Mostyn Manor
Mostyn Manor Neighborhood Guide
Mostyn Manor is a Magnolia area subdivision of about 550 homes in Montgomery County, in the FM 1488 and FM 149 area, known for half acre lots and homes built mostly in the 2010s.
- Type
- Subdivision
- City or county
- Unincorporated Montgomery County: HAR's tax table for Mostyn Manor lists no city and no MUD.
- County
- Montgomery
- School district
- Magnolia ISD
- ZIP code
- 77354
- Median market value (HAR 2025)
- $636,000
- Median year built (HAR 2025)
- 2014
Photos from nearby, for a sense of the area (about 4.1 miles straight line from Mostyn Manor).
Mostyn Manor at a Glance
Between SH 249 and FM 149. DRB Homes places its Mostyn Manor Reserve section near Highway 249, FM 149, Spur 149, FM 1488 East, Community Road and Damuth Drive, with its sales office at 40612 Damuth Dr. DRB Homes: Mostyn Manor Reserve
Montgomery County, outside any city. HAR lists Mostyn Manor in Montgomery County, ZIP 77354, and its tax table shows the county, the hospital district, Magnolia ISD, ESD 10 and Lone Star College, with no city or MUD. HAR.com: Mostyn Manor (2025 facts and tax table)
About 550 homes, mostly 2010s. HAR counts 549 single family properties with a median year built of 2014 and a median size of 3,307 sq ft (2025 facts). HAR.com: Mostyn Manor (2025 facts and tax table)
Half acre lots. The median lot is 21,824 sq ft, about half an acre, versus 7,392 sq ft median in Lakes of Magnolia. HAR.com: Mostyn Manor (2025 facts and tax table) HAR.com: Lakes of Magnolia (2025 facts)
New homes still going up. DRB Homes builds Mostyn Manor Reserve, a newer section marketed under the Mostyn Manor name, on homesites it calls oversized, with plans from 2,430 to 4,920 sq ft and 3 to 6 bedrooms; Brightland also markets the section with a natural, wooded setting. DRB Homes: Mostyn Manor Reserve Brightland Homes: Mostyn Manor Reserve
No community amenity center listed. DRB's page lists no community amenities for Mostyn Manor Reserve; it points instead to nearby golf clubs and Lake Conroe. DRB Homes: Mostyn Manor Reserve
FM 1488 is the main road. FM 1488 is Magnolia's main east to west road, and TxDOT is widening it to four lanes with a center turn lane between FM 1774 and west of FM 149. Community Impact: 4 transportation updates around Magnolia (Jan. 2026)
SH 249 south to the Grand Parkway. SH 249 runs south through Montgomery County as a toll road toward Tomball, where the Grand Parkway Segment F-1 connects to US 290. KBTX: SH 249 open (2022) TxDOT: Grand Parkway Segment F-1
Homes and the Mostyn Manor Market
| HAR neighborhood | Single-family homes | Median size | Median lot | Median year built | Median market value | Value range |
|---|---|---|---|---|---|---|
| Mostyn Manor | 549 | 3,307 sq ft | 21,824 sq ft | 2014 | $636,000 | $514 - $737 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.
