Spring, Montgomery County
Benders Landing Estates Homes and Community Guide
A sourced guide to Benders Landing Estates in Spring, Montgomery County: homes and lots, the association and its rules, taxes, schools, flood research, and what to check when buying or selling.
Keeping It Real with Michael O’Neal
Why Live in Benders Landing Estates? The Good, The Bad & The Reality
Want an acre-size lot under the trees with a big custom home, off Rayford Road near the Grand Parkway? Benders Landing Estates delivers that, with HAR's 2025 median lot at 44,710 square feet. Read the deed restrictions before you plan anything, though: the rules on garages, outbuildings, fences and tree clearing are detailed, and the drainage runs through roadside ditches each owner keeps clear.
Neighborhood Reality Check
Why You’ll Love It
- Lots measured in acres
- Room for a guest house
- Trees stay standing
What Might Surprise You
- Strict building standards
- Each section has its own rulebook
- Dues the board can raise
Everyday Convenience
- ER: HCA Houston Healthcare Kingwood, 5.5 mi
- Shopping: Deerbrook Mall, 6.7 mi
- Park: Mercer Arboretum & Botanic Gardens, 4.1 mi
Straight-line miles.
Michael’s Take
Benders Landing Estates is for the buyer who wants land and is fine living by a detailed rulebook.
Compare nearby:
Five Reasons People Love Living in Benders Landing Estates
- 1Lots measured in acres
HAR's 2025 facts show 675 single-family homes with a median lot of 44,710 square feet, a median home of 4,249 square feet and a median year built of 2006.
- 2Room for a guest house
Section One allows one guest or servants' house that matches the main home, is at least 500 square feet and no more than half the main home's size, with written committee approval.
Benders Landing Estates Section One declaration (Montgomery County records)
- 3Trees stay standing
Section One bans clear-cutting, limits tree removal to 25% of the lot outside the house pad, and requires approval to remove trees over 6 inches in caliper unless they are diseased, dying or dangerous.
Benders Landing Estates Section One declaration (Montgomery County records)
- 4Quiet detention lakes
The declaration makes the detention lakes common areas and keeps them no-wake: no gas-powered boats, electric trolling motors only and boats no longer than 18 feet.
Benders Landing Estates Section One declaration (Montgomery County records)
- 5A short tax list on sampled lots
Appraisal records for sampled lots in Sections 1 and 7 list only Montgomery County, its hospital district, Lone Star College, Conroe ISD and ESD 8, with no city and no MUD. Those 2026 rates add up to about $1.58 per $100 before exemptions.
Montgomery Central Appraisal District property search Montgomery County Tax Office: 2026 rates and exemptions
Five Things You Should Know Before Moving to Benders Landing Estates
- 1Strict building standards
Section One requires at least 2,400 square feet of living area, at least 65% masonry, an attached two to five car garage and a finished home within 12 months of setting forms. The 2005 text bars detached garages, RV garages, workshops and barns.
Benders Landing Estates Section One declaration (Montgomery County records)
- 2Each section has its own rulebook
Sections One through Seven each have their own recorded declaration and amendments, and a 2014 replat of part of Section Two belongs to a separate association, CrossRoads at Benders Landing Estates, with its own amenities agreement.
Benders Landing Estates POA management certificate (2022) CrossRoads at Benders Landing Estates HOA management certificate
- 3Dues the board can raise
The annual maintenance charge is set by the board, which can raise it without a member vote, and it is secured by a lien on the lot. The current amount is not published. The 2022 certificate lists a $375 resale certificate plus account setup and refinance fees.
Benders Landing Estates Section One declaration (Montgomery County records) Benders Landing Estates POA management certificate (2022)
- 4Ditches, not storm sewers
The subdivision drains through roadside ditches and swales that each owner must keep clear, and the association may levy a drainage assessment. The declaration also says its slab elevation rules are not a guarantee against flood damage.
Benders Landing Estates Section One declaration (Montgomery County records)
- 5Rules on boats, RVs and home businesses
Boats, trailers and motor homes must be stored out of public view, overnight street parking is banned, and a home office is allowed only if clients do not come to the property.
