16086 Forest Mill Rd, Willis, TX 77378
Property image
Property image
FOR SALE
3.03 ACRES

16086 Forest Mill Rd
Willis, TX 77378

    $310,000

    Original price: $339,500
    Est. Mortgage $2,124/mo*
    Get Pre-Qualified

    $310,000

    Original price: $339,500
    Est. Mortgage $2,124/mo*
    Get Pre-Qualified
    (on 3.03 acres)

    Home Highlights

    HOA
    $41/Monthly
    Listed
    180+ days ago

    Local Information

    • Map ViewExplore the area around 16086 Forest Mill Rd.
    • Schools1 Elementary School1 Middle School1 High School
    • Shop & Eat
    -- mins to
    Commute Destination

    About this House

    Peaceful & Private 3-Acres in Republic Grand Ranch! Discover serene country living just minutes from The Woodlands and Conroe. This beautifully wooded homesite is perfectly positioned on the outskirts of Willis with no back neighbors, no drainage easements, and no pipeline restrictions—giving you full freedom to build your dream home. The lot features a wide frontage for added privacy from neighboring properties and is ready with paved roads, water, underground power, and fiber-optic internet. Backs to a reserve so you never have neighbors behind. Enjoy the luxury of space and nature with rolling hills, mature trees, and access to trails for hiking, biking, and horseback riding. The community also includes an 8-acre fishing lake, plenty of greenspace, and low property taxes with no MUD tax. Conveniently close to top-rated schools, shopping, dining, hospitals, and entertainment—this is the perfect blend of country charm and city convenience. You don't have to wait to build!
    Last check for updates: about 18 hours ago
    Listing courtesy of Celestine Moore TREC #0661698, (832) 272-4445
    RE/MAX Integrity
    Source: HAR, MLS#15984739
    Also Listed on HAR.

    Home Details for 16086 Forest Mill Rd

    Interior Features

    Appliances & Utilities
    Utilities: Natural Gas Available, Cable Available, Electricity AvailableTelephone: Available

    Exterior Features

    Exterior Home Features
    No Private Pool
    Parking & Garage
    No CarportNo Garage
    Water & Sewer
    Sewer: Aerobic Septic

    Days on Market

    Days on Market: 180+

    Property Information

    Property Type / Style
    Property Type: LandProperty Subtype: Unimproved Land
    Building
    Not a New ConstructionHas Additional Parcels
    Property Information
    Parcel Number: 540876Additional Parcels Description: 82820800200

    Price & Status

    Price
    List Price: $310,000

    Active Status

    MLS Status: Active

    Location

    Direction & Address
    City: WillisCommunity: Republic Grand Ranch
    School Information
    Elementary School: Edward B. Cannan Elementary SchoolJr High / Middle School: Lynn Lucas Middle SchoolHigh School: Willis High SchoolHigh School District: 56 - Willis

    Agent Information

    Listing Agent
    Listing ID: 15984739

    HOA

    Has an HOAHOA Fee: $495/Annually

    Lot Information

    Lot Area: 3.03 Acres

    Offer

    Listing Terms: Cash, Conventional, FHA, Texas Veterans Land Board, USDA Loan, VA Loan

    Miscellaneous

    Mls Number: 15984739

    Additional Information

    HOA Amenities: Controlled Access,Pond

    Around this home

    What Locals Say about Willis

    At least 105 Trulia users voted on each feature.

