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Montgomery, Texas
Inside Montgomery's city limits, shrink-swell clay limits houses without basements on 81% of mapped land, the highest of 14 cities in Montgomery County. A shallow water table limits basements on 27%.
That clay share is above Montgomery County's 15%. FEMA's flood data list 429 flood losses since 2016 in the 2 ZIP codes overlapping the city. Of its 1,226 homes, 7% were built before 1980; the median dates from 2013.
Data as of October 13, 2026 · sources · in Montgomery County
expansive clay: shrink-swell limits slab homes
high water table: limits basements
flood losses since 2016 in 2 overlapping ZIPs
of homes built before 1980
Foundation repair in Montgomery
Foundation repair in Montgomery: shrink-swell clay limits slab homes on 81% of Montgomery's mapped land, more than in 87% of Texas cities.
About 700 of Montgomery's 1,226 homes are detached houses.
| Who designs the repair | The ASCE Texas Section's repair guidelines say a Texas-licensed engineer should evaluate the foundation and design the repair (2022 guidelines) |
| Prices | Cost guide ranges compared |
Soil under Montgomery city limits
| Expansive clay (limits slab homes) | 81.3% |
| High water table (limits basements) | 26.8% |
| Septic fields very limited | 96.7% |
| Clay swell (LEP, by area) | 10.7% |
| High-swell land (LEP 6%+) | 81.3% |
| Mapped soil | 3,732 acres |
| Soil series | Share here | Series nationally: expansive clay |
|---|---|---|
| Latium | 33% | n/a |
| Woodville | 28% | n/a |
| Gowker | 10% | n/a |
| Crockett | 7% | 94% |
| Garner | 6% | n/a |
| Bleiblerville | 4% | n/a |
What the numbers mean here
Clay swell averages a linear extensibility of 10.7% by land area here, and 81% of the land reaches USDA's high class (6% or more). Clay like that swells when wet and shrinks when dry, under 81% of the mapped land.
Clay shrinks as it dries: 57.6% of Montgomery County is in drought on the latest map, and 81% of Montgomery's mapped land has shrink-swell clay.
On 27% of Montgomery's mapped land, soil stays saturated within about 6 feet of the surface for part of the year, which is basement depth.
USDA rates 97% of the land very limited for septic absorption fields.
Drought in Montgomery County
57.6% of Montgomery County is in drought (D1 or worse) on the October 13, 2026 map. County detail.
Flood losses by ZIP code
FEMA flood records since 2016 in the ZIP codes that overlap Montgomery. ZIP areas reach past city limits.
| ZIP | Share of city land | Flood losses | Paid |
|---|---|---|---|
| 77356 | 69% | 327 | $15.7 million |
| 77316 | 31% | 102 | $6.4 million |
Homes in Montgomery
| Housing units | 1,226 |
| Median year built | 2013 |
| Built before 1980 | 7% |
| Built 2000 or later | 83% |
| Owner-occupied | 54% |
| Median value, owner-occupied | $363,200 |
| Single-family detached | 56% |
Nearby cities
| Place | Distance | Expansive clay | High water table |
|---|---|---|---|
| Plantersville | 11 mi | 19% | 77% |
| Todd Mission | 12 mi | 0% | 94% |
| Panorama Village | 12 mi | 0% | 63% |
| Magnolia | 13 mi | 2% | 75% |
| Willis | 13 mi | 15% | 85% |
| Conroe | 13 mi | 10% | 64% |
| New Waverly | 16 mi | 43% | 53% |
| Stagecoach | 17 mi | 11% | 75% |
Sources: USDA SSURGO (August 5, 2026) · US Drought Monitor (October 13, 2026) · FEMA NFIP v3 (September 9, 2026) · Census ACS 2020-2024. Methods · Data status