Benders Landing Estates Section One declaration (Montgomery County records)
Who Might Love Benders Landing Estates?
- Buyers who want an acre-size lot with mature trees
- Buyers who want room for a guest house or pool house
- Buyers building or buying a large custom home with strong design standards around it
- Buyers who like a quiet lake with no gas motors
Who Might Prefer Somewhere Else?
- If you want a golf course and a gate with your large lot, compare Carlton Woods.
- If you want Township parks, pathways and a town center at your door, look at The Woodlands.
- If you want new construction instead of a 2006-era custom home, Spring has master plans still building.
Everyday Convenience in Benders Landing Estates
- Everyday errands Benders Landing Estates is a residential subdivision off Rayford Road near the Grand Parkway, so shopping and dining are outside the neighborhood along those corridors. Community Impact: Featured neighborhood, Benders Landing Estates (2017)
- County rules, not a city Sampled lots show no city among the taxing units, so county rules apply instead of city ordinances, and fire service comes through Emergency Services District 8. Montgomery Central Appraisal District property search Montgomery County Tax Office: 2026 rates and exemptions
- Out on the water The detention lakes allow small boats with electric trolling motors only. Benders Landing Estates Section One declaration (Montgomery County records)
Main routes: Rayford Road and the Grand Parkway (SH 99), per Community Impact's 2017 profile. Community Impact: Featured neighborhood, Benders Landing Estates (2017)
| Hospital with an ER | HCA Houston Healthcare Kingwood 5.5 mi |
|---|---|
| Major shopping | Deerbrook Mall 6.7 mi |
| Parks and nature | Mercer Arboretum & Botanic Gardens 4.1 mi |
| Golf | Cypresswood Golf Club 3.3 mi |
| Airport | George Bush Intercontinental Airport (IAH) 6.6 mi |
| Airport | William P. Hobby Airport (HOU) 30 mi |
Distances are straight-line from the approximate center of Benders Landing Estates, not driving distance or time; your street and route change the real trip. Each place links to its official site; a list is not a recommendation.
The Real Estate Reality
| Median market value | $1,002,000 | HAR 2025 facts (Benders Landing) |
|---|---|---|
| Value range | $751 - $1450 K | HAR 2025 facts (Benders Landing) |
| Median home size | 4,249 sq ft | HAR 2025 facts (Benders Landing) |
| Median lot | 44,710 sq ft | HAR 2025 facts (Benders Landing) |
| Median year built | 2006 | HAR 2025 facts (Benders Landing) |
| Single-family homes | 675 | HAR 2025 facts (Benders Landing) |
| Tax rate: Montgomery County | $0.3860 per $100 (2026) | official rate; not a tax bill |
| Tax rate: Hospital district | $0.0458 per $100 (2026) | official rate; not a tax bill |
| Tax rate: Conroe ISD | $0.9471 per $100 (2026) | official rate; not a tax bill |
Median closed sale price, recent closed sales, price per square foot, days on market and inventory for Benders Landing Estates come from the MLS, and HAR’s public pages do not publish them by neighborhood, so we do not show them here. Ask for a current MLS report for the streets you are considering. Full sources are on the Benders Landing Estates Fact Sheet.
Michael’s Take Broker opinion, based on the sourced facts above
My take: Benders Landing Estates is for the buyer who wants land and is fine living by a detailed rulebook. Ask for the declaration for the exact section, because Sections One through Seven each have their own, and read the garage and outbuilding rules before you picture a shop in the back. Walk the ditches on the lot and ask the seller about drainage, since keeping them clear is your job here.
Benders Landing Estates vs. Nearby Neighborhoods
Benders Landing Estates vs. Carlton Woods
Choose Carlton Woods and you gain: You get a gate, the Nicklaus course and The Woodlands Township's services.
You give up: The median lot drops to 27,325 square feet, and the Township tax and MUD 46 join the bill.
Benders Landing Estates vs. The Woodlands
Choose The Woodlands and you gain: Town Center shopping, 151 parks and 220 miles of pathways come with the address.