    • 91 % Say car is needed

    • 90 % Say yards are well-kept

    • 76 % Say there's holiday spirit

    • 75 % Say parking is easy

    • 71 % Say kids play outside

    • 68 % Say it's dog friendly

    • 66 % Say it's quiet

    • 53 % Say there's wildlife

    • 50 % Say people would walk alone at night

    • 49 % Say neighbors are friendly

    • 49 % Say they plan to stay for at least 5 years

    • 33 % Say there are community events

    • 22 % Say it's walkable to grocery stores

    • 20 % Say streets are well-lit

    • 18 % Say there are sidewalks

    • 17 % Say it's walkable to restaurants

    Sourced by Trulia users. Learn more about our methodology.
    • Andrea Nolte
      "It’s a very safe neighborhood with a gate and guard shack. The neighborhood is well maintained. Great neighborhood "
      0
      Flag
    • Heidi B
      "Plenty of places to take the dogs to walk or go out by/ on the lake !:) this area is also very family friendly. "
      0
      Flag
    • Chaney.house
      "Great community. Feels like family. Schools aren’t terrible but always room for improvement. Growing quickly!"
      1
      Flag
    • Cristine N.
      "nice quiet neighborhood for the most part not a high crime area. we look out for each other I have lived here for 3 years now and I genuinely enjoy being here"
      13
      Flag
    • Janicelynn29
      "HOA events, parties, clubs and groups events, safe streets with no crime! Holiday parties! Pool, marina, tennis courts and pool!"
      0
      Flag
    • Paulac250
      "I am only camping here overnight. We are leaving in the morning. I can’t rate this area fairly. The overnight campground where we are stay looks nice."
      0
      Flag
    • Mike Y. D. K.
      "Easy commute to the city, low taxes, a country feel. Peaceful neighborhood over all. Yet we also.love have a little noisy out door bonfire and bbq."
      5
      Flag
    • leaving soon
      "I do not partake in the neighborhood stuff. not what I make time for. not my type of town to be living close to let alone actually say I live in Willis. "
      0
      Flag
    • Mom and teacher
      "Good family atmosphere, but working inside the district has taught me that Willis ISD is merely used as a stepping stone for education professionals to advance their career and move out. High value isn't placed on finding educators who want to stay, and make Willis their home. Which, in turn hurts our kids, and their education."
      3
      Flag
    • Andrew M.
      "everyone waves at each other and we have a yearly BBQ cook-off and a yearly garage sale. Golf carts are allowed "
      0
      Flag
    • SYdney May
      "Love living on the lake. Friendly neighbors. Quiet atmosphere with all the opportunities of lake living."
      2
      Flag
    • Mlm007
      "I’ve lived here for 4 years and love it. Lots are spacious for plenty of privacy, and neighbors help each other out. "
      5
      Flag
    • Karlahoffart
      "I have lived in the neighborhood for three years. love it by the lake. and boat ramp is really close."
      2
      Flag
    • Acr654
      "Road construction. Low speeds. Red lights. Great community that’s growing faster than the infrastructures are improved. High water bills in Shadow Bay. Shadow bay requires homeowners to pay dues, however there’s no evidence of money being used to better the community. "
      0
      Flag
    • Avery T.
      "I have lived in this neighborhood for 3 years and have not had any issues. it is quiet for the most part and have not had any problems with my neighbors."
      10
      Flag
    • Acr654
      "None. High water bills and a HOA that collects money but offers nothing to better our community is the most memorable things about this subdivision Shadow Bay. "
      0
      Flag
    • Davidjameswilson87
      "great place to live friendly people safe neighborhood for families. small town feel for the most part. "
      0
      Flag
    • Monica H.
      "Point Aquarius is a controlled-access, waterfront subdivision to Lake Conroe. The subdivision offers: a private marina with boat slips, private park, community building and pool, and tennis & basketball courts. The subdivision is well established with various types of construction, and the grounds are very well maintained. There are deed restrictions, but they do allow residents to park their recreational vehicles and boats in front of their homes. The subdivision is accessible to I-45, but not right along the interstate. Point Aquarius is a nestled community, but is serviced by the restaurants and stores in Willis, TX. "
      0
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    • Ralph S.
      "Point Aquarius is a gated community (24/7) with two area swimming pools, playground for the kids, two boat launches and plenty of tree lined streets to walk or jog at will."
      0
      Flag

    Market trends in Willis

    Last updated July 2026
    Buyer'sMarketSeller'sMarket
    Avg. sale price
    $303K
    $2K    MoM
    Sale-to-List Price
    98.1%
    0.2%    MoM
    Price per sq ft
    $159
    $6    MoM
    Available listings
    384
    8    MoM

    Home Value

    Learn more about this home's value by checking out the value of nearby homes and how much similar homes have sold for.

