Willis
Selling Your Home in Willis?
Pricing, preparation and marketing for Willis homeowners, with the questions buyers will ask.
Michael O’NealBroker · REALTOR® | The Michael O’Neal GroupKeller Williams Realty NortheastCall or text: 832-797-3780
The short answer
Selling a home in Willis
Selling a home in Willis starts with pricing against recent sales of comparable homes nearby, not a neighborhood average. Buyers here tend to ask about property taxes, lake and waterfront rules and ongoing construction and builder warranties, so the preparation below is built around those questions, each with the source we used.
Michael O’Neal holds Texas broker license #624124 (TREC record). The Michael O’Neal Group has helped 2,035 families over 13 years across Greater Houston.
Market data
Willis home values and market activity
HAR does not publish a single neighborhood fact sheet that matches Willis, so we price from MLS sales of homes like yours instead.
What these numbers do not tell you: what a home like yours would sell for today. That comes from an MLS report on recent sales comparable to your home (similar size, age, lot and condition), which is what a pricing review is built on. To see what you would compete with now, open the live listings on our Willis guide.
Get My Willis Pricing ReviewYour selling points
What buyers like about Willis
These are the sourced facts we lead with in your listing and marketing.
- On I-45 with SH 75 through town
I-45 runs through Willis, about eight miles north of Conroe, and SH 75 also passes through town.
Source: Texas Historical Commission: Willis marker · TxDOT highway designation: SH 75
- Lake Conroe and the national forest a few miles west
SJRA notes that about 5,000 acres of the Lake Conroe area lie within Sam Houston National Forest. The Forest Service's Scott's Ridge area off FM 1097 has a seasonal swim area and a year-round boat ramp.
Source: SJRA: Lake Conroe anniversary post · Visit Conroe: Lake Conroe beach and swimming
- A new master plan with parks and trails
The Woodlands Hills, a roughly 2,000-acre Howard Hughes community on FM 830 west of I-45, plans 20 neighborhood parks, a 17-acre village park and about 9.5 miles of trails. HAR counted 1,472 single-family homes there in its 2025 facts, with a median year built of 2022.
Source: Howard Hughes: The Woodlands Hills groundbreaking · HAR.com: The Woodlands Hills 2025 facts
- School district adding campuses
Willis ISD says new housing keeps bringing growth; it scheduled Calfee Middle School to open in August 2025 and is building a seventh elementary school.
What buyers weigh
- City tax rate has risen two years in a row
The City of Willis adopted $0.6113 per $100 for 2026, up from $0.5518 in 2025 and $0.5087 in 2024. The county's 2026 sheet shows no general city homestead exemption, only $5,000 for owners over 65.
Source: Montgomery County Tax Office: tax rate history · Montgomery County Tax Office: 2026 rates and exemptions
- MUDs in the new master plan
HAR's tax table for The Woodlands Hills lists two utility districts, Montgomery County MUD 128A and MUD 129, plus both the City of Conroe and the City of Willis, and notes the units vary by property. The tax office lists 2025 adopted rates of 1.03 per $100 for MUD 128A and 0.10 for MUD 129.
Source: HAR.com: The Woodlands Hills 2025 facts · Montgomery County Tax Office: tax rate history
- School boundaries are changing
The Willis ISD board approved a new Calfee Middle School boundary, students must attend their zoned school, and the district has no address lookup on its zone map page.
- Lake-area homes carry SJRA paperwork
Docks need an SJRA license with an annual fee, bulkheads need their own permit, and septic systems within 2,075 feet of Lake Conroe are permitted by SJRA.
Source: SJRA: Licensing my residential structure · SJRA: Permitting my on-site septic facility
Seller preparation
What Willis buyers will ask, and what to have ready
Which city, which district, which MUD
Inside Willis city limits the 2026 bill includes the City of Willis ($0.6113 per $100), Willis ISD ($0.9998), Montgomery County ($0.3860), the Hospital District ($0.0458) and Lone Star College ($0.1058). Some Willis-area homes are instead inside the City of Conroe ($0.4272), and newer sections can add a MUD and an ESD such as ESD 1 ($0.1000). The Woodlands Hills spans parts of both cities.
