The Woodlands shows up on almost every north Houston relocation list, usually next to words like "trees," "trails" and "good schools." Whether it's a good place for you to live depends on what you expect from a local government, how far you're willing to commute, and how carefully you check taxes and drainage on the exact house. This guide covers how The Woodlands is set up, what the Census numbers say about homes and incomes, the full property tax picture, schools, the commute and flood risk, plus what to check before you make an offer. Everything below was checked on October 25, 2026.
TL;DR
- The Woodlands is not a city. It is a master-planned community run by The Woodlands Township, a special-purpose local government, and voters turned down becoming a city in November 2021 by about 68 percent to 32 percent.
- Census estimates for The Woodlands CDP put the median owner-occupied home value at $511,700 and median household income at $140,701 (2020-2024 American Community Survey).
- A typical Montgomery County home in The Woodlands pays Conroe ISD ($0.9471 per $100 for 2026-27), Montgomery County ($0.3860), the Township ($0.1694) and one of ten MUDs (about $0.042 to $0.24), plus any other units on the account.
- Depending on the address, children attend Conroe ISD, Tomball ISD or Magnolia ISD schools, so confirm zoning by address.
- The Census estimate of mean travel time to work is 27.0 minutes, and the Township's weekday Woodlands Express buses run to downtown, the Texas Medical Center, Greenway Plaza and the Energy Corridor for a $17 round trip.
How The Woodlands is set up
The Woodlands Township's About page describes it as a special-purpose local government serving a master-planned community about 27 miles north of downtown Houston. Oilman and developer George P. Mitchell founded The Woodlands in 1974, and the community's history page says Mitchell bought the Grogan Cochran Lumber Co. land in 1964 and pieced together the rest over some 300 transactions. The Village of Grogan's Mill opened with the grand opening on October 19, 1974.
Today the community is organized around a Town Center and nine residential villages. According to the Visit The Woodlands history page, all the villages are in Montgomery County except Creekside Park, which is in Harris County. The developer says almost 8,000 of the community's 28,500 acres remain open space, and the Township's George Mitchell's Vision page counts 151 parks and 220 miles of hike and bike trails.
Township, not city
This is the first thing to understand as a buyer. The Township's governance page explains that it was formed by merging the Community Associations of The Woodlands with the Town Center Improvement District, and that voters in 2007 expanded its authority to cover the whole 28,000-acre area. The Township provides many city-type services and levies its own property tax, but some services that a city would handle come from Montgomery or Harris County and the utility districts instead.
Residents have been asked whether to become a city. In the November 2, 2021 election, Proposition A, which would have incorporated the Township as a Type-A city with an initial tax rate of up to $0.2231 per $100, failed with 7,486 votes for and 15,751 against, according to unofficial results. For now, The Woodlands remains a township.
What homes cost and who lives there
The U.S. Census Bureau's QuickFacts for The Woodlands CDP (a census-designated area, not a city) shows 93,847 residents in 2010 and 114,436 in the 2020 Census. The Township's own pages say the community is now home to more than 120,000 residents. The housing and income figures below come from the 2020-2024 American Community Survey five-year estimates. They're multi-year averages and owner-reported values, not current sale prices:
- Median value of owner-occupied homes: $511,700
- Median household income: $140,701 (in 2024 dollars)
- Owner-occupied rate: 72.5 percent
- Median gross rent: $1,822
- Median monthly owner costs with a mortgage: $2,970
- Persons per household: 2.73, with 27.9 percent of residents under 18 and 14.9 percent 65 or older
- Bachelor's degree or higher: 66.1 percent of adults 25 and older
That's a higher-income, higher-priced market than the Houston area overall, with a real mix of families and older residents. Inside it, prices vary a lot by village, home age and lot. Grogan's Mill opened in 1974, while Sterling Ridge, Carlton Woods and Creekside Park opened between 1999 and 2007. For what's for sale right now, browse current listings and ask for recent sold comparables on the streets you're considering. If you're still deciding whether to buy in the Houston area at all, start with is Houston a good place to buy a home.
Property taxes in The Woodlands
Texas has no state income tax, so property taxes carry local government. In The Woodlands you'll usually see four or more lines on your bills: a school district, the county, the Township and a municipal utility district (MUD). Look up the exact account on the Montgomery Central Appraisal District site, or on the Harris Central Appraisal District site for Creekside Park, to see every unit that applies.
The Township and the county
The Township's board adopted a 2026 tax rate of $0.1694 per $100 on September 3, 2026: $0.0100 for debt service and $0.1594 for maintenance and operations. That's down from $0.1714 in 2025.
Montgomery County Commissioners Court approved a 2026 county rate of $0.3860 per $100 on September 8, 2026, up from $0.3770. The Montgomery County Tax Office posts every entity's adopted rates and notices on its tax rate information page.
School district
Conroe ISD's board adopted a 2026-27 rate of $0.9471 per $100 on August 18, 2026, made up of $0.6671 for maintenance and operations and $0.2800 for debt service. Under Texas Tax Code Section 11.13(b), school districts must give a $140,000 residence homestead exemption, so the school tax on your home applies to its value minus that amount once you qualify. Homes zoned to Tomball ISD or Magnolia ISD pay those districts' rates instead.
