Bentwater

Bentwater Neighborhood Guide

Bentwater is a gated golf and waterfront community on the western shore of Lake Conroe in northwest Montgomery County, with its main entrance on FM 1097 west of Willis. Homes carry a Montgomery 77356 address and sit around a private club with 54 holes of golf, a yacht club and a marina.

Type
Lake community
City or county
Unincorporated Montgomery County (City of Conroe ETJ)
County
Montgomery
School district
Montgomery ISD
ZIP code
77356
Median market value (HAR 2025)
$568,369
Median year built (HAR 2025)
2004
Historic business district, Montgomery
Historic business district, Montgomery Illustrative photo of the area. Photo: Stedil, CC BY-SA 4.0, via Wikimedia Commons.

Photos from nearby, for a sense of the area (about 5.2 miles straight line from Bentwater).

Bentwater at a Glance

Where it is. Montgomery County MUD No. 18, which serves Bentwater, places it in northwest Montgomery County southwest of the FM 1097 bridge over Lake Conroe. The main entrance is on the south side of FM 1097 west of the bridge; the district describes it as about 7 miles west of Willis and I-45 by road. Montgomery County MUD No. 18: About

Size and shoreline. The club describes Bentwater as a 1,400-acre master planned community along 12.5 miles of Lake Conroe shoreline. The utility district covers about 1,479 acres with about 9 miles of bulkhead shoreline on the lake's western shore. Bentwater Yacht & Country Club Montgomery County MUD No. 18: About

County and city status. The utility district says all of its roughly 1,479 acres sit within the extraterritorial jurisdiction of the City of Conroe, so Bentwater is outside any city limits and has no city property tax. Montgomery County MUD No. 18: About

When it started. Montgomery County MUD No. 18 was created on Sept. 12, 1973, and the Bentwater Property Owners Association was formed in 1987. HAR's 2025 facts put the median year built at 2004. Montgomery County MUD No. 18: About Bentwater Property Owners Association HAR.com: Bentwater (2025 facts)

Homes and lots. HAR's 2025 facts list 2,366 single-family properties with a median size of 3,290 square feet on a median lot of 11,179 square feet, and a median market value of $568,369 within a range of $376K to $1.33 million. HAR.com: Bentwater (2025 facts)

Golf, yacht club and marina. Bentwater Yacht & Country Club lists 54 holes on three private courses (Weiskopf, Miller and Grand Pines), a Sports Club and a Yacht Club. Its marina has more than 150 open and covered slips, and its fuel station and Ship's Store also serve the public. Bentwater Yacht & Country Club: Golf Bentwater: Marina and Ship's Store

Gates and the POA. The POA staffs the main entrance 24 hours a day and limits access there to owners and approved guests; contractors use the West Entrance, open 6 a.m. to 10 p.m. The POA maintains streets, esplanades, parks and green spaces and coordinates the Architectural Control Committee. Bentwater POA: Services

Main roads. FM 1097 crosses Lake Conroe to Willis and I-45. On the south side of the lake, SH 105 runs east through Conroe and west to Montgomery, where it meets FM 149. Montgomery County MUD No. 18: About TxDOT: SH 105 highway designation TxDOT: FM 149 highway designation

Utilities. The POA lists Entergy for electricity, Hays Utility for water, CenterPoint for gas and a private hauler for garbage. Hays Utility North Corporation is the utility district's operator. Bentwater POA: Numbers and links Montgomery County MUD No. 18: About

Approximate center of Bentwater, © OpenStreetMap contributors. Boundaries are not shown; confirm an address with the appraisal district.

Homes and the Bentwater Market

HAR neighborhoodSingle-family homesMedian sizeMedian lotMedian year builtMedian market valueValue range
Bentwater2,3663,290 sq ft11,179 sq ft2004$568,369$376 - $1329 K

HAR.com 2025 neighborhood facts. Market value is the appraisal district’s figure, not a sale price, and a median is not the value of any one home.

Median closed price, recent closed sales, price per square foot, days on market and active inventory for Bentwater are MLS figures that HAR’s public pages do not publish by neighborhood. Ask for a current MLS report for the sections you are considering.

Live HAR.com search for Bentwater; if it shows no homes, none are listed under that name right now. Widen the search or ask us.

