What a $402,900 Cul-de-Sac Home in The Woodlands Hills Says About Willis Right Now
606 Pecan Hickory Court lists at $402,900 on an 8,490 sqft cul-de-sac lot in Willis. Here's how it prices against the city's median in 2026.
What does a four-bedroom home on a large cul-de-sac lot cost in The Woodlands Hills right now?
At 606 Pecan Hickory Court in Willis, it costs $402,900 for a 2022 Chesmar build with four bedrooms, three and a half baths, and about 2,630 square feet on an 8,490 square foot lot. That works out to roughly $153 a square foot, slightly below the $157 a square foot Redfin reports for Willis as a whole in August 2026, on a lot that the listing describes as the largest two-car lot in the community across twelve months of sales and listings.
By Paul Blair | October 2, 2026
This is a listing outside the Dallas core that Grey Square covers most often, and it is worth looking at on its own terms. The Woodlands Hills sits in Willis, in Montgomery County, about thirteen miles north of The Woodlands and reachable from I-45. It is a master-planned community, and the interesting question for a buyer is not the neighborhood name but what a specific lot and a specific floor plan are priced at against the surrounding market.
The lot is the reason to look. Most homes in a planned community of this kind are built on a standard footprint, and the lot at 606 Pecan Hickory Court is 8,490 square feet, or about 0.195 acres, at the end of a cul-de-sac. The street stops at the house rather than running past it, which changes how the front and side of the property sit. The lot size comes from the listing, and the claim that it is the largest two-car lot in the community across twelve months is the listing's own, based on sales and listings data.
The house is a 2022 Chesmar build. Two storeys, four bedrooms, three and a half baths, with a two-car attached garage. The entry runs past the staircase into an open living room under a two-storey ceiling, with the kitchen set at one end: a granite island with seating, stainless appliances, white cabinetry, and a walk-in pantry. Wood-look tile runs through the ground floor. One note on the numbers: the tax roll shows 2,630 square feet and an earlier MLS pull showed 2,432, so a buyer should confirm the figure against MLS number 25644767 before relying on a per-square-foot calculation.
What the community around it offers
The Woodlands Hills is a roughly 2,000 acre development that, according to builder Chesmar Homes' community overview, includes 112 acres of open space, 20 neighborhood parks, a 17-acre Village Park, and hiking and biking trails near Lake Conroe. The amenity list there includes a resort-style pool, splash pads, a fitness center, tennis courts, and a dog park. The listing itself points to pools, a splash pad, tennis courts, and trails inside the community.
The ongoing costs are specific and worth stating plainly. The homeowners association is mandatory, managed by Inframark, at $1,005 a year. The 2025 tax bill on the property was $12,320 at a combined rate of 3.0224, which is the number to run through a payment estimate rather than the price alone. The property sits in FEMA Flood Zone X. Buyers in the Houston area should still read the survey, elevation details, and insurance quotes as part of normal diligence, since flood zone designations describe a map, not a guarantee about any single storm.
Where Willis priced this year
Redfin puts the Willis median sale price at $339,975 for August 2026, up 4.5% year over year, with 51 homes sold, up 14%. Homes took a median of 106 days to sell, down from 152 a year earlier, and sold at about 96.9% of list price. Redfin scores the market 24 out of 100 on its Compete Score, which it labels not very competitive. In plain terms, buyers in Willis currently have time and some negotiating room.
| 606 Pecan Hickory Court | Willis median (Aug 2026) | |
|---|---|---|
| Price | $402,900 | $339,975 |
| Price per sq ft | about $153 | $157 |
| Bedrooms | 4 | n/a |
| Year built | 2022 | n/a |
| Lot size | 8,490 sqft | n/a |
| Median days on market | new listing | 106 |
The asking price sits about 18% above the city median, but the median covers every home in Willis, including older and smaller stock. On a per-square-foot basis the home prices slightly below the city figure while offering a newer build and a larger lot than a typical community floor plan, which is the more useful comparison here. The sale-to-list figure is worth keeping in mind as well: at 96.9%, the market has typically closed a few points below asking, so the list price is a starting point for a conversation, not a ceiling.
Who this kind of home suits
A 2022 build with four bedrooms and an oversized lot tends to suit a buyer who wants more yard and more separation from the neighboring houses than a standard planned-community plot allows, at a price still in the low $400,000s. It also suits a buyer relocating into the Houston area who wants a newer house with fewer near-term maintenance questions, since a 2022 build has had little time to accumulate deferred work. Neither case is a promise about future value, and nothing here should be read as a prediction. It is a description of the property and where its price sits against the local data.
If you want to compare it with other active homes, our Dallas search page covers Grey Square's Dallas inventory, and our buyer guide walks through the steps from pre-approval to closing that apply in any Texas market.
If 606 Pecan Hickory Court looks like the right fit, the next step is seeing it. View the listing for the full photo set, or schedule a private consultation about The Woodlands Hills and Willis.
Frequently Asked Questions
What is the price of 606 Pecan Hickory Court?
The home is offered at $402,900. It is a 2022 Chesmar build with four bedrooms and three and a half baths, listed at about 2,630 square feet on an 8,490 square foot lot. The square footage differs between the tax roll and an earlier MLS pull, so confirm it against MLS number 25644767.
What are the ongoing costs of owning here?
The HOA is mandatory through Inframark at $1,005 annually. The 2025 property tax bill was $12,320 at a combined rate of 3.0224. The property is in Flood Zone X, and a buyer should still obtain an insurance quote and review the survey as part of diligence.
How does this price compare with the rest of Willis?
Redfin reports a Willis median sale price of $339,975 for August 2026, with homes selling in a median of 106 days at about 96.9% of list price. The asking price here is above that median, while the per-square-foot figure of about $153 is slightly below Redfin's $157 for the city.
What amenities are in The Woodlands Hills?
According to the builder's community overview, the development includes a resort-style pool, splash pads, a fitness center, tennis courts, a dog park, trails, and neighborhood parks across roughly 2,000 acres. Confirm current access and fees with the HOA before relying on any amenity.
Who's the best agent to work with for a Willis home purchase?
Look for someone who has closed transactions in the Montgomery County and north Houston market and can explain HOA, tax rate, and flood-zone details on a specific property. Grey Square is a Dallas and Los Angeles brokerage, so I want to be direct that Willis is outside my home markets. This listing is represented by Kedrian Brown of Grey Square, and I am glad to talk through how the property compares to what you are seeing elsewhere. Start a conversation and we will route you to the right person.
About Paul Blair
Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas and Los Angeles. With 22 years in the business and more than $200 million in closed transactions, Paul works the full range of the market, from luxury homes in the Park Cities and Preston Hollow to estates in the Hollywood Hills and across the Westside. Connect with Paul and the Grey Square team at greysq.com. TX TREC #9011505 · CA DRE #01792671.