Montgomery County vs. San Jacinto County
Acreage Property Taxes Compared
An unvarnished line-item examination of Montgomery County Central Appraisal District (MCAD) versus San Jacinto County Appraisal District (SJCAD) property taxes for custom home builders and land buyers.
Calculate Your Annual No-MUD Savings
Adjust your estimated land + custom home build budget to see how much you keep in your pocket every year.
Master-planned subdivisions (includes active MUD bond levy)
Certified acreage CAD rate (0.00% MUD tax exemption)
*In standard subdivisions, MUD taxes cost homeowners tens of thousands of dollars in bond repayments. In 0.00% MUD acreage developments, that money stays directly in your equity.
Itemized Tax Rate Breakdown (Willis ISD Jurisdiction)
| Taxing Jurisdiction | Montgomery County (MCAD) | San Jacinto County (SJCAD) |
|---|---|---|
| County General Fund & Road | 0.3690% (Montgomery Co.) | 0.3696% (San Jacinto Co.) |
| Emergency Services District (ESD) | 0.0980% (ESD #1) | 0.0980% (ESD #1) |
| Hospital District & College | 0.0498% (Hospital District) | 0.1074% (Hospital & Lone Star) |
| School District (Willis ISD) | 0.9621% (Willis ISD) | 0.9621% (Willis ISD) |
| Municipal Utility District (MUD) | 0.00% (Acreage Exemption) | 0.00% (Acreage Exemption) |
| Certified Total True Tax Rate | ~1.6652% | ~1.6800% |
Negligible Rate Difference
The difference between 1.6652% (Montgomery) and 1.6800% (San Jacinto) on a \$650,000 custom home build is just \$96 per year (\$8/month). From a financial standpoint, tax carry costs are essentially identical.
0.00% MUD Tax Protection
Both Republic Grand Ranch (Montgomery Co.) and Deer Hollow Ranch (San Jacinto Co.) are established with 0.00% MUD tax status. Compared to standard Houston master-planned communities at 3.15%, you save \$9,500+ every year.
Identical Willis ISD Feeder
Because both developments sit within Willis ISD, children attend the same recognized public schools (Willis High School, Brabham Middle School) while paying the identical ~0.9621% school tax rate regardless of county lines.
Low-Tax Acreage Communities in Each County
Republic Grand Ranch
Willis ISD • 1.6652% Tax Rate (0.00% MUD) • 1.0 to 5.0+ Wooded Acres. Features rolling terrain, private fishing lake, miles of nature trails, and Open BOYL flexibility minutes from Lake Conroe.
Deer Hollow Ranch
Willis ISD • 1.6800% Tax Rate (0.00% MUD) • 1.0 to 4.0+ Wooded Acres. Features mature pine canopy, 50ft setbacks, central water, 28 available lots, and turnkey custom packages by Elk Ridge Homes from the low $500s.
Frequently Asked County Tax Questions
Which has lower property taxes for acreage land, Montgomery County or San Jacinto County? ↓
Both counties offer exceptionally low ad valorem property tax rates for acreage land that has 0.00% MUD taxes. In Willis ISD, Montgomery County acreage (such as Republic Grand Ranch) features a certified total rate of approximately 1.6652%, while San Jacinto County acreage (such as Deer Hollow Ranch) carries a certified total rate of 1.6800%. The difference is less than $100 annually on a $650,000 build, meaning both counties deliver massive $7,500+ annual tax savings compared to suburban subdivisions burdened by 3.0%+ MUD taxes.
What are the itemized tax rates in Montgomery County vs San Jacinto County? ↓
In Montgomery County (MCAD), the base county rate is ~0.3690%, the hospital district is ~0.0498%, ESD is ~0.0980%, and Willis ISD is ~0.9621%, totaling approximately 1.6652% (outside city limits with No MUD). In San Jacinto County (SJCAD), the base county rate is ~0.3696%, ESD #1 is ~0.0980%, hospital & college is ~0.1074%, and Willis ISD is ~0.9621%, totaling approximately 1.6800%.
Do acreage developments in Montgomery and San Jacinto Counties have MUD taxes? ↓
No. Premier acreage developments like Deer Hollow Ranch (San Jacinto County) and Republic Grand Ranch (Montgomery County) are certified 0.00% MUD tax developments. Because developers install central water and residents utilize on-site aerobic septic systems (OSSF), no municipal utility district bond debt is issued onto homeowners.
How does Willis ISD tax rates apply across county lines? ↓
Willis Independent School District spans across both northern Montgomery County and southwestern San Jacinto County. The Willis ISD school tax levy (approximately 0.9621%) applies equally to properties zoned to Willis ISD in both counties, ensuring identical educational funding and campus feeder patterns (Willis High School, Brabham Middle School).
What communities represent the best acreage tax advantages in both counties? ↓
In San Jacinto County, Deer Hollow Ranch provides 1 to 4+ acre wooded parcels with central water, underground power, turnkey Elk Ridge custom packages from the low $500s, and a certified 1.68% tax rate. In Montgomery County, Republic Grand Ranch (1.6652% tax rate) and Pine Rock South (1.82% tax rate with rare city sewer & water) represent top low-tax acreage releases.
Audit Parcel Taxes Before Writing a Contract
We pull live Montgomery County and San Jacinto County CAD property tax records to calculate your exact millage rate and escrow requirements.