You give up: Lots are much smaller, and exterior changes go through Township covenant review instead of your own section's committee.
Benders Landing Estates vs. Spring
Choose Spring and you gain: New homes are still being built at Woodson's Reserve and City Place, and City Place adds restaurants, a movie theater and trails.
You give up: You trade acreage for builder subdivisions, and Spring addresses usually pay a MUD, PUD or utility district tax.
Questions buyers ask about Benders Landing Estates
Is Benders Landing Estates a good place to live?
It suits buyers who want acreage, about 44,700 square feet at the HAR median, with mature trees, room for a guest house and quiet no-wake lakes. Check the declaration for your section, the board-set maintenance charge and how the lot drains to its roadside ditches.
Sources: HAR.com: Benders Landing (2025 facts) Benders Landing Estates Section One declaration (Montgomery County records) Benders Landing Estates POA management certificate (2022) Checked Oct 28, 2026
What are the downsides of living in Benders Landing Estates?
The deed restrictions are detailed: minimum home size, masonry, attached garages and no workshops or barns under the 2005 text. Each section has its own declaration, the board can raise the maintenance charge without a vote, and owners must keep roadside ditches clear.
Sources: HAR.com: Benders Landing (2025 facts) Benders Landing Estates Section One declaration (Montgomery County records) Benders Landing Estates POA management certificate (2022) Checked Oct 28, 2026
Researched and checked Oct 28, 2026. Facts link to their sources; Michael’s take is his opinion.
Every neighborhood has its advantages and tradeoffs. Before you buy, let’s talk about what actually matters to you.
Michael O’Neal
Broker | REALTOR® · The Michael O’Neal Group
Keller Williams Realty Northeast
Call or text: 832-797-3780 · themichaelonealgroup.com
Neighborhood fact sheet
Benders Landing Estates Fact Sheet
The key facts on one sheet. Every figure links to its source, and each card shows the date it was last checked (sheet updated Oct 28, 2026).
Check the address. Property taxes, flood zone, HOA dues and school assignments are set for each address and can differ between homes in the same neighborhood. Before relying on anything on this sheet, look the address up in the official tools linked here.
Homes
| HAR neighborhood | Single-family homes | Median size | Median year built | Median market value |
|---|---|---|---|---|
| Benders Landing | 675 | 4,249 sq ft | 2006 | $1,002,000 |
HAR.com 2025 neighborhood facts (market value is the appraisal district’s figure, not a sale price). A neighborhood median is not the value of any one home.
Checked Oct 27, 2026
Property taxes
| Taxing unit | Adopted rate | Year | Source |
|---|---|---|---|
| Montgomery County | $0.3860 per $100 | 2026 | Source |
| Hospital district | $0.0458 per $100 | 2026 | Source |
| Conroe ISD | $0.9471 per $100 | 2026 | Source |
| Lone Star College | $0.1058 per $100 | 2026 | Source |
| ESD 8 | $0.1000 per $100 | 2026 | Source |
Official rates we could confirm, per $100 of taxable value. A tax bill also depends on which units cover the address, its appraised value and its exemptions.
- Montgomery Central Appraisal District property search
- Montgomery County Tax Office
- True Cost of Homeownership calculator
Checked Oct 27, 2026
HOA dues
Associations and deed restrictions differ by subdivision here. Ask the seller for the resale certificate and the recorded restrictions for the specific address.
Schools
- Conroe ISD Find My School (by address)
School assignments and attendance boundaries can change. Confirm the assigned schools directly with the district before making a housing decision.
Flood research
Flood zones are mapped parcel by parcel, and no guide can tell you whether a particular house has flooded or will flood. Ask the seller for the flood disclosure and any elevation certificate.
Nearby essentials
Hospitals with an emergency room
Shopping
- Deerbrook Mall 6.7 mi
- The Woodlands Mall 9.1 mi
- Grand Parkway Marketplace 11 mi
Parks and nature
- Mercer Arboretum & Botanic Gardens 4.1 mi
- Jesse H. Jones Park & Nature Center 4.9 mi
- Town Green Park 9.5 mi
Golf clubs and courses
- Cypresswood Golf Club 3.3 mi
- Oakhurst Golf Club 4.7 mi
Straight-line distance from the approximate center of Benders Landing Estates, not driving distance or time. Each name links to its official site. A list is not a recommendation or a ranking.