Property Taxes, HOA and MUD in Bentwater

Taxing unitAdopted rateYearSource
Montgomery County$0.3860 per $1002026Source
Montgomery County Hospital District$0.0458 per $1002026Source
Montgomery ISD$1.0479 per $1002026Source
Montgomery County ESD 2$0.1000 per $1002026Source
Montgomery County MUD No. 18$0.1600 per $1002026Source

HAR's tax table for Bentwater lists Montgomery County, the hospital district, Montgomery ISD, ESD 2 and Montgomery County MUD No. 18, and notes that tax units vary by property. Confirm every unit on the appraisal and tax records for the address. HAR.com: Bentwater (2025 facts) Texas Comptroller: Montgomery County directory

MUD No. 18 set $0.16 per $100 for 2026, down from $0.17 in 2025. Its taxes are collected by Equi-Tax, not on the county tax office's rate sheet. Montgomery County MUD No. 18 Montgomery County MUD No. 18: About

A seller in a utility district must give the statutory MUD notice before the contract is signed. Texas Water Code 49.452

HOA and deed restrictions

No assessment amount is published by an official source, so we do not show one. The resale certificate for the address shows what it owes.

The Bentwater Property Owners Association (170 Hillsborough Dr. W., 936-597-5532) publishes its deed restrictions, governing documents and policies online, including leasing, tree removal, golf cart, boat dock and slip, and pool enclosure policies. It does not post the assessment amount, so get it from the resale certificate. Bentwater Property Owners Association Bentwater POA: Policies and resolutions Bentwater POA: Deed restrictions

POA assessments do not include club membership. The club sells Grand, Country Club, Masters Golf, Sports and Social memberships separately and does not publish prices. Bentwater Yacht & Country Club: Membership

Rates are per $100 of taxable value; a tax bill also depends on the appraised value, exemptions and which units cover the address. Look an address up: Montgomery Central Appraisal District property search, Montgomery County Tax Office, True Cost of Homeownership calculator.

Schools Serving Bentwater

HAR's tax table for Bentwater lists Montgomery ISD as the school district. Montgomery ISD posts elementary, junior high and high school zoning maps but no address lookup, so call the district at 936-276-2000 to confirm campuses for a specific address. HAR.com: Bentwater (2025 facts) Montgomery ISD: Zone maps

Montgomery ISD lists two high schools, Montgomery High and Lake Creek High, and two junior highs, Montgomery and Oak Hills. Montgomery ISD: Our schools

School assignments and attendance boundaries can change. Confirm the assigned schools directly with the district before making a housing decision.

Flood and Drainage Research for Bentwater

SJRA lists Lake Conroe's normal pool at 201 feet and its flowage easement at 207 feet. The record high was 206.24 feet on Aug. 28, 2017, during Hurricane Harvey, so compare a waterfront lot's surveyed elevations with those numbers. SJRA: Lake Conroe facts SJRA: History

SJRA says it has no obligation to keep the lake at any level for a dock's use, and the record low was 192.68 feet in December 2011. SJRA: Licensing my residential structure SJRA: History

A Lake Conroe and Lake Houston joint operations study began in September 2025, with results expected in late 2026. Seasonal lowering under the 2022 compromise plan ran through the end of 2023. SJRA: Lake Conroe-Lake Houston joint operations study, public meeting 1 SJRA: Flood mitigation strategy FAQ (2022)

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, and price flood insurance before your option period ends.

Everyday Places Near Bentwater

Groceries

Shopping

Hospitals and urgent care

Parks and trails

Golf

Entertainment

Libraries

Each place links to its own site and was confirmed operating on Oct. 28, 2026. Listed by location, not a ranking or a recommendation.

Getting Around from Bentwater

From the main entrance on FM 1097, the road runs east across the Lake Conroe bridge to Willis and I-45, the route south toward The Woodlands, downtown Houston and IAH. Montgomery County MUD No. 18: About

Trips south of the lake use SH 105, which runs from Montgomery east through Conroe to I-45. TxDOT has a proposed widening of SH 105 between Mount Mariah Road and FM 149 west of Montgomery, but its posted schedule dates from 2017. TxDOT: SH 105 highway designation TxDOT: SH 105 from Mount Mariah Road to FM 149

We name routes rather than quote drive times, which change with the hour and the exact address. Straight-line miles to both airports are on the fact sheet below.

Bentwater Questions Buyers Ask

What are the pros and cons of buying in Bentwater?

Bentwater puts gated waterfront and golf homes on 12.5 miles of Lake Conroe shoreline, with a staffed main entrance and a marina with more than 150 slips. The tradeoffs are a private club priced separately from the house, SJRA rules on docks and bulkheads, and errands that start with a drive off the lake.

