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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's worth

  • 16neighborhoods with full data
  • 7,249single-family homes covered
  • 1.67–3.07%total property tax rates (2024–2025)
  • 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.

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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.

Lake Conroe Hills MUDLake Conroe Hills, Summerwood Trails0.4290
Montgomery County UD 2Seven Coves0.4450
Point Aquarius MUDPoint Aquarius0.5100
Far Hills UDFrench Quarter on Lake Conroe0.6100
Montgomery County MUD 178Seven Coves1.0000
Texas National MUDTexas National1.0261
Montgomery County MUD 128AThe Woodlands Hills1.0700
Montgomery County MUD 129The Woodlands Hills1.1000
Montgomery County MUD 176Moran Ranch1.1500
Montgomery County MUD 100Chambers Creek1.3500

2024–2025 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.

Arrowhead Lakes 0.0% · 0.0%
Caddo Village 0.0% · 0.0%
Chambers Creek 0.0% · 0.0%
Corinthian Point 0.0% · 0.0%
French Quarter on Lake Conroe 2.3% · 0.0%
Frontier Lakes 0.0% · 0.0%
Lake Conroe Hills 0.0% · 0.0%
Lexington Heights 3.2% · 0.0%
Moran Ranch 0.0% · 0.0%
Point Aquarius 0.0% · 0.0%
Republic Grand Ranch 0.7% · 0.7%
Seven Coves 0.0% · 0.0%
Summerwood Trails 0.0% · 0.0%
Texas National 0.0% · 1.0%
The Woodlands Hills 0.0% · 0.0%
Walnut Cove 16.8% · 0.5%
  • 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 Willis 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 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

Selling a home in Willis →

What's your Willis home worth?

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Want a broker's number instead? Free market analysis or call (281) 606-0863.

FAQ

Willis FAQ

What are property tax rates in Willis, TX?

Across the 16 Willis neighborhoods on this page, 2024–2025 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.

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.

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.

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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