See Benders Landing Estates on the area map
Checked Oct 28, 2026
Researched by Michael O’Neal, Broker · REALTOR® (TREC #624124), from the association, the club, county and district sources. Every fact links to where it came from, checked Oct. 27, 2026. Rules, fees and rates change, and flood risk, taxes and school assignments are specific to each address, so confirm them for the home you are considering.
Where it is and how it began
- What Benders Landing Estates is. Benders Landing Estates is a recorded subdivision in unincorporated south Montgomery County with a Spring 77386 mailing address. It is platted in seven sections (Sections One through Seven), all recorded in the Montgomery County Map and Plat Records. Texas Property Code Ch. 209 management certificate (via hoa.texas.gov)
- Not inside a city. Appraisal district records for sampled lots in Sections 1 and 7 list no city among the taxing units, only Montgomery County, its hospital district, Lone Star College, Conroe ISD and Emergency Services District 8. That means county rules, not city ordinances, apply. Montgomery Central Appraisal District property search
- Plat records. Section One is recorded at Cabinet X, Sheets 157-165, and Sections Two through Seven at Cabinets Y and Z of the Montgomery County Map and Plat Records, per the association's recorded management certificate. Texas Property Code Ch. 209 management certificate (via hoa.texas.gov)
- Original developer. The Section One declaration was made by LGI Land, LLC as the developer. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- First restrictions recorded 2005. The Declaration of Covenants, Conditions and Restrictions for Section One was recorded with the Montgomery County Clerk on Feb. 15, 2005 (Doc. No. 2005015341). Montgomery County Clerk public records search
- Sections added 2005-2011. Recorded declarations for the seven sections run from 2005 (Section One) to 2011 (Section Seven, Clerk's Doc. No. 2011040769), and several sections have later amendments, including a 2021 amendment for Section Two. Texas Property Code Ch. 209 management certificate (via hoa.texas.gov)
Homes and lots
- Section One acreage. The Section One declaration describes that section as a subdivision of 284.733 acres in the Montgomery County School Land Survey, Abstracts 350 and 351. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- One single-family home per lot. The Section One declaration allows one single-family dwelling per lot (or composite building site), used only for residential purposes. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Minimum home size. Section One requires at least 2,400 square feet of living area for a main dwelling, with at least 1,600 square feet on the first floor of a multi-story home, excluding porches. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Guest or servants' house. Section One permits one guest/servants' house that matches the main home's design, is at least 500 square feet and no more than half the main home's square footage, and is approved in writing by the Architectural Control Committee. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Garages. Each Section One home must have an enclosed garage for two to five cars. Free-standing garages need committee approval and must connect to the house by a continuous roofline; detached garages, RV garages and workshops are not allowed under the 2005 text. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Outbuildings. Section One allows outbuildings such as sheds, greenhouses or pool houses only in the rear yard behind a privacy fence, matching the house, approved in advance, no taller than 10 feet and no larger than 500 square feet. The declaration also says no workshops or barns. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Building standards. Section One homes and garages must be at least 65% masonry (stucco, stone and brick count; Hardie plank does not), roofs are limited to listed materials, and construction must be finished within 12 months of setting foundation forms. Manufactured, modular and log homes are not allowed. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Building setbacks. Unless the plat shows otherwise, Section One setbacks are 60 feet in front on cul-de-sac lots and 75 feet on other lots, 15 feet on the sides and 20 feet in the rear. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Engineered foundations. All Section One foundations must be designed and sealed by a licensed engineer using lot-specific soils information, and the finished slab must sit at least 18 inches above the 100-year floodplain, the crown of the nearest downhill road and finished grade. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Combining lots. With committee approval, an owner of adjoining lots may combine them into one composite building site; after the home is finished, maintenance charges drop to one full charge plus half a charge for each extra lot. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Tree protection. Section One bans clear-cutting. No more than 25% of a lot outside the house pad may have trees removed, and trees over 6 inches in caliper need committee approval unless diseased, dying or a danger. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Pools. In-ground pools need committee approval with plans, may not drain into the detention lakes, and may not sit in a utility easement or in front of the house. Above-ground pools are prohibited under the 2005 text. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Fences. Section One fences need prior approval and are limited to 7 feet. Corner lots may have only an ornamental iron fence up to 6 feet, and barbed wire and chain link are not allowed except for an approved, screened dog run. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Transmission-line tree buffer. The Section One declaration requires a 25-foot tree buffer along electric transmission lines on specific lots in Block 5 (Lots 8-13, 15-27 and 29-32). Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
