22931 Birch Street is located in Porter, Texas 77365, in Montgomery County, within the Timberlane Acres 08 subdivision. The property sits in the Porter/New Caney area of northeast Houston, minutes from I-69/US-59 and near the Grand Parkway/SH 99 corridor. From this location, I-69 runs south toward Kingwood, Humble, George Bush Intercontinental Airport and Downtown Houston, and north toward New Caney and other Montgomery County communities.

The property is currently offered at $175,000 under MLS #85795034. It is listed by Robert "Robby" Almogabar, REALTOR®, with JLA Realty. Property information is provided for marketing purposes and is subject to change, so contact Robby at 832-326-3991 to confirm current price and availability.

The property is approximately 0.92 acres, or roughly 40,075 square feet, according to MLS information. That places it close to a full acre, which is substantially larger than a typical subdivision homesite in the greater Houston area. Acreage and square footage figures come from MLS sources rather than a current survey, so buyers who need exact boundaries and dimensions should obtain a new survey as part of their due diligence.

No HOA is reported in the MLS for this property. The absence of a reported HOA does not by itself mean the property is free of all recorded restrictions or governmental requirements. Buyers should independently verify deed restrictions, recorded covenants, Montgomery County requirements, any applicable Houston ETJ requirements, and any other private or governmental restrictions that could affect the intended use of the land.

The property includes an existing detached two-car garage and a separate storage shed. The front of the lot is fenced with gated access, and the site is partially cleared while retaining mature trees, giving it a mix of open area and established tree cover. Buyers should independently verify the condition, age, permitting status and remaining useful life of the garage, the storage shed and the fencing, since these structures are being conveyed as part of an unimproved property listing rather than as inspected residential improvements.

The MLS identifies the lot use as single-family and manufactured home, which is why this property may appeal to buyers exploring either a site-built home or a manufactured or modular option. However, an MLS lot-use designation is marketing information, not a development approval.

Before assuming any particular use is permitted, buyers should independently confirm with Montgomery County, any applicable Houston ETJ authority, the water district, and any other governing body that their specific plans are feasible, permitted and buildable on this site. That verification should happen before closing, not after.

The MLS currently reports the property as having no restrictions, and no HOA is reported. That said, buyers should not treat MLS or marketing information as a legal determination. Recorded deed restrictions, plat notes, easements, setback requirements, county regulations and ETJ requirements can all affect what may be built on a parcel regardless of what an MLS field says.

A title commitment review, a current survey, and direct confirmation with the applicable governmental authorities are the appropriate ways to determine what restrictions apply.

MLS information reports electricity as available and identifies water service through a Water District. Buyers should independently verify water availability and connection requirements, septic or wastewater requirements, electrical service and connection costs, and the timeline and expense associated with establishing service for any planned structure. Utility availability in a general area does not guarantee that service can be connected to a specific parcel on the terms or schedule a buyer expects.

Buyers should independently investigate survey and property boundaries, building setbacks, deed restrictions or other recorded restrictions, permitting requirements, manufactured or modular-home requirements, Houston ETJ requirements that may apply, Montgomery County requirements, water availability and connection requirements, septic or wastewater requirements, electrical service and connection costs, drainage and floodplain considerations, driveway or access requirements, soil and site conditions, garage and storage-building condition and permitting, and any other governmental or private restrictions affecting the intended use.

The goal is to determine whether your specific plans are feasible before completing the purchase, working with qualified professionals and the appropriate governmental authorities.

Depending on the destination, route, construction and traffic conditions, buyers should generally plan on roughly 25 to 35 minutes to The Woodlands area from this part of Porter. That places The Woodlands' employment, shopping, dining, medical and entertainment destinations within driving distance while still allowing a buyer to consider a larger homesite. Commute times vary significantly during peak traffic periods, so anyone commuting regularly should test the route at the times they actually expect to travel.

Access to I-69 provides a relatively direct route toward Downtown Houston. Depending on traffic, destination and time of day, the drive can generally take approximately 35 to 50 or more minutes, with rush-hour conditions potentially adding significant travel time. Buyers should verify travel times independently for any destination that matters to their decision.

Valley Ranch Town Center, near the intersection of I-69 and SH 99, is the major nearby retail destination and includes stores and services such as Kroger Marketplace, Target, Academy Sports + Outdoors, Hobby Lobby, Burlington, Ross Dress for Less, PetSmart, TJ Maxx and Five Below, among other businesses. Additional shopping is available south toward Kingwood and Humble, including the Northpark corridor, Kingwood shopping areas and Deerbrook-area retail along I-69.

The Valley Ranch Town Center and surrounding I-69/Grand Parkway corridor include restaurants such as Gringo's Mexican Kitchen, Chili's, Buffalo Wild Wings, Chick-fil-A, Five Guys, The Toasted Yolk Cafe, Panda Express, Whataburger and Schlotzsky's, among other casual dining options.

Porter also has established local restaurants. Hofbrau Steakhouse on FM 1314 has served the Porter area since 1990. Other area options include Bill's Cafe, La Casita Mexican Restaurant, Nicole's Italian Restaurant, Pueblo Viejo and Pete's Burger Place, along with numerous other restaurants and food concepts along FM 1314, Loop 494 and US-59.

The Porter and Kingwood area provides access to hospitals, emergency care, physicians, specialists, urgent-care facilities, pharmacies and other medical services. According to HAR's area information, Kingwood-area hospital services are approximately 15 minutes from the Valley Ranch area. Plans for the larger Valley Ranch development also include an 88-acre Wellness District with proposed medical uses, part of the continued commercial growth around the I-69 and Grand Parkway intersection.

Nearby destinations include Lake Houston Wilderness Park, which offers opportunities for outdoor recreation, and Cinemark Valley Ranch for movies and entertainment. Lake Houston, golf courses, parks, trails and other outdoor destinations are accessible throughout the surrounding Kingwood, Porter, New Caney and Montgomery County areas.

Contact Robert "Robby" Almogabar, REALTOR®, at 832-326-3991 or robby@thealmogabarteam.com, or submit the inquiry form on this page. Land is difficult to evaluate from photographs alone, so walking the site is the best way to understand the trees, open areas, existing improvements, access and surrounding area. If you are already working with another real estate agent under an exclusive written representation agreement, please have that agent arrange your visit; nothing on this page is intended as a solicitation of an existing agency agreement.