Builders currently marketing Mostyn Manor Reserve on their own sites: DRB Homes (plans 2,430 to 4,920 sq ft) and Brightland Homes. DRB Homes: Mostyn Manor Reserve Brightland Homes: Mostyn Manor Reserve
Median closed price, recent closed sales, price per square foot, days on market and active inventory for Mostyn Manor 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 Mostyn Manor; 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 Mostyn Manor
| Taxing unit | Adopted rate | Year | Source |
|---|---|---|---|
| Montgomery County | $0.3860 per $100 | 2026 | Source |
| Montgomery County Hospital District | $0.0458 per $100 | 2026 | Source |
| Lone Star College | $0.1058 per $100 | 2026 | Source |
| Magnolia ISD | $0.9325 per $100 | 2026 | Source |
| Montgomery County ESD 10 | $0.0963 per $100 | 2026 | Source |
HAR's Mostyn Manor tax table lists no MUD, and Brightland markets the Reserve section as having no MUD tax. HAR notes tax units vary by property, so confirm on the tax statement. HAR.com: Mostyn Manor (2025 facts and tax table) Brightland Homes: Mostyn Manor Reserve
ESD 10 operates as the Magnolia Fire Department and became the direct fire provider on Jan. 1, 2022. Community Impact: ESD 10 becomes Magnolia fire provider (2022)
Texas school districts exempt $140,000 of a homestead's value; file Form 50-114 with the Montgomery Central Appraisal District after closing. Texas Comptroller: property tax exemptions
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.
No association website, management certificate or published dues for Mostyn Manor were found. Ask for the deed restrictions and resale certificate early, and read them for rules on outbuildings, fences and animals if you plan to use the lot. HAR.com: Mostyn Manor (2025 facts and tax table)
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 Mostyn Manor
- Magnolia ISD School Site Locator Map (by address)
Mostyn Manor is in Magnolia ISD (HAR tax table). Magnolia ISD assigns campuses by address and has rezoned recently, so confirm every campus in the district's School Site Locator. HAR.com: Mostyn Manor (2025 facts and tax table) Magnolia ISD: School Site Locator
The district says streets near its boundary may show inside or outside on its maps and tells residents to confirm with the appraisal district. Magnolia ISD: attendance zones
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 Mostyn Manor
No official page names Mostyn Manor's watershed. The Magnolia area drains toward Spring Creek and Lake Creek; look up the lot on FEMA's Map Service Center and ask the seller for any elevation certificate. HCFCD: Spring Creek watershed TPWD: Lake Creek FEMA Flood Map Service Center
SJRA's gauge dashboards show rain and creek levels across the San Jacinto basin. SJRA: rain and stream gauge dashboards
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 Mostyn Manor
Groceries
- H-E-B Magnolia Place on FM 1488 (13663 FM 1488), with a pharmacy
Pharmacies
- Magnolia Market H-E-B east on FM 1488 (7988 FM 1488), drive-thru pharmacy
Restaurants
- The Magnolia Stroll restaurants and shops along Magnolia's original town center
Shopping
- The Woodlands Mall in The Woodlands, east via FM 1488
Hospitals and urgent care
- HCA Houston Healthcare Tomball in Tomball via SH 249 (605 Holderrieth Blvd.)
Parks and trails
- Unity Park City of Magnolia, 19450 Unity Park Dr.
- Spring Creek Park Harris County park in Tomball (15012 Brown Rd.)
- Kleb Woods Nature Preserve Harris County preserve in Tomball (20303 Draper Rd.)
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 Mostyn Manor
South: SH 249 (tolled in Montgomery County) to Tomball, then the Grand Parkway Segment F-1 to US 290. KBTX: SH 249 open (2022) TxDOT: Grand Parkway Segment F-1
East: FM 1488 toward I-45 and The Woodlands; the FM 1488 widening between FM 1774 and west of FM 149 means work zones on the main road out. Community Impact: 4 transportation updates around Magnolia (Jan. 2026)
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.
Mostyn Manor Questions Buyers Ask
What are the pros and cons of living in Mostyn Manor?
You get half acre lots, mostly 2010s homes and a tax table with no MUD on HAR. You give up a community pool or clubhouse (none is listed), and you should confirm how the home gets water and wastewater before you buy.
Sources: HAR.com: Mostyn Manor (2025 facts and tax table) DRB Homes: Mostyn Manor Reserve Magnolia area guide: utilities outside city limits Checked Oct. 28, 2026
What are homes worth in Mostyn Manor?
HAR's 2025 facts show a median market value of $636,000 and a neighborhood range of $514K to $737K across 549 homes. That is a market value estimate, not a sale price.