Amenities and access
- Pathway easements. The Section One plat and declaration provide 10-foot pathway easements with 5-foot sidewalks for owners and guests; motorized vehicles are not allowed on them. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Parks and reserves. Restricted Reserves C, D, E, F, G and I in Section One are common areas for owners and guests for a detention lake, park, greenbelt, nature area and walking, under association rules. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Pool, fitness center and courts. Community Impact's 2017 profile of Benders Landing Estates listed a resort-style pool, fitness center, tennis and basketball courts and walking trails, with wooded and waterfront homesites. Confirm current amenities and access rules with the association. Community Impact (Nov. 8, 2017)
- Drill-site reserves. Restricted Reserves A and B in Section One are designated drill sites and multipurpose easements for oil, gas and mineral development; the declaration bars drilling elsewhere but contemplates directional drilling from those sites. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
Association, deed restrictions and rules
- Property owners association. The subdivision's association is Benders Landing Estates Property Owners Association, Inc., a Texas nonprofit corporation. Its management certificate was recorded in Montgomery County on Jan. 20, 2022 (Doc. No. 2022007784). Texas Property Code Ch. 209 management certificate (via hoa.texas.gov)
- Management company (2022 certificate). The January 2022 certificate names Principal Management Group of Houston, 11000 Corporate Centre Drive, Suite 150, Houston, 713-329-7100, as the managing agent. Confirm the current manager before closing, because the association's website has since moved. Texas Property Code Ch. 209 management certificate (via hoa.texas.gov)
- Resale and transfer fees (2022 certificate). The certificate lists association fees charged at a sale: $45 new-account setup, $375 resale certificate, $75 resale certificate update, $220 legacy account closure, $75 refinance statement, and $175 (1-day) or $125 (3-day) expedite fees. Fees may have changed since 2022. Texas Property Code Ch. 209 management certificate (via hoa.texas.gov)
- Bylaws. Amended and Restated Bylaws of the association were recorded under Clerk's Doc. No. 2020131234. Texas Property Code Ch. 209 management certificate (via hoa.texas.gov)
- Annual maintenance charge. Under the Section One declaration, each lot owes an annual maintenance charge due January 1, set by the board, which may raise it without a member vote; late payments accrue interest and are secured by a lien on the lot. The declaration also allows equal special assessments for capital items. The current amount was not published by the association. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- CrossRoads at Benders Landing Estates. A separate association, CrossRoads at Benders Landing Estates Homeowners Association, Inc., covers a 2014 partial replat of Section Two. Its recorded documents include an Amenities Use Agreement (Clerk's Doc. No. 2014047737). Buyers there should expect two sets of documents. CrossRoads at Benders Landing Estates HOA management certificate (via hoa.texas.gov)
- Architectural approval. Under the Section One declaration, no building, addition, exterior change, painting or demolition may start until the Architectural Control Committee approves plans and the owner pays the damage deposit and application, inspection and processing fees set by the board. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Animals. The Section One declaration bars raising or keeping livestock or poultry. Dogs, cats and other common household pets are allowed if not kept for commercial purposes and not allowed to run loose. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Boats, RVs and trailers. Section One requires boats, trailers, motor homes and similar vehicles to be stored out of public view (in a garage on detention-lakefront lots), bans overnight street parking, and bars commercial vehicles and trucks over 1.5 tons from parking overnight except during construction. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Home offices. A home office is allowed under Section One only if clients do not come to the property, the business is not visible or audible from outside, and it fits the residential character; no lot may be used for commercial, educational or professional business purposes otherwise. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Each section has its own declaration. Sections One through Seven each have their own recorded declaration and amendments, so rules can differ by section. Ask for the declaration and amendments that apply to the specific lot. Texas Property Code Ch. 209 management certificate (via hoa.texas.gov)