Sources: Bentwater Yacht & Country Club Bentwater POA: Services Bentwater: Marina and Ship's Store Checked Oct. 28, 2026

What do homes in Bentwater cost?

HAR's 2025 facts give a median market value of $568,369, with a range of $376K to $1.33 million, for 2,366 single-family properties. Market value is the appraisal district's figure, not a sale price; ask for MLS sales for the street you want.

Sources: HAR.com: Bentwater (2025 facts) Checked Oct. 28, 2026

What property taxes and MUD does a Bentwater home pay?

On the 2026 county sheet, Montgomery County is $0.3860, the hospital district $0.0458, Montgomery ISD $1.0479 and ESD 2 $0.1000 per $100. Montgomery County MUD No. 18 adds $0.16 for 2026. There is no city tax because Bentwater sits in Conroe's ETJ.

Sources: Montgomery County Tax Office: 2026 rates and exemptions Montgomery County MUD No. 18 Montgomery County MUD No. 18: About Checked Oct. 28, 2026

How much are Bentwater POA dues, and do they include the club?

The Bentwater POA does not post its assessment online, so the resale certificate is the place to confirm it. Club membership is separate: the club offers Grand, Country Club, Masters Golf, Sports and Social levels without published prices.

Sources: Bentwater Property Owners Association Bentwater Yacht & Country Club: Membership Checked Oct. 28, 2026

Can I play golf at Bentwater if I buy a home there?

Only with a club membership. Bentwater's 54 holes are private, and the Country Club level lists unlimited play on 36 holes; Grand Pines is described as having a limited membership. The club does not say whether owners must join.

Sources: Bentwater Yacht & Country Club: Golf Bentwater Yacht & Country Club: Membership Bentwater: Grand Pines Golf Club Checked Oct. 28, 2026

Where do Bentwater residents buy groceries?

There is no grocery store inside the gates. The nearest stores we confirmed are Brookshire Brothers and Walmart on SH 105 in Montgomery, and an H-E-B at SH 105 and FM 2854 had an estimated construction completion of Aug. 26, 2026 in its state filing.

Sources: Brookshire Brothers Montgomery #73 Walmart Montgomery Supercenter TDLR: HEB Montgomery Store project TABS2025013457 Checked Oct. 28, 2026

What routes do Bentwater commuters use?

FM 1097 runs east from the main entrance across the lake to Willis and I-45. SH 105 runs along the south side of the lake to Conroe and I-45.

Sources: Montgomery County MUD No. 18: About TxDOT: SH 105 highway designation Checked Oct. 28, 2026

Can I put in a boat dock on a Bentwater lot?

Owning a waterfront lot does not include a right to a dock. Every private dock on Lake Conroe needs an SJRA license with an annual fee, bulkheads need an SJRA permit, and the POA has its own boat dock and slip policy.

Sources: SJRA: Licensing my residential structure SJRA: Permitting my bulkhead Bentwater POA: Policies and resolutions Checked Oct. 28, 2026

Are there newer homes in Bentwater?

HAR's 2025 median year built is 2004, so about half the homes were built in 2004 or later. The POA's unconsolidated lot and construction policies apply to any new build, and the Architectural Control Committee reviews plans.

Sources: HAR.com: Bentwater (2025 facts) Bentwater POA: Policies and resolutions Bentwater POA: Services Checked Oct. 28, 2026

What should I check before making an offer in Bentwater?

Ask for the resale certificate, the SJRA dock license and bulkhead permit on waterfront lots, the MUD notice, and surveyed elevations compared with the 201-foot normal pool and 207-foot flowage easement. Confirm the school district and campuses with Montgomery ISD by phone.

Sources: Texas HOA management certificate search SJRA: Licensing my residential structure Texas Water Code 49.452 Checked Oct. 28, 2026

Keeping It Real with Michael O’Neal

Why Live in Bentwater? The Good, The Bad & The Reality

Want a gated home on Lake Conroe with a marina and 54 holes of golf behind the gates? Bentwater was built around exactly that. Just know the golf is a separate private membership, and any dock or bulkhead runs through SJRA licensing.

Neighborhood Reality Check

Why You’ll Love It

  • Real lake frontage
  • Three golf courses
  • A marina inside the gates

What Might Surprise You

  • Club membership is extra
  • Docks and bulkheads need SJRA paperwork
  • The lake level is not promised

Everyday Convenience

  • Nearest H-E-B: H-E-B Willis, 8.0 mi
  • ER: HCA Houston Healthcare Conroe, 14 mi

Straight-line miles.