Sources: HAR.com: Mostyn Manor (2025 facts and tax table) Checked Oct. 28, 2026
Is there a MUD tax in Mostyn Manor?
HAR's tax table lists no MUD, and a builder markets the Reserve section as no MUD tax. The 2026 county units are Montgomery County $0.3860, the hospital district $0.0458, Lone Star College $0.1058, Magnolia ISD $0.9325 and ESD 10 $0.0963 per $100.
Sources: HAR.com: Mostyn Manor (2025 facts and tax table) Brightland Homes: Mostyn Manor Reserve Montgomery County Tax Office: 2026 Tax Rates and 2026 Exemptions Checked Oct. 28, 2026
How big are the lots in Mostyn Manor?
HAR puts the median lot at 21,824 sq ft, about half an acre, with a median home of 3,307 sq ft.
Sources: HAR.com: Mostyn Manor (2025 facts and tax table) Checked Oct. 28, 2026
Are there HOA fees in Mostyn Manor?
We did not find an association site or published dues. Ask the listing agent for the deed restrictions and the resale certificate before you write an offer.
Sources: HAR.com: Mostyn Manor (2025 facts and tax table) Checked Oct. 28, 2026
Can I buy a new home in Mostyn Manor?
Builders are marketing Mostyn Manor Reserve, a newer section under the Mostyn Manor name: DRB Homes with plans from 2,430 to 4,920 sq ft, and Brightland Homes. Confirm with the builder which section and restrictions a lot falls under.
Sources: DRB Homes: Mostyn Manor Reserve Brightland Homes: Mostyn Manor Reserve Checked Oct. 28, 2026
Where is the nearest grocery store to Mostyn Manor?
H-E-B Magnolia Place is at 13663 FM 1488, with a pharmacy. Restaurants, shopping and the hospital in Tomball also mean driving out on FM 1488 or SH 249.
Sources: H-E-B Magnolia Place Checked Oct. 28, 2026
What routes do Mostyn Manor commuters take?
SH 249 south through the toll section to Tomball and the Grand Parkway, or FM 1488 east toward I-45. FM 1488 is being widened between FM 1774 and west of FM 149.
Sources: KBTX: SH 249 open (2022) TxDOT: Grand Parkway Segment F-1 Community Impact: 4 transportation updates around Magnolia (Jan. 2026) Checked Oct. 28, 2026
What should I check before making an offer in Mostyn Manor?
Confirm how the house gets water and wastewater and get any well report and septic permit record, read the deed restrictions, confirm the school assignment with Magnolia ISD and look up the lot on FEMA's Map Service Center.
Sources: Texas Groundwater Protection Committee: buying property with a private water well TCEQ: on-site sewage facilities Magnolia ISD: School Site Locator Checked Oct. 28, 2026
Keeping It Real with Michael O’Neal
Why Live in Mostyn Manor? The Good, The Bad & The Reality
Want half an acre and a 2010s house without a MUD line on the tax table? Mostyn Manor gives you that off FM 1488 in the Magnolia area. The tradeoff is that there is no clubhouse or pool to share, and you need to know exactly how the house gets its water and wastewater.
Neighborhood Reality Check
Why You’ll Love It
- Half acre lots
- No MUD on the tax table
- Newer homes
What Might Surprise You
- Water and wastewater are on your checklist
- No amenity center
- Restrictions we could not read
Everyday Convenience
- Nearest H-E-B: H-E-B Magnolia Place, 0.9 mi
- ER: HCA Houston Healthcare Tomball, 10 mi
- Shopping: Grand Parkway Marketplace, 13 mi
- Park: Spring Creek Park, 9.1 mi
Straight-line miles.
Five Reasons People Love Living in Mostyn Manor
- 1Half acre lots
HAR's 2025 facts put the median lot at 21,824 sq ft, about half an acre, under a median home of 3,307 sq ft.