Taxes and utilities
- Central water system. The Section One declaration says homes must connect to a central water system installed by a third party under contract with the developer; private water wells are allowed only for irrigation, with county and committee approval. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Septic systems. Section One has no public sewer requirement; each home must have a septic or other approved sewage system installed before occupancy, and the declaration says aerobic systems are preferred. Montgomery County's permit office handles on-site sewage permits. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- No MUD on sampled lots. Appraisal records for sampled lots in Sections 1 and 7 show no municipal utility district among the taxing units. Montgomery Central Appraisal District property search
- Electric service lines. Section One owners must pay to run electric service from the transformer to their meter before building and arrange the connection with the electric provider. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Fire service. Emergency Services District 8 appears on sampled appraisal records. Montgomery County ESD 8 operates the South Montgomery County Fire Department, which says it covers 53 square miles from six stations. Montgomery County ESD 8 / South Montgomery County Fire Department
- Septic permits and records. TCEQ directs homeowners to their county's authorized agent for on-site sewage facility permits and records; in Montgomery County that is the county permit office. Texas Commission on Environmental Quality
- Taxing units. Sampled appraisal records in Benders Landing Estates list five taxing units: Montgomery County, Montgomery County Hospital District, Lone Star College, Conroe ISD and Emergency Services District 8. Montgomery Central Appraisal District property search
- Montgomery County rate. Montgomery County's 2026 rate is $0.3860 per $100 of value, with a 20% homestead exemption. Montgomery County Tax Assessor-Collector, 2026 Tax Rates - 2026 Exemptions
- Hospital district rate. Montgomery County Hospital District's 2026 rate is $0.0458 per $100. Montgomery County Tax Assessor-Collector, 2026 Tax Rates - 2026 Exemptions
- Conroe ISD rate. Conroe ISD's 2026 rate is $0.9471 per $100, with a $140,000 homestead exemption. Montgomery County Tax Assessor-Collector, 2026 Tax Rates - 2026 Exemptions
- Lone Star College rate. Lone Star College's 2026 rate is $0.1058 per $100. Montgomery County Tax Assessor-Collector, 2026 Tax Rates - 2026 Exemptions
- ESD 8 rate. Emergency Services District 8's 2026 rate is $0.1000 per $100. Montgomery County Tax Assessor-Collector, 2026 Tax Rates - 2026 Exemptions
Schools
- Conroe ISD. Lots in Benders Landing Estates are taxed by Conroe ISD, per the appraisal district. Montgomery Central Appraisal District property search
- Check assigned schools by address. Conroe ISD's Find Your School Zone page links its address lookup, which shows the assigned campus and bus eligibility. Confirm assignments with the district before buying, since boundaries can change. Conroe ISD Transportation
Flood and drainage research
- Official flood map. The flood map in effect for an address is on FEMA's Flood Map Service Center, searchable by address. FEMA Flood Map Service Center
- County floodplain office. Montgomery County Floodplain Administration (501 N. Thompson, Suite 100, Conroe; 936-539-7836) publishes an interactive floodplain map, takes floodplain determination requests and sets steps for building in a floodplain. Montgomery County Floodplain Administration
- Open-ditch drainage. The Section One declaration says the subdivision drains through roadside ditches and swales; owners must keep the ditches and swales on their lot clear, may not change the established drainage, and the association may levy a drainage assessment. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Detention lakes. The declaration designates detention lakes as common areas. It calls them no-wake, bans gas-powered boats, allows electric trolling motors and limits boats to 18 feet. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Slab rules are not a flood guarantee. The declaration states that its slab elevation requirements are not a guarantee by the developer, committee or association that a home will be free of flood damage. Montgomery County Clerk, Declaration of Covenants, Conditions and Restrictions for Benders Landing Estates, Section I (Doc. 2005015341)
- Who handles flood control. SJRA says no single entity is in charge of flood planning for all of Montgomery County; the county, its floodplain office, SJRA and local districts each run their own efforts. San Jacinto River Authority
Getting around and nearby
- Location. Community Impact's 2017 profile placed Benders Landing Estates off Rayford Road near the Grand Parkway (SH 99). Community Impact (Nov. 8, 2017)
- Current listings search. A live HAR.com search filtered to the subdivision name "Benders Landing Estates" in ZIP 77386 returned listings from Sections 1, 2, 4, 5, 6 and 7 when tested on Oct. 27, 2026. HAR.com IDX
HAR neighborhood facts
HAR has one "Benders Landing" neighborhood page, which appears to combine Benders Landing and Benders Landing Estates, so these figures describe both subdivisions together. Appraisal-based values, not sale prices.
