77356
- Typical size
- 3,572 sq ft
- Mostly built
- 2002–2020
- Tax rate
- 1.62%
- In 100-yr floodplain
- 0.3%
- Grand Lake Estates547 homes · ZIP 77316
- Typical size
- 3,481 sq ft
- Mostly built
- 2002–2022
- Tax rate
- by unit
- In 100-yr floodplain
- 2.2%
- High Meadow Estates New construction321 homes · ZIP 77316
- Typical size
- 4,376 sq ft
- Mostly built
- 2014–2025
- Tax rate
- 1.58%
- In 100-yr floodplain
- 0.0%
- Lake Conroe Forest770 homes · ZIP 77316, 77356
- Typical size
- 1,462 sq ft
- Mostly built
- 1970–2021
- Tax rate
- 1.94%
- In 100-yr floodplain
- 2.9%
- Lake Conroe Village New construction631 homes · ZIP 77316
- Typical size
- 1,052 sq ft
- Mostly built
- 2017–2023
- Tax rate
- 1.62%
- In 100-yr floodplain
- 0.0%
- Lone Star Landing New construction163 homes · ZIP 77316
- Typical size
- 1,876 sq ft
- Mostly built
- 2023–2025
- Tax rate
- 2.87%
- In 100-yr floodplain
- 0.0%
- Magnolia Springs New construction519 homes · ZIP 77316
- Typical size
- 1,845 sq ft
- Mostly built
- 2022–2025
- Tax rate
- by unit
- In 100-yr floodplain
- 0.0%
- Montgomery Trace373 homes · ZIP 77316, 77356
- Typical size
- 3,115 sq ft
- Mostly built
- 1999–2019
- Tax rate
- 1.58–1.62%
- In 100-yr floodplain
- 0.3%
- Pine Lake Cove New construction507 homes · ZIP 77316
- Typical size
- 2,152 sq ft
- Mostly built
- 2022–2025
- Tax rate
- by unit
- In 100-yr floodplain
- 0.0%
- Ridgelake Shores505 homes · ZIP 77316
- Typical size
- 3,063 sq ft
- Mostly built
- 2004–2020
- Tax rate
- 1.58%
- In 100-yr floodplain
- 0.0%
- The Reserve on Lake Conroe New construction173 homes · ZIP 77356
- Typical size
- 1,956 sq ft
- Mostly built
- 2021–2023
- Tax rate
- 2.01%
- In 100-yr floodplain
- 0.0%
- Walden on Lake Conroe3,548 homes · ZIP 77356
- Typical size
- 2,132 sq ft
- Mostly built
- 1981–2017
- Tax rate
- 1.90–1.99%
- In 100-yr floodplain
- 0.2%
- Woodforest5,127 homes · ZIP 77316
- Typical size
- 2,660 sq ft
- Mostly built
- 2012–2023
- Tax rate
- 2.13–2.34%
- In 100-yr floodplain
- 0.3%
Property taxes
Montgomery property taxes by utility district
Most of Montgomery is unincorporated, so water, sewer and drainage come from municipal utility districts (MUDs) and similar districts, each with its own tax. That rate is the main reason total tax rates differ from one neighborhood to the next; county, school and other rates are largely shared.
2025 adopted district rates per $100 of taxable value (Montgomery County Tax Office). Linked districts have their own page with debt and rate history.
Schools
Zoned schools by neighborhood
Campuses zoned to each neighborhood, with their 2026 Texas Education Agency ratings. Where a neighborhood is split between campuses, each is listed.
| Neighborhood | Elementary | Intermediate / middle | High |
|---|
Attendance zones change; verify an address with the district. Ratings: TEA 2026 accountability ratings.
Flood risk
Floodplain share by neighborhood
Share of each neighborhood's homes in FEMA's 100-year floodplain (where lenders require flood insurance) and in the 500-year floodplain, on FEMA's effective maps.
- 100-year floodplain
- 500-year floodplain
Zone by each home's parcel center point. Check a specific address on FEMA's Flood Map Service Center.
Selling
Selling a home in Montgomery
Taxes, the utility district and the zoned schools are the first things Montgomery buyers ask about. Each neighborhood page above has them, ready to share with a buyer.
- The MUD notice for your district: how it works
- HOA resale certificate (fee capped at $375 in Texas)
- Seller's disclosure, including floodplain status and any flood claims
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FAQ
Montgomery FAQ
What are property tax rates in Montgomery, TX?
Across the 20 Montgomery neighborhoods on this page, 2025 total rates run from 1.58% to 3.03% of taxable value. The difference comes mostly from the municipal utility district (MUD) each home is in.
Why do Montgomery neighborhoods have MUD taxes?
Most of Montgomery is unincorporated, so there is no city water and sewer. Municipal utility districts built that infrastructure with bonds that homeowners repay through the MUD tax. Sellers must give buyers a MUD notice; see MUD disclosure in Texas.
Which Montgomery neighborhoods are on this page?
April Sound, Bentwater, Cape Conroe, Chapel Run, Crown Oaks, Crown Ranch, Fairwater, Grand Harbor, Grand Lake Estates, High Meadow Estates, Lake Conroe Forest, Lake Conroe Village, Lone Star Landing, Magnolia Springs, Montgomery Trace, Pine Lake Cove, Ridgelake Shores, The Reserve on Lake Conroe, Walden on Lake Conroe, and Woodforest. More are added as their data is compiled.
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