The Woodlands Real Estate

Because the utility district and the county differ from section to section. For tax year 2025, a Montgomery County village home paid a shared $1.6513 per $100 of value plus its district's rate, from $0.0424 in MUD 36 to $0.24 in MUD 39, while a Creekside Park home in Harris County paid about $2.44 in all.

Several villages are split among two, three or four utility districts, so two houses in the same village can carry different rates. Creekside Park adds Harris County's units, an emergency services district and Tomball ISD. Exemptions and appraised value then decide the bill itself. The rate for every district, and the 2026 rates already adopted, are in the table of Woodlands property tax rates by village and utility district.

No. The Woodlands is governed by The Woodlands Township, a special-purpose district with a publicly elected board of directors, and voters turned down becoming a city on November 2, 2021, 16,431 to 7,932 on Proposition A in the unofficial count. The counties handle law enforcement and roads, with extra deputies the Township pays for.

Without a city, no city property tax is levied across The Woodlands; Windsor Lakes, inside the City of Conroe, and part of Grogan's Forest, which pays the City of Shenandoah's tax, are the exceptions on the developer's tax sheet. Agreements signed in 2007 defer annexation by Houston and Conroe for 50 years. What the Township runs, and who runs the rest, is on the page asking whether The Woodlands is a city.

Mostly the inside. The Township's standards need no application for interior work that changes no walls, structure, wiring or plumbing, for low-voltage devices such as security cameras, and for items listed as pre-approved. Every roof replacement, every repainting, most fence work, pools, additions and removing a tree over six inches across need written approval first.

A complete application is to be acted on within 45 days, and one not acted on in that time is automatically disapproved. A buyer also takes on any change a previous owner made without approval, which is why the permit record belongs in the paperwork before an offer. The approval list, the appeal and the short-term rental rules are set out under the Township's covenants and design review.

Start with the current FEMA flood map for the parcel, and in Creekside Park the February 2026 draft map too, then ask the seller whether the house has flooded or had a flood claim. Spring Creek flooded homes in Creekside Park in the spring 2016 storms and again in Hurricane Harvey in 2017.

First Street's model, shown on Redfin, puts 6% of properties in The Woodlands at risk of severe flooding over 30 years, which is an average and not a verdict on one house. Most home insurance does not cover flood, and most flood policies take 30 days to start, so price a policy during the option period. The 2016 and 2017 floods and who handles drainage are covered in the history of flooding along Spring Creek.

In Redfin's figures for June through August 2026, village medians ran from $363,575 in College Park and $401,806 in Panther Creek to $729,648 in Sterling Ridge and $818,605 in Creekside Park. As of September 2026, the median for The Woodlands as a whole was $735,000, and homes sold after a median 59 days on the market.

Every village median was lower than a year earlier, by as much as 18.7% in Indian Springs and 13.5% in Grogan's Mill, though those two had only 32 and 69 sales, so a few houses move the figure. Creekside Park's higher prices come with the highest tax rate in The Woodlands. Every village's median, sales count, days on market and price per square foot are in the Woodlands housing market update.