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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's worth

  • 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.

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School district

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.

Montgomery County UD 3April Sound0.1451
Montgomery County UD 4April Sound0.1500
Montgomery County MUD 18Bentwater0.1700
Montgomery County MUD 8Walden on Lake Conroe0.2880
Montgomery County MUD 9Walden on Lake Conroe0.3700
Stanley Lake MUDCape Conroe, The Reserve on Lake Conroe0.3975
Montgomery County MUD 113Woodforest0.5500
Montgomery County MUD 121Woodforest0.7650
Montgomery County MUD 138Pine Lake Cove0.8800
Montgomery County MUD 149Chapel Run0.9000
Montgomery County MUD 211Lone Star Landing1.2500
Montgomery County MUD 180Magnolia Springs1.2500
Montgomery County MUD 166Fairwater1.4100

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

School districts by neighborhood

These districts don't publish attendance-zone maps, so zoned campuses vary by street. Check an address with the district before relying on a campus.

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.

April Sound 0.0% · 0.0%
Bentwater 1.0% · 1.9%
Cape Conroe 0.0% · 0.0%
Chapel Run 0.0% · 0.0%
Crown Oaks 0.3% · 0.0%
Crown Ranch 0.0% · 0.0%
Fairwater 0.0% · 0.0%
Grand Harbor 0.3% · 0.3%
Grand Lake Estates 2.2% · 1.3%
High Meadow Estates 0.0% · 0.0%
Lake Conroe Forest 2.9% · 0.1%
Lake Conroe Village 0.0% · 0.0%
Lone Star Landing 0.0% · 0.0%
Magnolia Springs 0.0% · 0.0%
Montgomery Trace 0.3% · 0.3%
Pine Lake Cove 0.0% · 0.0%
Ridgelake Shores 0.0% · 0.0%
The Reserve on Lake Conroe 0.0% · 0.0%
Walden on Lake Conroe 0.2% · 0.0%
Woodforest 0.3% · 2.7%
  • 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.

Free market report

What did homes in Montgomery just sell for?

See what your neighbors' homes actually sold for, straight from MLS data and refreshed every couple of days. Pick an area and we'll show it to you right away.

  • What homes near you just sold for: the actual sale prices
  • New listings and what they're asking
  • Pending sales: what went under contract, and how fast
  • Price drops on homes still for sale
  • Market trends: median prices, days on market and inventory over time

Thinking of selling? The report is a good start. For a price on your own home, ask for a free market analysis.

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

Selling a home in Montgomery →

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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.

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.

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.

Spot an error in this data? Tell us and we'll fix it.

Tax rates, districts, schools and flood maps change. Tell us what's wrong and where you saw the right information, and we'll email you once it's corrected. We won't add you to any mailing list.

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