Willis, TX · Montgomery County
Willis, TX Neighborhoods: Property Taxes, MUDs, Schools & Flood Zones
Willis 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 Willis? See what it would list for
- 16neighborhoods with full data
- 7,249single-family homes covered
- 1.67–3.07%total property tax rates (2025)
- Willis ISDschool district
Map
Where the 16 neighborhoods are
Tap a pin to open that neighborhood.
Pins mark the center of each neighborhood's homes. Map data © OpenStreetMap contributors.
Neighborhoods
Willis 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.
- Arrowhead Lakes314 homes · ZIP 77378, 77318
- Typical size
- 1,398 sq ft
- Mostly built
- 1977–2023
- Tax rate
- 1.67%
- In 100-yr floodplain
- 0.0%
- Caddo Village454 homes · ZIP 77378
- Typical size
- 1,498 sq ft
- Mostly built
- 2005–2016
- Tax rate
- 1.67%
- In 100-yr floodplain
- 0.0%
- Chambers Creek New construction347 homes · ZIP 77318
- Typical size
- 2,096 sq ft
- Mostly built
- 2023–2025
- Tax rate
- 3.02%
- In 100-yr floodplain
- 0.0%
- Corinthian Point306 homes · ZIP 77318, 77378
- Typical size
- 2,293 sq ft
- Mostly built
- 1978–2015
- Tax rate
- by unit
- In 100-yr floodplain
- 0.0%
- French Quarter on Lake Conroe New construction132 homes · ZIP 77318
- Typical size
- 3,387 sq ft
- Mostly built
- 2005–2024
- Tax rate
- 2.28%
- In 100-yr floodplain
- 2.3%
- Frontier Lakes300 homes · ZIP 77378
- Typical size
- 1,246 sq ft
- Mostly built
- 1964–2023
- Tax rate
- 1.67%
- In 100-yr floodplain
- 0.0%
- Lake Conroe Hills693 homes · ZIP 77318
- Typical size
- 1,722 sq ft
- Mostly built
- 1978–2020
- Tax rate
- 2.09%
- In 100-yr floodplain
- 0.0%
- Lexington Heights New construction158 homes · ZIP 77318
- Typical size
- 2,067 sq ft
- Mostly built
- 2023–2024
- Tax rate
- 1.67%
- In 100-yr floodplain
- 3.2%
- Moran Ranch New construction147 homes · ZIP 77378
- Typical size
- 1,606 sq ft
- Mostly built
- 2023–2025
- Tax rate
- by unit
- In 100-yr floodplain
- 0.0%
- Point Aquarius841 homes · ZIP 77318, 77378
- Typical size
- 2,206 sq ft
- Mostly built
- 1991–2015
- Tax rate
- 2.18%
- In 100-yr floodplain
- 0.0%
- Republic Grand Ranch New construction304 homes · ZIP 77378
- Typical size
- 3,208 sq ft
- Mostly built
- 2022–2025
- Tax rate
- 1.67%
- In 100-yr floodplain
- 0.7%
- Seven Coves989 homes · ZIP 77318, 77378
- Typical size
- 1,941 sq ft
- Mostly built
- 1991–2024
- Tax rate
- 2.11–2.99%
- In 100-yr floodplain
- 0.0%
- Summerwood Trails New construction211 homes · ZIP 77318
- Typical size
- 1,695 sq ft
- Mostly built
- 2021–2024
- Tax rate
- 2.09%
- In 100-yr floodplain
- 0.0%
- Texas National307 homes · ZIP 77378
- Typical size
- 1,914 sq ft
- Mostly built
- 1983–2022
- Tax rate
- 2.61–2.69%
- In 100-yr floodplain
- 0.0%
- The Woodlands Hills New construction1,347 homes · ZIP 77318
- Typical size
- 2,636 sq ft
- Mostly built
- 2020–2024
- Tax rate
- 3.07%
- In 100-yr floodplain
- 0.0%
- Walnut Cove New construction399 homes · ZIP 77318, 77378
- Typical size
- 1,000 sq ft
- Mostly built
- 1984–2024
- Tax rate
- 1.67%
- In 100-yr floodplain
- 16.8%
Property taxes
Willis property taxes by utility district
Most of Willis 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 Willis
Taxes, the utility district and the zoned schools are the first things Willis 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
Willis FAQ
What are property tax rates in Willis, TX?
Across the 16 Willis neighborhoods on this page, 2025 total rates run from 1.67% to 3.07% of taxable value. The difference comes mostly from the municipal utility district (MUD) each home is in.
Why do Willis neighborhoods have MUD taxes?
Most of Willis 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 Willis neighborhoods are on this page?
Arrowhead Lakes, Caddo Village, Chambers Creek, Corinthian Point, French Quarter on Lake Conroe, Frontier Lakes, Lake Conroe Hills, Lexington Heights, Moran Ranch, Point Aquarius, Republic Grand Ranch, Seven Coves, Summerwood Trails, Texas National, The Woodlands Hills, and Walnut Cove. More are added as their data is compiled.
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