- 2No MUD on the tax table
HAR's tax table lists the county, hospital district, Magnolia ISD, ESD 10 and Lone Star College, and no MUD. A builder also markets the Reserve section as having no MUD tax.
HAR.com: Mostyn Manor (2025 facts and tax table) Brightland Homes: Mostyn Manor Reserve
- 3Newer homes
The median year built is 2014 across 549 homes, so most houses here were built in the last dozen years.
- 4New construction on bigger homesites
DRB Homes builds Mostyn Manor Reserve on homesites it calls oversized, with plans from 2,430 to 4,920 sq ft.
- 5H-E-B on FM 1488
H-E-B Magnolia Place, with a pharmacy, is on FM 1488 at 13663 FM 1488.
Five Things You Should Know Before Moving to Mostyn Manor
- 1Water and wastewater are on your checklist
With no MUD on HAR's table, ask how the home is served. If it has a private well, Texas leaves water testing to the owner, and septic systems are permitted through a TCEQ authorized agent.
HAR.com: Mostyn Manor (2025 facts and tax table) Texas Groundwater Protection Committee: buying property with a private water well TCEQ: on-site sewage facilities
- 2No amenity center
DRB lists no community amenities for the Reserve section, so pools, playgrounds and trails mean Unity Park in Magnolia or county parks in Tomball.
DRB Homes: Mostyn Manor Reserve City of Magnolia: Unity Park
- 3Restrictions we could not read
We found no association site, dues or deed restrictions online. Get them before an offer, especially if you plan a shop building, a fence or animals.
- 4FM 1488 is a work zone
TxDOT is widening FM 1488 to four lanes between FM 1774 and west of FM 149, which is the main road in and out.
Community Impact: 4 transportation updates around Magnolia (Jan. 2026)
- 5School assignments vary
Magnolia ISD rezoned elementary schools for 2024-25 and older grades for 2025-26, and says boundary streets should be confirmed with the appraisal district.
Who Might Love Mostyn Manor?
- Buyers who want a half acre lot with a newer house
- Buyers who would rather skip a MUD tax than have a community pool
- Buyers who want room for a garden, a shop or outdoor space
- Buyers comfortable driving out for errands on FM 1488
Everyday Convenience in Mostyn Manor
- A residential area with errands on FM 1488 Shopping and restaurants are outside the subdivision: H-E-B Magnolia Place on FM 1488, and Magnolia's town center along The Stroll. H-E-B Magnolia Place City of Magnolia: The Magnolia Stroll
- Parks are city and county parks With no community amenity center listed, the nearby options are Unity Park, a 30 acre city park with 2.5 miles of trails, and Harris County's parks in Tomball. City of Magnolia: Unity Park DRB Homes: Mostyn Manor Reserve
Main routes: FM 1488 east to west, FM 149 and Spur 149, and SH 249 (tolled in Montgomery County) south toward Tomball and the Grand Parkway. DRB Homes: Mostyn Manor Reserve Community Impact: 4 transportation updates around Magnolia (Jan. 2026) KBTX: SH 249 open (2022)
| Nearest H-E-B | H-E-B Magnolia Place 0.9 mi |
|---|---|
| Nearest H-E-B | Magnolia Market H-E-B 5.2 mi |
| Pharmacy | In-store pharmacy at H-E-B Magnolia Place 0.9 mi |
| Hospital with an ER | HCA Houston Healthcare Tomball 10 mi |
| Major shopping | Grand Parkway Marketplace 13 mi |
| Parks and nature | Spring Creek Park 9.1 mi |
| Airport | George Bush Intercontinental Airport (IAH) 26 mi |
| Airport | William P. Hobby Airport (HOU) 46 mi |
Distances are straight-line from the approximate center of Mostyn Manor, 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 | $636,000 | HAR 2025 facts (Mostyn Manor) |
|---|---|---|
| Value range | $514 - $737 K | HAR 2025 facts (Mostyn Manor) |
| Median home size | 3,307 sq ft | HAR 2025 facts (Mostyn Manor) |
| Median lot | 21,824 sq ft | HAR 2025 facts (Mostyn Manor) |
| Median year built | 2014 | HAR 2025 facts (Mostyn Manor) |
| Single-family homes | 549 | HAR 2025 facts (Mostyn Manor) |
| 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: Lone Star College | $0.1058 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 Mostyn Manor 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 Mostyn Manor Fact Sheet.
