Two of the most popular new construction communities in North Houston are directly competing for the same buyer: Audubon in Magnolia and Evergreen in Conroe. Both are master-planned communities with strong builder lineups, resort-style ambitions, and homes in the $350K–$600K range. But they are meaningfully different communities - and choosing the wrong one is a mistake that's expensive to fix.
I've tracked both communities through our weekly monitoring system and toured each extensively as a licensed agent. Here's an honest breakdown of what you actually get at each one.
The Quick Answer
Choose Audubon if you prioritize a wooded, nature-forward setting, front yard maintenance included in your HOA, and want access to Magnolia's growing corridor. Choose Evergreen if you want amenities open now, top-rated Conroe ISD schools that are already operating, and the lowest HOA fee of the two.
Schools: Evergreen Wins for Families Who Need It Now
Both communities feed into strong school districts, but Evergreen's advantage is immediate access. Conroe ISD consistently ranks among the best districts in Montgomery County and has an on-site elementary school already in operation. Classes, pickup lines, and school events are walkable from your front door today.
Audubon feeds into Magnolia ISD, which is also a strong district. The on-site elementary school at Audubon opened in 2025, which is a meaningful milestone. However, the school is newer, and Magnolia ISD has fewer established programs at the elementary level than Conroe ISD's more mature campus infrastructure.
For families with school-age children right now, Evergreen's schools are a real edge. For families buying for the future - where both districts will have had more time to develop - it's closer.
Amenities: Evergreen Has Them Open, Audubon Is Still Building
This is the most significant practical difference between the two communities today. Evergreen's resort pool, pickleball courts, and fitness center are open and operational. If you move in next month, you can use them next month.
Audubon's resort amenity center and pool are not yet open as of mid-2026. This is a genuine concern - and one that current Audubon residents have raised directly. Audubon's vision for its amenity campus is compelling: a resort pool, café, and coworking space. But "compelling vision" and "available today" are different things. What's open at Audubon now includes trails, green space, and a playground.
If amenities are a priority for your daily life today, Evergreen is the clear choice. If you can wait 12–18 months for Audubon's amenity center to open, the long-term package may be worth it.
HOA Fees: Evergreen Is Significantly Cheaper
Audubon's HOA runs $1,850 per year - the highest of the two. That fee includes front yard maintenance (mowing, edging, seasonal cleanup), which is a genuine lifestyle benefit for busy families. If you add up what lawn maintenance costs at a typical North Houston home ($50–$80/month), the gap narrows considerably.
Evergreen's HOA is $1,032 per year - meaningfully lower. That's $818/year in savings, or roughly $68/month. Front yard maintenance is not included. You'll handle your own lawn or hire it out.
The right comparison is HOA fee minus the cost of lawn service. Once you do that math, the gap between the two communities closes significantly - but Evergreen still comes out cheaper for most households.
Tax Rates: Close, with Evergreen Slightly Lower
Audubon carries a 3.03% tax rate. Evergreen runs 3.04%. On a $450,000 home, that's essentially identical - roughly $13,635 vs $13,680 annually. Neither community offers the tax advantages you'd find at Grand Central Park (2.76%) or Republic Grand Ranch (1.85%), but both are average for Montgomery County.
Builders: Audubon Has More Options
Audubon's 11-builder lineup gives buyers meaningful choice across price points and design philosophies. You can buy a Smith Douglas Homes entry at the $309K level, a Highland Homes build in the mid-$400Ks, or a Toll Brothers luxury home at $600K+ - all in the same community. That range drives builder competition, which keeps incentives active.
Evergreen works with Shea Homes, Chesmar, and Highland Homes - three strong mid-tier builders, but fewer options. Highland Homes appears in both communities, so if Highland is your target builder, community location and lot availability become your deciding factors. See current Audubon incentives → or current Evergreen incentives →
Setting and Feel
Audubon's nature preserve, bird-watching culture, and mature tree canopy give it a distinctly different feel than most North Houston developments. The lots are larger, the streets feel greener, and the general aesthetic leans more toward a hill country resort than a suburban subdivision. This isn't for everyone - some buyers find the wooded setting beautiful, others find it less open than they expected.
Evergreen has a cleaner, more manicured master-planned feel. Wide streets, consistent landscaping, and a well-organized layout. If you're drawn to the polished, amenity-forward suburban master-plan, Evergreen delivers that more fully today.
Who Should Choose Audubon
- Buyers who value front yard maintenance included in HOA
- Buyers who want wooded lots and natural setting
- Buyers who need wide builder selection at multiple price points
- Buyers who can wait for amenities to open
- Buyers commuting along the Hwy 249 corridor
Who Should Choose Evergreen
- Families who need top-rated schools with infrastructure now
- Buyers who want amenities open and operational today
- Buyers on a tighter budget who want a lower HOA
- Buyers who prefer a polished, manicured master-plan aesthetic
- Buyers commuting on I-45 toward The Woodlands or Houston
The Bottom Line
There is no objectively better community between these two - there's only the better fit for your life. Audubon wins on setting, builder variety, and long-term vision. Evergreen wins on amenities available now, established schools, and lower carrying costs. We track pricing and incentives at both communities weekly. Sign up for free deal alerts to get notified when the right home hits your budget at either community.
Michael Krynski is a Keller Williams The Woodlands & Magnolia agent specializing in North Houston new construction. Learn more at krynski.com or schedule a free 15-minute call.
Michael Krynski
Keller Williams The Woodlands & Magnolia agent specializing in North Houston new construction. Helps buyers navigate builder contracts, incentives, and community selection across Magnolia, Conroe, The Woodlands, and Montgomery.