⚠ The Woodlands Address, But City of Conroe Taxes
Windsor Lakes uses a Woodlands mailing address but sits within the City of Conroe's boundaries. The official 2025 Woodlands tax rate document published by The Woodlands Land Development Company confirms this directly: “Windsor Lakes, part of the City of Conroe, pays no MUD tax or Township tax. Residents pay Conroe city tax ($0.4272) plus one-time HOA membership of $1,250 and monthly HOA fee of $255.00–$415.00.” The absence of MUD tax and Township tax produces a lower combined rate (approximately 1.91%) than most surrounding communities — but the Conroe city tax replaces both. Buyers who see a Woodlands zip code should not assume Woodlands Township tax structure or Township amenity access.
What Windsor Lakes Is
Windsor Lakes is a 572-home 55-and-older gated community built between 2003 and 2006 within the broader Woodlands area — near the south edge of The Woodlands proper, with an address that suggests Township membership but a legal location inside Conroe city limits. The community is fully built out and entirely resale. Homes range from approximately $200,000 to $400,000 with a mix of single-family detached homes and attached townhomes.
The 20,000-square-foot clubhouse is the social anchor — fitness center, billiards room, arts and crafts room, library with computers, card room, and an outdoor pool. The Woodlands' trail network is physically close and accessible as a member of the general public, though not as a Township resident.
The Exact Tax Structure — Confirmed
The 2025 Woodlands Tax document published by The Woodlands Land Development Company provides the Windsor Lakes tax components precisely:
| Tax Component | Rate | Notes |
|---|---|---|
| Montgomery County base | $0.5363 per $100 | County + hospital + Lone Star College |
| Conroe ISD | $0.9496 per $100 | School district — freezable at 65+ |
| City of Conroe | $0.4272 per $100 | Replaces both MUD and Township tax |
| MUD tax | $0.00 | Explicitly confirmed — no MUD |
| Woodlands Township tax | $0.00 | Explicitly confirmed — not in Township |
| Total rate (approx.) | $1.9131 per $100 / ~1.91% | Confirmed composite |
HOA Structure — Two Parts
Windsor Lakes HOA has two financial components. The monthly fee ranges from $255 to $415 depending on home type and section — confirmed from the official Woodlands tax document. At the midpoint ($335/month, $4,020/year), this is a meaningful ongoing cost. Additionally, there is a one-time HOA membership fee of $1,250 paid at closing — not recurring, but part of the true cost of purchase that should be budgeted separately from the down payment.
What the HOA covers: all common area maintenance, the 20,000-square-foot clubhouse, the pool, gated entry security, and community grounds. Front lawn maintenance is not included — verify the specific inclusions with the HOA office before purchase.
The 1.91% Rate in Context
At 1.91%, Windsor Lakes carries one of the lower combined tax rates among established Houston 55+ communities — lower than Chambers Creek (3.02%), Del Webb Sweetgrass (2.2%+), most Fort Bend County communities, and comparable to the better-positioned Woodlands-area communities. The Conroe city tax ($0.4272) effectively replaces the MUD and Township charges that neighbors pay, producing a stable, known rate rather than a variable MUD rate that changes annually.
On a $300,000 home, the annual tax bill is approximately $5,739. On a $400,000 home, $7,652. After the 65+ Conroe ISD school freeze, those figures drop to approximately $3,500 and $4,700 respectively — among the most tax-efficient positions of any resale 55+ community in the north Houston corridor.
Related Research
Houston North Corridor GuideMontgomery County Property Tax GuideFive-County Tax ComparisonTexas 65+ School Tax FreezeBack to Houston Market HubTalk to a Windsor Lakes Specialist
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