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

$290,000

    16086 Forest Mill Rd, Willis, TX 77378

    Est. Mortgage $2,062/mo*
    Get Pre-Qualified

    Home Highlights

    Lot/Land
    3.03 acre lot
    HOA $41/mo

    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

    What's unique:Beautifully wooded homesiteMature treesBacks to a reserveSerene country livingRolling hills
    Imagine peaceful country living on this elevated 3-acre homesite, beautifully positioned along a curved street in Republic Grand Ranch! This wooded property offers wide frontage, mature trees and added privacy. Backs to a reserve with no back neighbors, no drainage easements and no pipeline restrictions. Paved roads, water, underground power and fiber-optic internet are available. Enjoy rolling hills, hiking, biking and horseback riding trails, an 8-acre fishing lake and abundant greenspace. No MUD tax. Convenient to Willis, Conroe, The Woodlands, and 30 minutes to Houston. Shopping, dining, schools and hospitals nearby. Build when you’re ready!
    Last check for updates: about 14 hours ago
    Listing courtesy of Celestine Moore TREC #0661698, (832) 272-4445
    RE/MAX Integrity
    Source: HAR, MLS#71946036

    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: 62

    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: $290,000

    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: 71946036

    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: 71946036

    Additional Information

    HOA Amenities: Controlled Access,Pond

    Price and Tax history

    DateEventPrice
    Sep 7, 2026
    Source: HAR #71946036
    		Listed For Sale
    $290,000
    Sep 5, 2026
    Source: HAR #15984739
    		ListingRemoved
    $310,000
    Jan 12, 2026
    Source: HAR #15984739
    		PriceChange
    $310,000
    Price decreased by 9%
    Oct 5, 2025
    Source: HAR #15984739
    		Listed For Sale
    $339,500

    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
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    • 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 September 2026
    Buyer'sMarketSeller'sMarket
    Avg. sale price
    $312K
    $1.67K    MoM
    Sale-to-List Price
    97.4%
    0.5%    MoM
    Price per sq ft
    $163
    $0    MoM
    Available listings
    359
    13    MoM
    Sourced by Trulia Market Trends

    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
    0 Bilnoski Road, Willis, TX
    0.40
    Lot/Land
    -
    09/30/26
    -
    -
    16230 Ridge Oak Rd #19, Willis, TX
    0.81
    Lot/Land
    -
    12/19/25
    -
    -
    10622 Ruger Rd, Willis, TX
    1.96
    Lot/Land
    -
    10/07/26
    -
    -
    11997 High Branch Way, Willis, TX
    2.75
    Lot/Land
    -
    05/22/26
    -
    -
    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
    16098 Forest Mill Rd #1, Willis, TX 77378
    0.05
    $179,000
    -
    -
    -
    For Sale
    16098 Forest Mill Rd, Willis, TX 77378
    0.05
    -
    -
    -
    -
    Off Market
    16076 Forest Mill Rd, Willis, TX 77378
    0.05
    $154,000
    -
    -
    -
    For Sale
    16104 Forest Mill Rd, Willis, TX 77378
    0.09
    -
    -
    -
    -
    Off Market
    16077 Forest Mill Rd, Willis, TX 77378
    0.09
    -
    -
    -
    -
    Off Market
    16068 Forest Mill Rd, Willis, TX 77378
    0.10
    -
    -
    -
    -
    Off Market
    16081 Forest Mill Rd, Willis, TX 77378
    0.10
    $1,216,500
    5
    5.5
    4,495
    Off Market
    16085 Forest Mill Rd, Willis, TX 77378
    0.10
    -
    -
    -
    -
    Off Market
    16089 Forest Mill Rd, Willis, TX 77378
    0.10
    $225,000
    -
    -
    -
    For Sale
    16093 Forest Mill Rd, Willis, TX 77378
    0.10
    -
    -
    -
    -
    Off Market
    16097 Forest Mill Rd, Willis, TX 77378
    0.10
    -
    -
    -
    -
    Off Market
    16073 Forest Mill Rd, Willis, TX 77378
    0.11
    -
    -
    -
    -
    Off Market
    16103 Forest Mill Rd, Willis, TX 77378
    0.12
    -
    -
    -
    -
    Off Market
    16110 Forest Mill Rd, Willis, TX 77378
    0.12
    -
    -
    -
    -
    Off Market
    16069 Forest Mill Rd, Willis, TX 77378
    0.13
    -
    -
    -
    -
    Off Market
    16064 Forest Mill Rd, Willis, TX 77378
    0.13
    -
    -
    -
    -
    Off Market
    16109 Forest Mill Rd, Willis, TX 77378
    0.14
    -
    -
    -
    -
    Off Market
    16065 Forest Mill Rd, Willis, TX 77378
    0.16
    -
    -
    -
    -
    Off Market
    16116 Forest Mill Rd, Willis, TX 77378
    0.16
    -
    -
    -
    -
    Off Market
    16115 Forest Mill Rd, Willis, TX 77378
    0.17
    -
    -
    -
    -
    Off Market

    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 $290,000, or about $95K 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 4/10), 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 Sep 5, 2026. The MLS # for this home is MLS# 71946036.