2026 Edition
Updated August 2026
Buying a Home in Willis, Texas? Know What You’re Really Paying For.
Send me any Willis address and I’ll tell you the tax district, the total rate, who provides the water, and what it costs per month — with the source and the date I checked it.
No obligation, no sales call unless you ask for one. Most requests are reviewed within one business day.
✓Pulled from the county tax roll
✓Willis new-construction specialist
Two $350,000 new-construction homes. Same city. Very different estimated monthly cost.
The Big Story
Same price. Different monthly cost.
The difference is not necessarily the house. The tax district, HOA and recurring ownership costs attached to the address can change the payment substantially.
What a $350,000 Willis purchase can look like
| $350,000 purchase | The Woodlands Hills | Lexington Heights |
|---|---|---|
| Taxing district | MUD 129 | None |
| Total tax rate | 3.3170% | 1.6652% |
| Property tax / month | $836 | $354 |
| HOA / month | $84 | $66 |
| Principal & interest | $2,022 | $2,022 |
| Estimated homeowners insurance | $225 | $225 |
| Illustrative monthly payment | $3,167 | $2,667 |
Both examples use a $350,000 purchase price. In this illustration, the approximately $500 monthly difference comes primarily from the property-tax rate and reported HOA dues — not the purchase price.
This is an illustrative payment comparison, not a loan estimate. Assumes 10% down, a 30-year fixed mortgage at 6.65%, estimated homeowners insurance of $225 per month, reported HOA dues and the stated property-tax assumptions. PMI is not included. Tax rates, taxable value, exemptions, insurance, HOA dues, financing terms and property-specific jurisdictions vary. The Woodlands Hills crosses district boundaries; confirm the district for the individual lot. Sources include the Montgomery County Tax Office, Willis ISD, Lone Star College, MC ESD 1 and published community information. Last reviewed Aug. 24, 2026.
The Field Guide
Start with the numbers.
Willis is not one tax rate, one utility system or one development pattern. These guides break down the pieces buyers should compare address by address.
Willis MUD Districts
Which districts serve which communities, what they fund, and what each rate can add to a monthly payment.
Property Taxes
Rates, assessments, exemptions and why new-construction escrow can change after the first year.
Water & Utilities
Who provides water and sewer, the type of system serving the neighborhood and where recurring costs show up.
New Construction
Builders, HOA dues, current incentives, tax structure and what is still being developed around Willis.
Willis Community Guides
Choose the community before you choose the floor plan.
Taxes, HOA, utilities, builders, amenities and future development can vary significantly from one Willis community to another.
The Woodlands Hills
Master-planned amenities, MUD structure, HOA, builders and the monthly ownership costs buyers should model.
Lexington Heights
A different district and tax structure can create a very different payment at the same purchase price.
Moran Ranch
Track builders, HOA, utilities, incentives and development as buyers compare new construction options.
Chambers Creek
Compare the community’s ownership structure and active builder inventory before choosing the floorplan.
The Search Desk
Don’t just compare homes. Compare what they cost to own.
Start with current Willis inventory under $350K. When a home catches your eye, send me the address and I’ll help you check the tax district, utility provider and ownership details before you make a move.
See what’s actually available under $350K
Live Willis listings. No generic “featured homes” carousel — go straight to the inventory.
See Willis Homes Under $350K
Looking at a specific property? Send me the address.
Address Check
Before you tour it, let me check the address.
Send me any Willis-area address and I’ll research the district, tax rate, utility provider and the details you should know before you make a move — with the source and the date checked.
What you receive
A property-specific Willis address check.
- Taxing jurisdictions and MUD district
- Published combined property-tax rate
- Water and utility provider
- HOA dues and disclosed recurring charges
- Estimated monthly ownership-cost context
- Sources and the date each item was checked
No obligation. I won’t call unless you ask me to. Most requests are reviewed within one business day.
Editor’s Note
I’m Jennifer Jelks. I research what buyers usually discover too late.
REALTOR® with Epique Realty
Host of The Montgomery County Brief
Willis new-construction buyer advocate
My job is not simply to show you houses. It is to help you understand the taxes, districts, utilities, builder incentives and development details attached to an address so you can compare homes with clearer numbers.
The Montgomery County Brief covers the people, places, growth and decisions shaping this part of Texas. This Willis Buyer’s Report is the real-estate intelligence side of that work.
Many builders offer compensation toward buyer-agent services. We confirm compensation and any buyer responsibility in writing before touring.
Willis Buyer FAQ
Questions people actually ask.
How do MUD districts affect my monthly costs?
A municipal utility district is a special-purpose district created to provide utility services within a designated area. It may issue bonds to finance water, wastewater and drainage infrastructure, and it may levy property taxes to meet those obligations.
In Willis, that additional tax line can materially affect the monthly cost of ownership, so the district and current rate should be verified for each specific property.
Why are property taxes different even in the same area?
Taxing jurisdictions vary property by property. Two homes at the same purchase price can carry different combined rates depending on MUD boundaries, city limits, emergency-service districts and other taxing entities.
The parcel should be checked directly rather than relying only on the subdivision name.
Which water provider serves my Willis address?
It depends on the community. Some Willis-area neighborhoods are served by municipal utility districts, some by private regulated utilities, and some by city service.
A home without a MUD tax is not automatically the least expensive on utilities, so the address should be verified.
Is new construction always more expensive to own?
No. The total cost depends on the tax district, insurance, HOA, financing and utility structure — not simply whether the home is new.
New-construction buyers should also understand that the first-year tax bill may not reflect the completed home’s full taxable value if construction was incomplete on January 1.