Michael’s Take

Bentwater makes sense when the lake and the club are the reason you are moving, not a bonus.

Compare nearby:

Five Reasons People Love Living in Bentwater

  1. 1
    Real lake frontage

    The club describes 12.5 miles of Lake Conroe shoreline, and the utility district counts about 9 miles of bulkhead shoreline on the western shore.

    Bentwater Yacht & Country Club Montgomery County MUD No. 18: About

  2. 2
    Three golf courses

    Bentwater Yacht & Country Club lists the Weiskopf, Miller and Grand Pines courses, 54 private holes, plus a Sports Club and Yacht Club.

    Bentwater Yacht & Country Club: Golf

  3. 3
    A marina inside the gates

    The marina has more than 150 open and covered slips, a fuel station and a Ship's Store, and club members without a slip can use its boat launch.

    Bentwater: Marina and Ship's Store

  4. 4
    Staffed main gate

    The POA staffs the main entrance 24 hours a day for owners and approved guests and sends contractors through a separate West Entrance with set hours.

    Bentwater POA: Services Bentwater POA: Contractor and delivery entry schedule

  5. 5
    Bigger homes than April Sound

    HAR's 2025 facts put the median home at 3,290 square feet, compared with 2,280 in April Sound across the lake.

    HAR.com: Bentwater (2025 facts) HAR.com: April Sound (2025 facts)

Five Things You Should Know Before Moving to Bentwater

  1. 1
    Club membership is extra

    The club sells Grand, Country Club, Masters Golf, Sports and Social memberships without published prices, and it does not say whether owners must join. Price that separately from the house.

    Bentwater Yacht & Country Club: Membership

  2. 2
    Docks and bulkheads need SJRA paperwork

    Waterfront ownership does not include a dock right; each private dock needs an SJRA license with an annual fee, and bulkheads need an SJRA permit. The POA has its own dock and slip policy too.

    SJRA: Licensing my residential structure SJRA: Permitting my bulkhead Bentwater POA: Policies and resolutions

  3. 3
    The lake level is not promised

    Lake Conroe hit a record 206.24 feet on Aug. 28, 2017, against a 201-foot normal pool and a 207-foot flowage easement, and SJRA has no duty to hold any level for docks.

    SJRA: History SJRA: Lake Conroe facts SJRA: Licensing my residential structure

  4. 4
    Errands mean leaving the lake

    There is no grocery store inside the gates. The closest ones we confirmed are on SH 105 in Montgomery, and the route to Willis and I-45 crosses the lake on FM 1097.

    Brookshire Brothers Montgomery #73 Walmart Montgomery Supercenter Montgomery County MUD No. 18: About

  5. 5
    A MUD and a long rulebook

    Montgomery County MUD No. 18 adds $0.16 per $100 for 2026, and the POA posts policies on leasing, tree removal, golf carts, license plate readers and pool enclosures. Read them before you plan changes.

    Montgomery County MUD No. 18 Bentwater POA: Policies and resolutions

Who Might Love Bentwater?

  • Buyers who want waterfront with room to keep a boat close by
  • Buyers who plan to join a private club with more than one course
  • Buyers who want a staffed gate and POA-maintained streets and parks
  • Buyers who want a larger house on the lake than April Sound's HAR median

Who Might Prefer Somewhere Else?

  • If you want lake access and private golf at a lower HAR median value, compare Montgomery and its other lake communities.
  • If you want new construction around a golf club without lakefront licensing, look at Woodforest.
  • If you want shopping and errands inside your own community, The Woodlands puts more of that closer to home.

Everyday Convenience in Bentwater

Main routes: FM 1097, which crosses Lake Conroe to Willis and I-45, and SH 105 on the south side of the lake between Montgomery and Conroe. Montgomery County MUD No. 18: About TxDOT: SH 105 highway designation

Nearest H-E-BH-E-B Willis 8.0 mi
Nearest H-E-BConroe Market H-E-B 10 mi
PharmacyIn-store pharmacy at H-E-B Willis 8.0 mi
Hospital with an ERHCA Houston Healthcare Conroe 14 mi
AirportGeorge Bush Intercontinental Airport (IAH) 35 mi
AirportWilliam P. Hobby Airport (HOU) 57 mi

Distances are straight-line from the approximate center of Bentwater, 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$568,369HAR 2025 facts (Bentwater)
Value range$376 - $1329 KHAR 2025 facts (Bentwater)
Median home size3,290 sq ftHAR 2025 facts (Bentwater)
Median lot11,179 sq ftHAR 2025 facts (Bentwater)
Median year built2004HAR 2025 facts (Bentwater)
Single-family homes2,366HAR 2025 facts (Bentwater)
Tax rate: Montgomery County$0.3860 per $100 (2026)official rate; not a tax bill
Tax rate: Montgomery County Hospital District$0.0458 per $100 (2026)official rate; not a tax bill
Tax rate: Montgomery ISD$1.0479 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 Bentwater 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 Bentwater Fact Sheet.

