The river, the lake, and the 2017 releases

The West Fork of the San Jacinto runs through the middle of the county, and Lake Conroe sits at the top of it. During Harvey, releases from the Lake Conroe dam combined with record rainfall to flood homes downstream in Conroe, Porter, Kingwood, and along the river. Sand accumulation in the river channel has been an ongoing issue since.

Homes affected by that flooding often carry unfinished repairs and unresolved claims, and in mapped flood zones a heavily repaired structure can trigger the substantial improvement rule and current floodplain standards. We buy flooded property at every stage of repair.

Master-planned subdivisions and rural acreage

The Woodlands and the newer communities along the Grand Parkway are planned, deed-restricted, and usually inside a utility district. North and east of them the county turns rural fast: acreage, private wells, septic systems, and manufactured homes on owned land in New Caney, Splendora, and around Magnolia.

Those are genuinely different transactions. A Woodlands house needs a resale certificate and district paperwork. An acreage property needs its septic and well looked at, and if there is a manufactured home, whether it has been converted to real property or remains separately titled changes the closing.

Growth, taxes, and older stock

Montgomery County has grown quickly for two decades, and new MUDs in developing areas carry higher tax rates that fall as the district's tax base grows. Texas requires the statutory district notice to buyers, and the line item surprises people.

Meanwhile Conroe and Willis have older neighborhoods with 1950s through 1970s housing — pier-and-beam and early slab construction, original wiring, cast iron plumbing, and foundations that have moved with the clay. That is a large part of what we buy here.

Montgomery County property we buy

  • Homes that flooded along the West Fork of the San Jacinto or around Lake Conroe
  • Older houses in Conroe, Willis, and Montgomery needing roofs, HVAC, or foundation work
  • Acreage with septic systems, wells, and outbuildings
  • Manufactured and mobile homes on owned land
  • Lakefront and lake-area homes, including second homes owned from out of state
  • Single-family rentals in Conroe, Porter, and New Caney
  • Inherited rural property where the family lives elsewhere

Records and closing in Montgomery County

Conroe is the county seat. The Montgomery Central Appraisal District sets appraised values, the county tax office bills in October for payment by January 31, and deeds, liens, and heirship affidavits are recorded with the Montgomery County Clerk.

Title companies close here as everywhere in Texas. For rural property, allow time for a survey and for septic or well documentation, which are the usual causes of delay outside the subdivisions.

Frequently asked questions

Do you buy homes that flooded from the San Jacinto River or Lake Conroe releases?

Yes. Share what flooded, what was repaired, and whether a claim was paid or denied.

Will you buy acreage with a septic system and a well?

Yes. You do not need to repair or certify either one first, though documentation speeds up closing.

Do you buy manufactured homes in New Caney or Splendora?

We review them. Tell us whether the home has been converted to real property or is still titled separately.

Can you buy a house in The Woodlands with an HOA balance?

Yes. The balance appears on the resale certificate and is paid from the closing proceeds.

Do you buy lake-area second homes?

Yes, including properties owned from out of state that have not been visited in a while.

Montgomery County property and court resources