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Shenandoah, Texas
Inside Shenandoah's city limits, shrink-swell clay limits houses without basements on 0% of mapped land. A shallow water table limits basements on 48%.
That clay share is below Montgomery County's 15%. USDA doesn't rate the 50% of mapped land classed as urban land, so these shares are floors. FEMA's flood data list 1,190 flood losses since 2016 in the 4 ZIP codes overlapping the city. Of its 2,278 homes, 22% were built before 1980; the median dates from 2003.
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 4 overlapping ZIPs
of homes built before 1980
Foundation repair in Shenandoah
Foundation repair in Shenandoah: shrink-swell clay limits slab homes on 0% of Shenandoah's mapped land.
About 1,300 of Shenandoah's 2,278 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 Shenandoah city limits
| Expansive clay (limits slab homes) | 0.0% |
| High water table (limits basements) | 48.4% |
| Septic fields very limited | 45.9% |
| Clay swell (LEP, by area) | 1.5% |
| High-swell land (LEP 6%+) | 0.0% |
| Urban land, not rated | 50.2% |
| Mapped soil | 1,257 acres |
| Soil series | Share here | Series nationally: expansive clay |
|---|---|---|
| Westcott | 20% | n/a |
| Sorter | 14% | n/a |
| Tarkington | 5% | n/a |
| Splendora | 4% | n/a |
| Boy | 3% | n/a |
| Hatliff | 1% | n/a |
What the numbers mean here
On 48% of Shenandoah's mapped land, soil stays saturated within about 6 feet of the surface for part of the year, which is basement depth.
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 Shenandoah. ZIP areas reach past city limits.
| ZIP | Share of city land | Flood losses | Paid |
|---|---|---|---|
| 77385 | 39% | 391 | $34.2 million |
| 77381 | 33% | 124 | $6.7 million |
| 77384 | 17% | 31 | $1.5 million |
| 77380 | 11% | 644 | $57.5 million |
Homes in Shenandoah
| Housing units | 2,278 |
| Median year built | 2003 |
| Built before 1980 | 22% |
| Built 2000 or later | 58% |
| Owner-occupied | 55% |
| Median value, owner-occupied | $395,200 |
| Single-family detached | 58% |
Nearby cities
| Place | Distance | Expansive clay | High water table |
|---|---|---|---|
| Oak Ridge North | 2 mi | 0% | 42% |
| Woodloch | 3 mi | 7% | 38% |
| Conroe | 10 mi | 10% | 64% |
| Tomball | 12 mi | 1% | 41% |
| Cut and Shoot | 12 mi | 1% | 49% |
| Panorama Village | 14 mi | 0% | 63% |
| Stagecoach | 15 mi | 11% | 75% |
| Woodbranch | 16 mi | 3% | 49% |
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