12
Map
$225,000
●
Land -
For Sale
16089 Forest Mill Road
Willis, TX 77378
Studio
0 Bath
$1,388
Est. Monthly
$41
HOA / Fees
About This Property
Build your dream home on 2.42 acres in the sought-after Republic
Grand Ranch community! Surrounded by nature and offering plenty of
space to create your ideal retreat, this homesite features a
beautiful blend of open areas, underbrush, and young trees,
providing flexibility for future development. Enjoy the privacy and
serenity of acreage living while still being conveniently located
near shopping, dining, and everyday essentials. Republic Grand
Ranch offers paved roads, underground utilities, fiber internet
availability, parks, stocked pond, horse trails and access to the
nearby Sam Houston National Forest. Whether you're envisioning a
custom estate, outdoor living spaces, or simply room to spread out,
this property presents an exceptional opportunity to bring your
vision to life. Buyers should independently verify all building
requirements, utilities, and development possibilities with their
builder.
Unit Size
-
Days on Market
-
Land Size
2.42 acres
Price per sqft
-
Property Type
Land
Property Taxes
$242
HOA Dues
$41
Year Built
-
Listed By
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Cap Rate
100% Occupancy
N/A (extreme outlier) What does this mean?
Based on our analysis, the cap rate of this property is 1.25%. A negative cap rate indicates that the property might not be feasible as an income-producing asset. The median cap rate for a near zip code 11238 is 4.23%.
How much can I actually make?
Actual monthly rental income may vary between $4,760 and $7,140 depending on unit-specific characteristics. You can change the amount using the slider to further explore.
How is cap rate calculated?
Cap Rate = Net Operating Income (NOI) / Property Asset Value.
When calculating the cap rate, we assume 100% occupancy. Leverage (mortgage) is not considered.
Cap Rate provided by RealtyHop and RentHop, learn more about cap rate here.
Last updated: 5 months ago (HAR #91661006)
Price History
| Date / Event | Date | Event | Price |
|---|---|---|---|
| Jun 29, 2026 | Temporarily off market | - | |
| Temporarily off market | |||
| Jun 24, 2026 | Listed by Orchard Brokerage | $225,000 | |
| Listed by Orchard Brokerage | |||
| May 12, 2026 | Withdrawn | - | |
| Withdrawn | |||
| Apr 30, 2026 | Listed by Century 21 Realty Partners | $180,000 | |
| Listed by Century 21 Realty Partners | |||
   | |||
|
Nestled on 2.42 acres in the highly sought-after Republic Grand Ranch, this beautiful homesite offers the perfect blend of privacy and nature. Featuring mostly underbrush and young trees with no large trees to clear, this lot provides a more cost-effective and flexible start for your build. The property offers multiple build options—per a local builder, a home may be constructed on either side of the drainage ditch. Republic Grand Ranch is known for its paved roads, underground utilities, high-speed fiber internet, and low tax rate, all while maintaining a peaceful, country setting. Residents enjoy private parks, ponds, and access to the nearby Sam Houston National Forest, making it ideal for those seeking space without sacrificing convenience. Don’t miss this opportunity to build your dream home in one of Willis’ premier acreage communities.
| |||
Property Highlights
Exterior Details
Lot Features: Interior Lot, 2 Up to 5 Acres
Lot Size Area: 2.42
Lot Size Units: Acres
Lot Size Acres: 2.42
Lot Size Square Feet: 105415.2
Financial Details
Tax Annual Amount: $2,901
Utilities Details
Sewer : Aerobic Required (not installed)
Location Details
HOA/Condo/Coop Amenities: Jogging Path, Picnic Area, Playground, Trail(s), Horse Trails, Pond, Stocked Pond
HOA Fee: $495
HOA Fee Frequency: Annually
Comparables
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ft²
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Asking Price
Listed On
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Closing Price
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HOA + Taxes
About Montgomery
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Listed by: Maranda Wimbish, Orchard Brokerage
Last Updated: 5 months ago
Data Source: HAR , MLS# 91661006
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Last Updated: 5 months ago
Data Source: HAR , MLS# 91661006
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