Michael’s Take Broker opinion, based on the sourced facts above

My take: Bentwater makes sense when the lake and the club are the reason you are moving, not a bonus. Get the club's membership terms in writing before you write an offer, because the POA and the club are separate bills. On any waterfront lot I would ask for the SJRA dock license, the bulkhead permit and a survey showing elevations against the 207-foot easement.

Bentwater vs. Nearby Neighborhoods

Bentwater vs. April Sound

Choose April Sound and you gain: April Sound's HAR 2025 median market value is $348,963 against Bentwater's $568,369, and it also has a gate and a private club on the lake.

You give up: Homes are smaller and older there, with a 2,280 square foot median built in 1994, and its club has 27 holes instead of 54.

Bentwater vs. Woodforest

Choose Woodforest and you gain: Woodforest is a newer Johnson Development master plan south of the lake with a 27-hole golf club and the Forest Island Recreation Center.

You give up: You give up Lake Conroe frontage, the marina and a staffed gate.

Bentwater vs. Montgomery

Choose Montgomery and you gain: The town of Montgomery adds a historic downtown and, in the Montgomery Townsite, a median lot of 21,867 square feet.

You give up: You give up the gated lake and golf setting that defines Bentwater.

Questions buyers ask about Bentwater

Is Bentwater a good place to live?

It suits buyers who want Lake Conroe frontage, a staffed gate and private golf on three courses, in homes with a 3,290 square foot HAR median. Before buying, price the club membership separately, check SJRA licenses on any dock or bulkhead, and plan for errands on SH 105.

Sources: Bentwater Yacht & Country Club Montgomery County MUD No. 18: About Bentwater Yacht & Country Club: Golf Checked Oct 28, 2026

What are the downsides of living in Bentwater?

Golf and club amenities cost extra and the club does not publish prices. Docks and bulkheads need SJRA licenses, SJRA does not promise a lake level, and groceries are outside the gates. MUD No. 18 also adds its own tax.

Sources: Bentwater Yacht & Country Club Montgomery County MUD No. 18: About Bentwater Yacht & Country Club: Golf 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

Bentwater 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 neighborhoodSingle-family homesMedian sizeMedian year builtMedian market value
Bentwater2,3663,290 sq ft2004$568,369

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. Full market snapshot.

HAR.com

Checked Oct 28, 2026

Property taxes

Taxing unitAdopted rateYearSource
Montgomery County$0.3860 per $1002026Source
Montgomery County Hospital District$0.0458 per $1002026Source
Montgomery ISD$1.0479 per $1002026Source
Montgomery County ESD 2$0.1000 per $1002026Source
Montgomery County MUD No. 18$0.1600 per $1002026Source

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. All tax details on this page.

Checked Oct 28, 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

School assignments and attendance boundaries can change. Confirm the assigned schools directly with the district before making a housing decision. School notes on this page.

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. Flood notes on this page.

Nearby essentials

Straight-line distance from the approximate center of Bentwater, not driving distance or time. Each name links to its official site. A list is not a recommendation or a ranking.

See Bentwater on the area map

Checked Oct 28, 2026

Area map

Ask Michael about Bentwater

Thinking About Buying or Selling in Bentwater?

Every neighborhood has its advantages and tradeoffs. Let me help you understand the market, the costs and what to look for before making a decision.

Michael O’Neal
Broker | REALTOR® · The Michael O’Neal Group
Keller Williams Realty Northeast
Call or text: 832-797-3780

Personal help

Questions about Bentwater?

Everything on this page is free to read. When you want help with a specific home, a shortlist or your own home’s value, tell us what you need.

832-797-3780

Researched and checked Oct. 28, 2026. Every fact links to its source. Related: Montgomery · All Houston communities · Area map

The O’Neal Insider · Free weekly

Get the Houston Neighborhood Insider.

Local events, neighborhood updates, and real estate insights for the areas you care about. Read the latest edition.

Which areas and topics? Pick any.Areas
Also want text alerts? (optional)