MLS# 20792455 | Listed by Sean McFarlin, Lion Drive Realty
Photos: actual property. Vacant and easy to show.
Affordable ownership in the established Pin Oak community of Willis, and it is real property on its own lot. This 3 bedroom, 2 bath doublewide manufactured home sits just seconds off I-45 near the new HEB and shopping, and feeds Willis ISD. Split floor plan with a private primary suite (separate tub and shower) on one end and two secondary bedrooms on the other, an open living, dining, and kitchen with generous cabinet space, plus an inside utility room. The A/C condenser was replaced in 2024. Vinyl-plank flooring throughout. Covered front porch and a fenced backyard with a storage shed. Vacant and easy to show, sold as-is. Buyer to verify all measurements, schools, and restrictions.
This is a doublewide manufactured home on its own deeded lot, taxed as real property. There is no lot rent and no leased land. That distinction is what opens the door to cash, conventional, FHA, USDA and VA offers here, where a leased-lot mobile home would be limited to chattel lending only.
The home is vacant and sold as-is, so showings are easy. New luxury vinyl plank flooring was installed in the kitchen and living areas in July 2026 and the A/C condenser was replaced in 2024. The seller is ASH Homes, LLC. Sean McFarlin is the listing agent and a member of the seller entity, so an owner/agent disclosure accompanies every offer.
| Address | 9642 Live Oak Trl, Willis, TX 77318 |
| List price | $120,000 ($107 per square foot) |
| MLS number | 20792455 |
| Property type | Doublewide manufactured home on its own deeded lot, taxed as real property |
| Bedrooms / bathrooms | 3 bedrooms / 2 full baths |
| Living area | 1,120 sq ft, single story |
| Lot size | 7,126 sq ft |
| Year built | 2002 |
| Subdivision | Pin Oak 04, Block 13, Lot 4 |
| County | Montgomery County, Texas |
| School district | Willis ISD — C C Hardy Elementary, Lynn Lucas Middle, Willis High |
| Roof / foundation / exterior | Composition / block & beam / vinyl |
| Heating and cooling | Central electric; A/C condenser replaced 2024 |
| Flooring | Vinyl plank throughout; new LVP in the kitchen and living areas, July 2026 |
| Kitchen | Dishwasher, disposal, microwave, electric freestanding range and oven |
| Room dimensions | Living 17x14 · Dining 8x13 · Kitchen 9x13 · Primary 12x13 · Bedroom 9x13 · Bedroom 7x13 · Utility 10x5 |
| Outdoor | Covered front porch, patio/deck, fenced backyard, storage shed, private double-wide driveway |
| Utilities | Public water, public sewer |
| HOA | Pin Oak POA (IMC Management), $250/year mandatory, $225 transfer fee at closing, 936-756-0032 |
| Property taxes | $2,173 for 2025 without exemptions; tax rate 2.217 |
| Financing considered | Cash, conventional, FHA, USDA, VA |
| Status | Active, vacant, easy to show, sold as-is |
Because this home is a doublewide titled as real property on a deeded lot, it reaches loan programs a singlewide or a leased-lot mobile home usually cannot. Government-backed programs generally require a multi-section home permanently affixed to owned land, which is exactly what this is.
All three are being considered on this listing. Low down payment on FHA, zero down for eligible VA buyers, and this address sits in Montgomery County where USDA eligibility is worth checking. Appraisal and permanent-foundation requirements still apply.
Fannie Mae and Freddie Mac both purchase manufactured-housing loans on multi-section homes on owned land. Expect a manufactured-home appraisal and a foundation certification as part of the file.
At $120,000 many buyers simply pay cash or use a local credit union. Manufactured-housing specialists such as 21st Mortgage and Triad Financial Services also lend in this space when a conventional route does not fit.
Every lender sets its own overlays. Confirm program eligibility with your loan officer before writing an offer. Sean can introduce you to lenders who close manufactured-home purchases in Montgomery County regularly.
Pin Oak is an established, quiet subdivision on the north side of Willis with paved streets, mature pines and hardwoods, and a low $250 per year POA. The appeal here is position: you are seconds from the I-45 on-ramp, which opens up the entire Houston corridor without paying a Houston-corridor price.
Lake Conroe is about ten minutes away. Public boat ramps, marinas, waterfront dining and some of the best bass fishing in Texas sit just west of Willis on the north end of the lake.
Willis ISD and everyday errands. The home is zoned to C C Hardy Elementary, Lynn Lucas Middle School and Willis High School. The new Willis HEB, restaurants and retail are a few minutes away.
Commute without the price tag. The Woodlands is roughly 30 minutes south, downtown Houston about an hour, and Huntsville and the Sam Houston National Forest are a short run north.
9642 Live Oak Trl, Willis, TX 77318 · Pin Oak subdivision, Montgomery County · seconds from I-45, about ten minutes to Lake Conroe.
The home is vacant and easy to show. Send your details and Sean will get you scheduled, usually the same day.
📞 (832) 515-3872 | 📧 sean@seanmcfarlin.com
9642 Live Oak Trl, Willis, TX 77318. MLS# 20792455. Listed by Sean McFarlin, Lion Drive Realty. Seller is ASH Homes, LLC; Sean McFarlin is a licensed Texas real estate agent and a member of the seller entity, and that owner/agent relationship is disclosed on all offers. Property is offered as-is. All information including square footage, lot size, room dimensions, taxes, HOA figures, school zoning and restrictions comes from the appraisal district or other third parties and is deemed reliable but not guaranteed. Buyer to independently verify. Financing programs listed are those the seller will consider; approval and program eligibility are determined by the buyer’s lender. Equal Housing Opportunity.