- Benders Landing: Single Family Properties: 675 (Benders Landing 2025 Facts) HAR.com
- Benders Landing: Median Sqft.: 4,249 (Benders Landing 2025 Facts) HAR.com
- Benders Landing: Median Lot SqFt.: 44,710 (Benders Landing 2025 Facts) HAR.com
- Benders Landing: Median Year Built: 2006 (Benders Landing 2025 Facts) HAR.com
- Benders Landing: Median Appraised Value: $992,966 (Benders Landing 2025 Facts) HAR.com
- Benders Landing: Median Market Value: $1,002,000 (Benders Landing 2025 Facts) HAR.com
- Benders Landing: Neighborhood Value Range: $751 - $1450 K (Benders Landing 2025 Facts) HAR.com
- Benders Landing: Median Appraised Value / Sqft.: $233.69 (Benders Landing 2025 Facts) HAR.com
- Benders Landing: Median Price / Sqft.: $258.16 (Benders Landing 2025 Facts) HAR.com
About Benders Landing, next door
- What Benders Landing is. Benders Landing is a separate, three-section subdivision (Sections One, Two and Three) in unincorporated south Montgomery County with a Spring 77386 mailing address, governed by its own association. Benders Landing POA management certificate (via hoa.texas.gov)
- Plat records. Section One is recorded at Cabinet P, Sheets 140-146; Section Two at Cabinet R, Sheets 142-149 (with a later partial replat at Cabinet Z); and Section Three at Cabinet X, Sheets 17-19 of the Montgomery County Map and Plat Records. Benders Landing POA management certificate (via hoa.texas.gov)
- Recorded restrictions. Declarations of covenants, conditions and restrictions were recorded for Section One (Clerk's Doc. Nos. 2001024582, 2002029410, 2004127533), Section Two (2002029410) and Section Three (2004127533). Benders Landing POA management certificate (via hoa.texas.gov)
- Property owners association. The association is Benders Landing Property Owners Association. Its management certificate was recorded in Montgomery County in January 2022 (Doc. No. 2022007782). Benders Landing POA management certificate (via hoa.texas.gov)
- Management company (2022 certificate). The 2022 certificate names Principal Management Group of Houston, 11000 Corporate Centre Drive, Suite 150, Houston, 713-329-7100, as managing agent and lists www.townsq.io as the association's website. Confirm the current manager before closing. Benders Landing POA management certificate (via hoa.texas.gov)
- Resale and transfer fees (2022 certificate). The certificate lists a $45 new-account setup fee, a $375 resale certificate, a $75 resale certificate update and a $220 legacy account closure fee. Fees may have changed since 2022. Benders Landing POA management certificate (via hoa.texas.gov)
- Bylaws. Amended and Restated Bylaws of the association were recorded under Clerk's Doc. No. 2009113985. Benders Landing POA management certificate (via hoa.texas.gov)
- Nonprofit filing. Benders Landing Property Owners Association is a 501(c)(4) organization (EIN 01-0704374). Its Form 990 for the year ending December 2024 reported $778,876 in revenue and $690,090 in expenses. ProPublica Nonprofit Explorer (IRS Form 990 data)
- Lot size (one sampled lot). An appraisal district record for a vacant Section Two lot on Trench Lane shows a 1.0046-acre primary site. Montgomery Central Appraisal District property search
- One- to two-acre homesites. Community Impact's 2015 profile of Benders Landing described one- to two-acre homesites with waterfront or wooded views and four lakes. Community Impact (2015)
- Taxing units. A sampled Benders Landing Section Two record lists the same five taxing units as the Estates: Montgomery County, Montgomery County Hospital District, Lone Star College, Conroe ISD and Emergency Services District 8, with no MUD. Montgomery Central Appraisal District property search
- 2026 rates. 2026 rates per $100: Montgomery County $0.3860, Montgomery County Hospital District $0.0458, Conroe ISD $0.9471, Lone Star College $0.1058 and ESD 8 $0.1000. Montgomery County Tax Assessor-Collector, 2026 Tax Rates - 2026 Exemptions
