Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    11621 Grandview Dr Montgomery, TX 77356

    View on Map
    For Sale
    $185,000

    Vacant Land - Montgomery, TX

    Added:
    Jan 20, 2026
    Days on Market:
    71
    Last Refresh:
    Apr 1 at 9:06 am

    Property Features for 11621 Grandview Dr

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    100
    Parking features
    Garage
    Standard status
    Active
    APN
    5380-09-00700

    Taxes and HOA fees

    TaxYear
    2024
    TaxAnnualAmount
    1397
    Expense value
    125
    Expense
    Home Owner Assessments Fee

    Utilities

    Water front features
    Wflake, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Brooks Ballard
    Brooks Ballard

    Listing agent Brooks Ballard

    Listing office Brooks Ballard International Real Estate 309 Gray Street Suite 108, Houston, TX

    Listing date Jan 20, 2026

    MLS# 11634472 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Waterfront Lot in Gated Community

    This vacant land offers a wonderful opportunity to build a custom dream home on the water, with canal front living ready for boat and jet ski lifts, providing direct access to Lake Conroe. The property is located within the exclusive, gated community of Grand Harbor, offering ample space between neighbors on a half-acre lot. Grand Harbor is a golf cart community with amenities for outdoor enthusiasts, including a community boat ramp, tennis courts, and a sand volleyball court. Situated in Montgomery, Texas, the lot provides a serene and picturesque setting while remaining a short drive from local shops, dining options, and entertainment venues. This property offers a canvas to design a home that complements your lifestyle, suitable for a weekend retreat or a permanent residence. The owner has an elevation certificate and soil compaction test available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Law Firm Real Estate Agency Restaurant Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Montgomery
    County
    Montgomery
    State
    Texas
    Longitude
    -95.669577
    Latitude
    30.40522

    Nearby Similar for Sale

    • $4,450,000
      13,250 SF

      Modern Retail Property in Montgomery

      Built in 2021, 81% leased, upside potential.
      Old River Road, Montgomery, TX
      View Details
    • $649,900

      Commercial Land FM 149 Frontage

      1.48 acre commercial land with frontage on FM 149.
      14465 FM 149, Montgomery, TX
      View Details
    • $399,000
      1,384 SF

      Charming Home on FM 1486

      Versatile property with high visibility, ideal for residential or commercial.
      0000 S FM 1486 Rd, Montgomery, TX 77316
      View Details
    • $999,999

      Prime Corner Commercial Opportunity

      Corner lot with utilities, high visibility, and development potential.
      15201 Walden Road, Montgomery, TX 77356
      View Details
    • $765,610

      McCaleb Road Retail Opportunity

      Commercial land available on busy McCaleb Road.
      2280 Mccaleb Road, Montgomery, TX 77316
      View Details
    • Contact for pricing
      10,800 SF

      Montgomery Commercial Property on FM 2854

      10,800 SF commercial property with existing tenant income.
      20820 FM 2854 Rd, Montgomery, TX 77356
      View Details
    • $718,740

      Unrestricted Land in Montgomery, Texas

      Prime land with high visibility and flexible use options.
      tbd 3ac Lone Star Parkway, Montgomery, TX 77356
      View Details
    • $4,432,864
      4,954 SF

      Clearwater Express Car Wash Property

      Car wash property for sale in Montgomery, Texas.
      14667 Hwy 105 W, Montgomery, TX 77356
      View Details
    • $495,000

      Downtown Montgomery Development Opportunity

      2.6 acre property suitable for short-term rental development.
      1062 Clepper, Montgomery, TX 77356
      View Details
    • $4,734,655
      2,893 SF

      Blue Wave Express Car Wash

      Established car wash business for sale in Montgomery, Texas.
      20210 Eva St, Montgomery, TX 77356
      View Details
    • $1,100,000
      2,051 SF

      Equestrian Estate on Unrestricted Acres

      Private country living with equestrian facilities near Montgomery, Texas.
      22973 Continental Quarters, Montgomery, TX 77316
      View Details
    • $650,000

      Cleared Land with FM149 Frontage

      3.89 acres of unrestricted land with frontage access.
      21765 Bailey Grove Rd, Montgomery, TX 77356
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Half-acre waterfront lot ready for custom dream home construction.
    Where is this residential land & home lot located?
    The property is located at 11621 Grandview Dr Montgomery, TX.
    What is the asking price?
    The asking price for this property is $185,000.
    What are key features of this property?
    This property features: Waterfront lot with direct access to Lake Conroe for boating, fishing, and recreation.; Half‑acre lot in an exclusive, gated community offering privacy.; Located in Grand Harbor, a golf cart community with amenities like a boat ramp, tennis courts, and sand volleyball court.
    (713) 522-7474
    We can help!
    Listing Contact
    Brooks Ballard
    Brooks Ballard
    Real Estate License ID: 0368269
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!