Selling Your Home in Montgomery?

Market data

Montgomery home values and market activity

HAR 2025 neighborhood facts

Source: HAR.com · HAR.com · HAR.com · HAR.com · HAR.com · HAR.com (HAR 2025 Facts, based on appraisal district records). Market and appraised values are not sale prices. HAR’s neighborhood boundary may not match the subdivision exactly.

Seller preparation

What Montgomery buyers will ask, and what to have ready

1. Lakefront: SJRA licenses, elevations and lake levels

   On Lake Conroe, a dock or boat slip needs an SJRA license that the homeowner signs and pays for each year, and a bulkhead needs an SJRA permit backed by a surveyor's metes-and-bounds survey. SJRA lists normal pool at 201 feet and the flowage easement at 207 feet; the record high was 206.24 feet on Aug. 28, 2017, during Hurricane Harvey. SJRA does not promise any lake level, and a joint Lake Conroe-Lake Houston operations study is due in late 2026.

   • Compare the home's surveyed elevations with the 201-foot pool and 207-foot easement.
   • No-wake speed generally applies within 100 feet of shorelines, docks and bulkheads.
   • Ask for the seller's flood disclosure, any elevation certificate and the NFIP claims history, and price flood insurance.

   What buyers will do: Before closing, get copies of every SJRA license and permit for the property and call SJRA's Lake Conroe Division (936-588-3111) to confirm status and how to transfer them to you.

   What to have ready: Permits and records for any dock, bulkhead or shoreline work, and the association’s lake or waterfront rules.

   Sources: SJRA: Licensing my residential structure · SJRA: Permitting my bulkhead · SJRA: Lake Conroe-Lake Houston joint operations study · FEMA Flood Map Service Center

2. City, school district and utility district

   Inside city limits, the City of Montgomery's adopted rate is $0.4000 per $100 for both 2025 and 2026 on the county tax office's rate history. Montgomery ISD adopted $1.0479 for 2026-27, and Montgomery County ($0.3860), the Hospital District ($0.0458) and Lone Star College ($0.1058) appear on the county's 2026 sheet. Outside the city, many lake and golf subdivisions are in a MUD or utility district; the 2026 sheet lists district rates from about $0.12 to over $1.00 per $100, and most ESDs there levy $0.1000.

   • The city lists a 20% homestead exemption; the county gives 20%; school districts give $140,000.
   • In a utility district the seller must give the statutory notice before you sign, or you may be able to terminate.
   • The seller's bill reflects the seller's exemptions and capped value; your first bill starts from the new appraisal.

   What buyers will do: Look up the property on MCAD and the county tax office to see which city, MUD and ESD apply, and total the 2026 rates before you make an offer.

   What to have ready: Your latest tax statement with its list of taxing units and your exemptions. Buyers know their own bill will be figured on their own value and exemptions, so a clear breakdown helps.

   Sources: Montgomery Central Appraisal District · Montgomery County Tax Office: 2026 rates and exemptions · TCEQ Water Districts Map Viewer

3. Septic within 2,075 feet of the lake, permits in town

   SJRA, not the county, permits septic systems within 2,075 feet of Lake Conroe; new systems need an engineer or sanitarian design and a $300 permit. Aerobic systems there need a maintenance contract with a TCEQ-licensed provider and reports filed through SJRA. Inside city limits, the city requires permits for additions, pools, fences and accessory structures under the 2024 ICC codes.

   • SJRA's OSSF Data Viewer shows whether a property is inside the 2,075-foot zone.
   • Ask for the septic permit, the maintenance contract and recent inspection reports.

   What buyers will do: Have a licensed septic professional inspect the system and confirm SJRA permit status during your option period.

   What to have ready: The recorded deed restrictions for your section and the permits or approvals for past additions, pools, fences and remodels.

   Sources: SJRA: Permitting my on-site septic facility · SJRA: Maintaining my OSSF · City of Montgomery: Building permitting

Insurance and disclosures: buyers will price homeowners and flood insurance before they commit. Have your current declarations pages, any elevation certificate and any flood-claim history ready; Texas sellers also answer flooding questions on the seller’s disclosure notice (Texas Property Code §5.008). See our Houston flood map guide.