    Comparable sales

    These are recently sold homes that have a similar location or other similar features to this home, like bedrooms, bathrooms, and square footage. Get a sense of the expected prices in the area by viewing these homes.
    Address
    Distance
    Property Type
    Sold Price
    Sold Date
    Bed
    Bath
    Sqft
    16230 Ridge Oak Rd #19, Willis, TX
    0.81
    Lot/Land
    -
    12/19/25
    -
    -
    80 Sharon Lane, Willis, TX
    2.29
    Lot/Land
    -
    10/15/25
    -
    -
    340 Exploration Road, New Waverly, TX
    3.51
    Lot/Land
    -
    07/24/26
    -
    -
    Clint Parker Rd, Conroe, TX
    4.06
    Lot/Land
    -
    01/29/26
    -
    -

    Nearby home prices

    Get a sense of expected prices in the area by checking the value of nearby homes.
    Address
    Distance
    Price
    Bed
    Bath
    Sqft
    Status
    16076 Forest Mill Rd, Willis, TX 77378
    0.05
    $159,000
    -
    -
    -
    For Sale
    16098 Forest Mill Rd #1, Willis, TX 77378
    0.05
    $179,000
    -
    -
    -
    For Sale
    16089 Forest Mill Rd, Willis, TX 77378
    0.10
    $225,000
    -
    -
    -
    For Sale
    16247 Golden Wood Ct #27, Willis, TX 77378
    0.22
    $174,900
    -
    -
    -
    For Sale
    16215 Golden Wood Ct, Willis, TX 77378
    0.30
    $199,999
    -
    -
    -
    For Sale
    16140 Forest Mill Rd, Willis, TX 77378
    0.31
    $999,900
    3
    3.5
    3,186
    For Sale
    16039 Forest Mill Rd, Willis, TX 77378
    0.33
    $225,000
    -
    -
    -
    For Sale
    15973 Ridge Oak Rd, Willis, TX 77378
    0.28
    $350,000
    -
    -
    -
    For Sale
    15977 Ridge Oak Rd, Willis, TX 77378
    0.28
    $257,375
    -
    -
    -
    For Sale
    16207 Golden Wood Ct, Willis, TX 77378
    0.35
    $184,990
    -
    -
    -
    For Sale
    15925 Ridge Oak Rd, Willis, TX 77378
    0.31
    $141,900
    -
    -
    -
    For Sale

    Price and Tax history

    DateEventPrice
    Jan 12, 2026
    Source: HAR #15984739
    		PriceChange
    $310,000
    Price decreased by 9%
    Oct 5, 2025
    Source: HAR #15984739
    		Listed For Sale
    $339,500

    LGBTQ Local Legal Protections

    Celestine Moore, RE/MAX Integrity
    Agent Phone: (832) 272-4445
    Copyright 2026, Houston REALTORS® Information Service, Inc. The information provided is exclusively for consumers’ personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information is deemed reliable but not guaranteed.

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    Frequently asked questions about 16086 Forest Mill Rd

    • How big is 16086 Forest Mill Rd?
      16086 Forest Mill Rd in Willis, TX is about 3 acres.
    • What is the price per acre for 16086 Forest Mill Rd?
      16086 Forest Mill Rd in Willis, TX is listed at $310,000, or about $100K per acre.
    • What do residents say about Willis?
      Residents describe Willis, TX as well-kept, easy to park in, and dog-friendly. Most residents say you need a car. See homes for sale in Willis, TX.
    • What are the closest schools to 16086 Forest Mill Rd?
      The closest schools to 16086 Forest Mill Rd in Willis, TX are Edward B Cannan Elementary School (rated 5/10), Lynn Lucas Middle School (rated 3/10), Willis High School (rated 5/10).
    16086 Forest Mill Rd, Willis, TX 77378 is a lot/land. This property is currently available for sale and was listed by HAR on Oct 5, 2025. The MLS # for this home is MLS# 15984739.