- Willis ISD gives the $140,000 school homestead exemption, plus $60,000 at 65 or with a disability; the county gives 20%.
- In a utility district the seller must give the statutory MUD notice before you sign.
- The seller's bill reflects the seller's exemptions and capped value; your first bill starts from the new appraisal.
What buyers will do: Pull the MCAD record for the exact address, note the city, school district, MUD and ESD, 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
Lake-area homes: licenses, septic and elevations
Near Lake Conroe, every dock or similar private structure needs SJRA approval and an annual fee, and bulkheads need a separate permit. Septic systems within 2,075 feet of the lake are permitted by SJRA, and aerobic units there need a maintenance contract with a TCEQ-licensed provider. SJRA lists the lake's normal pool at 201 feet, its flowage easement at 207 feet and its record high at 206.24 feet (Aug. 28, 2017, Hurricane Harvey).
- Compare the home's surveyed elevations with the 201-foot pool and 207-foot easement.
- Ask for the seller's flood disclosure, any elevation certificate and the NFIP claims history, and price flood insurance.
What buyers will do: Get copies of every SJRA license and septic permit, and have a licensed septic professional inspect the system during your option period.
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: Maintaining my OSSF · SJRA: History of Lake Conroe · FEMA Flood Map Service Center
Buying new in The Woodlands Hills
The Woodlands Hills runs from FM 1097 south to League Line Road on FM 830 west of I-45, and is still building out its parks, amenity center and trails. HAR's 2025 facts show a median year built of 2022 and a median market value of $403,113. Its sections sit in utility districts that repay their bonds with property taxes, and new homes keep changing Willis ISD boundaries.
- Ask each builder for its written warranty and what it covers.
- Hire your own inspector for pre-drywall and final inspections.
- Call Willis ISD to confirm which campuses serve the address for the year you enroll.
What buyers will do: Get the MUD notice, the builder's warranty and the district's confirmation of zoned schools in writing before you sign.
What to have ready: Builder warranty papers and whether they transfer, your closing documents from the builder and the lot’s plat information.
Sources: Howard Hughes: The Woodlands Hills groundbreaking · Texas Water Code 49.452: notice to purchasers · Willis ISD: Transportation and attendance zones
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.
Seller tools
Plan your sale in Willis
Your next step
Get your Willis home value review
Tell us about the home. We compare it with recent MLS sales of similar homes, explain the pricing range and the preparation that matters, and lay out a selling plan. Free and no obligation.
- A one-year home warranty, on us, when you list with us.
- The right to end our agreement if you are disappointed with our service; the terms are in writing before you sign.
Clients rate us 4.90 out of 5 on HAR.com from 90 surveys (checked Oct. 20, 2026). Read their reviews.
Seller questions
Selling in Willis: common questions
How much is my Willis home worth?
HAR does not publish a median market value for Willis as a single neighborhood. What a specific home sells for depends on its size, lot, age, condition and the competing listings, so a pricing review compares yours with recent MLS sales of similar homes nearby.
Sources: HAR.com Checked Oct. 22, 2026
How long does it take to sell a house in Willis?
HAR's public neighborhood pages do not publish an average days on market for Willis. Across Greater Houston, single-family homes averaged 58 days on the market in September 2026, according to HAR. Your home's timeline depends on its price position, condition and the competing listings; a pricing review pulls the MLS days on market for comparable sales nearby.
Sources: HAR September 2026 Housing Market Update Checked Oct. 25, 2026
What should I have ready before selling a house in Willis?
Buyers in Willis most often ask about property taxes, lake and waterfront rules and ongoing construction and builder warranties. 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. Permits and records for any dock, bulkhead or shoreline work, and the association’s lake or waterfront rules. Builder warranty papers and whether they transfer, your closing documents from the builder and the lot’s plat information.
Sources: Montgomery Central Appraisal District · Montgomery County Tax Office: 2026 rates and exemptions · TCEQ Water Districts Map Viewer · SJRA: Licensing my residential structure Checked Oct. 22, 2026
Nearby
No one can guarantee a sale, a price or a timeline. If your home is listed with another brokerage, this is not a solicitation of that listing.