Shadow Bay property tax rate
Unincorporated Willis ISD area, Montgomery County, TX · No MUD mapped · School: Willis ISD
Taxing units and rates
| Taxing unit | Rate per $100 | Tax year · source |
|---|---|---|
| Montgomery County | 0.386 | 2026 · County Tax Office |
| Montgomery County Hospital District | 0.0458 | 2026 · County Tax Office |
| Lone Star College System | 0.1058 | 2026 · County Tax Office |
| Willis ISD | 0.9998 note | 2026 · County Tax Office |
| Montgomery County ESD 1 | 0.1 | 2026 · County Tax Office |
| Combined | 1.6374% |
Not in the combined rate: PID assessments, TIRZ (which do not add a tax), and HOA dues.
This combined rate is higher than about 21% of the 6,100 fully verified subdivision sections in Montgomery County, and 0.27 percentage points below the county median of 1.91% — about $1,098 a year less on a $400,000 home.
Within Unincorporated Willis ISD area, developments range from 1.6374% (Afton Park) to 3.0874% (Ridgeland Hills). See all 180.
Estimated yearly property tax
| Taxable value | Yearly, no exemptions | Per month | Yearly w/ school homestead* |
|---|---|---|---|
| $300,000 | $4,912 | $409 | $3,512 |
| $400,000 | $6,550 | $546 | $5,150 |
| $500,000 | $8,187 | $682 | $6,787 |
| $750,000 | $12,280 | $1,023 | $10,881 |
*Applies only the mandatory $140,000 school-district homestead exemption (Texas Tax Code §11.13(b)). Other units may offer optional homestead exemptions plus over-65/disabled exemptions, so a homestead bill is often lower. Taxable value is the appraised value, which can differ from the price paid.
Estimate the true monthly cost of a home here →
What's here
430 parcels: 78 single-family homes; 271 mobile/manufactured homes; 80 vacant lots; 1 other (utility, personal, minerals).
Residential buildings with a recorded year built: 94; built 1922–2024 (average 1993); average main living area about 1,490 sq ft.
Source: MCAD parcel records via Montgomery County GIS parcel layer (property-type codes and improvement data), retrieved Oct. 29, 2026. Counts only; no owner data used.
Sections (1)
| Section | Plat name | MCAD code | Combined | Confidence | Parcels |
|---|---|---|---|---|---|
| 01 | Shadow Bay 01 | S862700 | 1.6374% | high | 430 |
Rates: Montgomery County Tax Office and Texas Comptroller (plus official district documents where noted in data notes). Districts: Montgomery County GIS, checked against MCAD parcel records. See sources & method.
Informational only. This site is not tax, legal, financial, or real estate advice, and it is not affiliated with Montgomery County, the Montgomery Central Appraisal District, the Montgomery County Tax Office, or any other government body. Rates are nominal (before exemptions) and come from public sources that can be wrong or out of date. District boundaries here are approximate. Always verify a specific property on the MCAD property search and confirm current rates with the Montgomery County Tax Office.