Side by side
Benders Landing Estates vs. Benders Landing
| Benders Landing Estates | Benders Landing | |
|---|---|---|
| Membership | Not confirmed by the club or the association. Ask the club and read the recorded association documents before you buy. | Not confirmed by the club or the association. Ask the club and read the recorded association documents before you buy. |
General guidance
Buying and Selling in Benders Landing Estates
General advice for due diligence and pricing, not facts about any particular home.
Before you buy
- Before you buy. Get the declaration for the lot's section and all amendments from the Montgomery County Clerk's online records, plus the association's resale certificate. Montgomery County Clerk
- Before you buy. Look up the property on the Montgomery Central Appraisal District site to confirm taxing units, exemptions and appraisal history. Montgomery Central Appraisal District
- Before you buy. Check the address on FEMA's Flood Map Service Center and request a floodplain determination from Montgomery County if the lot touches a mapped area. Montgomery County Floodplain Administration
- Before you buy. Ask the seller for septic permit and maintenance records and verify them with the county permit office. Montgomery County Permit Department
- Before you buy. Confirm assigned Conroe ISD campuses with the district's address lookup. Conroe ISD
- Before you buy. Confirm the current management company and dues directly with the association; the 2022 management certificate may be out of date. hoa.texas.gov management certificate search
If you are selling
- Selling a custom home here. General advice: gather the recorded declaration for your section, any Architectural Control Committee approvals for additions, pools and outbuildings, and the engineered foundation plans, since buyers of custom homes often ask for them. General advice by The Michael O'Neal Group; source shows the related record
- Selling a custom home here. General advice: have current aerobic septic maintenance records and the original permit ready; buyers and lenders often ask for them on homes without public sewer. General advice by The Michael O'Neal Group; source shows the related record
- Selling a custom home here. General advice: order the association's resale certificate early; the 2022 management certificate lists a $375 fee and charges extra for expedited delivery. General advice by The Michael O'Neal Group; source shows the related record
- Selling a custom home here. General advice: custom homes on large lots vary widely in size, finish and lot features, so pricing usually needs a home-by-home comparison rather than a neighborhood average. General advice by The Michael O'Neal Group; source shows the related record
- Selling a custom home here. General advice: disclose what you know about drainage and flood history and share any elevation certificate; buyers can check the official maps themselves. General advice by The Michael O'Neal Group; source shows the related record
- Selling a custom home here. General advice: if the home is in CrossRoads at Benders Landing Estates, confirm which association documents and fees apply before listing. General advice by The Michael O'Neal Group; source shows the related record
Talk with Michael
Buying or Selling in Benders Landing Estates?
Michael can pull recent sales and active listings, walk you through the deed restrictions and costs for a specific lot, and price a custom home against the right comparables.
Every neighborhood has its advantages and tradeoffs. Before you buy, let’s talk about what actually matters to you.
Michael O’Neal
Broker | REALTOR® · The Michael O’Neal Group
Keller Williams Realty Northeast
Call or text: 832-797-3780 · themichaelonealgroup.com