Michael’s Take Broker opinion, based on the sourced facts above
My take: Mostyn Manor is about the lot. Half an acre with a house from the 2010s and no MUD on the tax table is a real combination in this area. I would get the utility setup, the deed restrictions and the school assignment in writing before you fall for the yard.
Mostyn Manor vs. Nearby Neighborhoods
Mostyn Manor vs. Audubon
Choose Audubon and you gain: Audubon gives you a 706 acre park district, Club Audubon and brand new homes on SH 249.
You give up: You trade the half acre lot for homesites such as Smith Douglas's 40 and 50 foot lots, and add a MUD rate.
Mostyn Manor vs. Magnolia
Choose Magnolia and you gain: Other Magnolia subdivisions offer true acreage, such as Ridgewood with a median lot of 108,900 sq ft.
You give up: Acreage there often means a private well and septic and an older median build year.
Mostyn Manor vs. Tomball
Choose Tomball and you gain: Inside Tomball you get city water, sewer and trash and a historic downtown.
You give up: Lots in the original town are far smaller than Mostyn Manor's half acre.
Questions buyers ask about Mostyn Manor
Is Mostyn Manor a good place to live?
It suits buyers who want a half acre lot and a newer house, and HAR's tax table shows no MUD. Check how the home gets water and wastewater, read the deed restrictions and confirm schools by address.
Sources: HAR.com: Mostyn Manor (2025 facts and tax table) Brightland Homes: Mostyn Manor Reserve Texas Groundwater Protection Committee: buying property with a private water well Checked Oct 28, 2026
What are the downsides of living in Mostyn Manor?
There is no listed amenity center, the utility setup needs checking, and we found no published dues or restrictions online. FM 1488, the main road out, is being widened.
Sources: HAR.com: Mostyn Manor (2025 facts and tax table) Brightland Homes: Mostyn Manor Reserve Texas Groundwater Protection Committee: buying property with a private water well 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
Mostyn Manor 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 |
|---|---|---|---|---|
| Mostyn Manor | 549 | 3,307 sq ft | 2014 | $636,000 |
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. Full market snapshot.
Checked Oct 28, 2026
Property taxes
| Taxing unit | Adopted rate | Year | Source |
|---|---|---|---|
| Montgomery County | $0.3860 per $100 | 2026 | Source |
| Montgomery County Hospital District | $0.0458 per $100 | 2026 | Source |
| Lone Star College | $0.1058 per $100 | 2026 | Source |
| Magnolia ISD | $0.9325 per $100 | 2026 | Source |
| Montgomery County ESD 10 | $0.0963 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. All tax details on this page.
- Montgomery Central Appraisal District property search
- Montgomery County Tax Office
- True Cost of Homeownership calculator
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
- Magnolia ISD School Site Locator Map (by address)
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
Hospitals with an emergency room
Shopping
- Grand Parkway Marketplace 13 mi
- The Woodlands Mall 14 mi
Parks and nature
- Spring Creek Park 9.1 mi
- Kleb Woods Nature Preserve 12 mi
- Northshore Park 12 mi
Straight-line distance from the approximate center of Mostyn Manor, not driving distance or time. Each name links to its official site. A list is not a recommendation or a ranking.
See Mostyn Manor on the area map
Checked Oct 28, 2026
Thinking About Buying or Selling in Mostyn Manor?
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 Mostyn Manor?
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: Magnolia · All Houston communities · Area map