MUD taxes vary by neighborhood
In the Montgomery County part of The Woodlands, water and sewer service comes through ten MUDs served by The Woodlands Water Agency, and each MUD sets its own tax rate. Its tax page lists the 2026 rates, which range from $0.04192 per $100 in MUD 36 to $0.24 in MUD 39. MUD 1 is $0.063161, MUD 47 is $0.159239 and MUD 67 is $0.131421, for example. MUD tax statements are mailed in October, and penalty and interest start on February 1.
Add it up and a Conroe ISD home in the Township pays roughly $1.54 to $1.74 per $100 across those four units before any other taxing units on the account and before exemptions. The MUD line alone can change your bill by about $0.20 per $100 from one village to the next, so compare total tax rates, not just list prices. Our guides to MUD taxes in Houston and how property taxes work in Houston explain exemptions and protests in more detail.
Schools
The Township's school districts page says that, depending on location, children in The Woodlands may attend Conroe ISD, Tomball ISD or Magnolia ISD. Conroe ISD's 2026-27 budget includes opening three new campuses, so attendance zones can shift. Always confirm the zoned campuses for the exact address with the district instead of relying on a listing, and if schools drive your search, our guide to choosing a Houston neighborhood for families walks through how to compare them.
Commute and getting around
The Census estimate of mean travel time to work for The Woodlands is 27.0 minutes, and the Township says the community has more than 2,100 businesses, so plenty of residents work nearby. If you'll commute into Houston every day, expect longer; I-45 is the main route south.
The Township runs The Woodlands Express, a weekday commuter bus to Downtown, the Texas Medical Center (including the Museum District), Greenway Plaza and the Energy Corridor from three Park & Ride lots: Research Forest, Sterling Ridge and Sawdust. Its FAQ lists a $17 round-trip ticket (or $340 for a book of 20), free parking at the lots, morning buses from about 5 to 8 a.m. and returns from about 12:30 to 7 p.m. The fare went up from $15 on April 1, 2026. There's no weekend service.
Drive the commute at the hour you'd actually make it, on a weekday, from the specific house before you commit.
Flooding and drainage
The forest and creeks are part of the appeal, and they're also why drainage deserves a close look. In 2022 Montgomery County MUD 67, with five other Woodlands MUDs, secured Texas Water Development Board funding for an estimated $11.3 million Bear Branch, Panther Branch and Research Forest Drive project. The agency said it was meant to address frequent flooding along Research Forest Drive and in nearby neighborhoods. That tells you local flooding is real in some spots, and that MUDs, not a city, often lead the fixes.
Check every address. For Montgomery County homes, use the FEMA Flood Map Service Center; for Creekside Park and other Harris County homes, use MAAPnext. Read the seller's disclosure for flood history, ask whether the house has ever had a flood insurance claim, and get a quote before your option period ends. Our guides to checking a flood zone by address and flood insurance costs cover how.
What to check on a specific house
- County and village. Montgomery County or Harris County changes your appraisal district, county rate, flood map source and often your school district.
- Every taxing unit. List the school district, county, Township, MUD and any other units on the appraisal account, and add up the total rate.
- Exemptions. The seller's exemptions end at sale. Budget on the rate without their over-65 or disability exemptions, then apply for your own homestead exemption after you move in.
- Schools. Confirm zoned campuses with the district for the exact address.
- Drainage. Check the flood zone, the disclosure, and whether the lot backs onto a creek or channel.
- Covenants. Ask for the deed restrictions and any resale certificate, and read them before the option period ends.
FAQ
Is The Woodlands a city?
No. It's a master-planned community governed by The Woodlands Township, a special-purpose local government. Voters rejected incorporating as a city in November 2021.
What county is The Woodlands in?
Mostly Montgomery County. The Village of Creekside Park is in Harris County. Check the county for any address because it decides your appraisal district and flood map source.
What is the property tax rate in The Woodlands?
It depends on the address. For 2026, Conroe ISD is $0.9471 per $100, Montgomery County is $0.3860 and the Township is $0.1694. MUD rates run from about $0.042 to $0.24, plus any other units shown on the appraisal account.
What school district is The Woodlands in?
Depending on location, it's Conroe ISD, Tomball ISD or Magnolia ISD. Confirm with the district for the exact address.
How long is the commute from The Woodlands to Houston?
The community is about 27 miles north of downtown. The Census estimate of mean travel time to work for residents is 27.0 minutes, but downtown or Medical Center commutes at rush hour usually take longer. The Woodlands Express runs weekday buses for a $17 round trip.
Does The Woodlands flood?
Some parts can, especially near creeks and drainage channels. Local MUDs have funded drainage projects for recurring flooding along Research Forest Drive. Check each address's flood zone and history before you buy.
Is The Woodlands a good place to retire?
Many people retire there for the parks, trails and health care. Census estimates show 14.9 percent of residents are 65 or older. Over-65 owners can get extra exemptions and school tax ceilings, so ask the appraisal district what applies.
One last thing
The Woodlands can be a great fit if you want trees, trails, well regarded schools and a strong local job base, and you're comfortable with a township instead of a city. The buyers who end up happiest are the ones who added up every tax line, confirmed the school zone and checked drainage before the option period ended. If you'd like help comparing villages or other north Houston communities, get in touch with Vital Realty or start with our Houston area guides.