A lot, a lake home, or a lease near Lake Livingston, each comes with its own questions.
Who provides the water? What do the fees cover for this lot? Is it in a flood zone, and which county is it in? Around Lake Livingston, those answers change from one property to the next. I’m Jean Summers, a licensed Texas real estate sales agent based in Coldspring. I help you sort out which questions apply to the property you are looking at.
What clients say about working with Jean
Jean made the whole process so much easier. She kept me on track, made sure all of the paperwork was completed and made sure all of the paperwork was submitted on time. The selling process could not have been easier.
Jean is awesome, we have been searching properties for years and she never got frustrated with us and was always a pleasure to work with from start to finish.
Jean Summers is awesome! She helped us every step of the way and I highly recommend working with her. She knows the area and is so knowledgeable! She made the process very seamless!
Jean helped us learn about the area we were interested, found houses, arranged tours, and patiently answered all our questions.
Loved her. This lady is top notch, but super down to earth. Have used her for 3 transactions. Wouldn’t use anyone else. She has even handled really odd situations with ease. Highly recommend.
Throughout the process, Jean was always super responsive and on top of the next thing that needed to be done. Jean knows all the important nuances of a real estate negotiation and transaction and is a true professional.
You can’t go wrong using Jean to sell or buy your home. She went out of her way to show us some of the homes we wanted to see. And kept us in the loop on the status of our offer. We would definitely use her again the next time we’re in the market.
Jean was an absolute life saver. She was there to help navigate the entire process the whole way through. There was no way I would have been able to get through without her, and I highly recommend her to anyone looking to purchase a home. My only regret is that I’m only able to give her 5 stars.
I needed her to give me a virtual tour of the property before driving over 15 hours to see in person. She was very quick in setting it up and very thorough.
We are so grateful for all of the hard work and professionalism Jean showed throughout the selling process. She made what could have been a stressful experience feel manageable and reassuring with her confidence, knowledge, and steady guidance.
She is very knowledgeable about the markets and really dives deep to find out the answer to any question. Her honesty, attention to detail, hard working attitude and communication skills are exactly why I will recommend her to my friends and family.
Jean was knowledgeable of the market in our area and priced it well so we were able to receive competitive offers and even above asking! Jean was very responsive and communicated with us throughout the entire process.
From the very beginning, Jean was incredibly knowledgeable, professional, and attentive to my needs. She took the time to understand what I was looking for in a new home and provided invaluable insights about the current market trends.
Jean made the whole process so much easier. She kept me on track, made sure all of the paperwork was completed and made sure all of the paperwork was submitted on time. The selling process could not have been easier.
We are so grateful for all of the hard work and professionalism Jean showed throughout the selling process. She made what could have been a stressful experience feel manageable and reassuring with her confidence, knowledge, and steady guidance.
You can’t go wrong using Jean to sell or buy your home. She went out of her way to show us some of the homes we wanted to see. And kept us in the loop on the status of our offer. We would definitely use her again the next time we’re in the market.
Jean Summers is awesome! She helped us every step of the way and I highly recommend working with her. She knows the area and is so knowledgeable! She made the process very seamless!
Jean was knowledgeable of the market in our area and priced it well so we were able to receive competitive offers and even above asking! Jean was very responsive and communicated with us throughout the entire process.
I needed her to give me a virtual tour of the property before driving over 15 hours to see in person. She was very quick in setting it up and very thorough.
Loved her. This lady is top notch, but super down to earth. Have used her for 3 transactions. Wouldn’t use anyone else. She has even handled really odd situations with ease. Highly recommend.
Throughout the process, Jean was always super responsive and on top of the next thing that needed to be done. Jean knows all the important nuances of a real estate negotiation and transaction and is a true professional.
Jean is awesome, we have been searching properties for years and she never got frustrated with us and was always a pleasure to work with from start to finish.
She is very knowledgeable about the markets and really dives deep to find out the answer to any question. Her honesty, attention to detail, hard working attitude and communication skills are exactly why I will recommend her to my friends and family.
Jean was an absolute life saver. She was there to help navigate the entire process the whole way through. There was no way I would have been able to get through without her, and I highly recommend her to anyone looking to purchase a home. My only regret is that I’m only able to give her 5 stars.
Jean helped us learn about the area we were interested, found houses, arranged tours, and patiently answered all our questions.
From the very beginning, Jean was incredibly knowledgeable, professional, and attentive to my needs. She took the time to understand what I was looking for in a new home and provided invaluable insights about the current market trends.
Jean made the whole process so much easier. She kept me on track, made sure all of the paperwork was completed and made sure all of the paperwork was submitted on time. The selling process could not have been easier.
Throughout the process, Jean was always super responsive and on top of the next thing that needed to be done. Jean knows all the important nuances of a real estate negotiation and transaction and is a true professional.
We are so grateful for all of the hard work and professionalism Jean showed throughout the selling process. She made what could have been a stressful experience feel manageable and reassuring with her confidence, knowledge, and steady guidance.
Jean is awesome, we have been searching properties for years and she never got frustrated with us and was always a pleasure to work with from start to finish.
You can’t go wrong using Jean to sell or buy your home. She went out of her way to show us some of the homes we wanted to see. And kept us in the loop on the status of our offer. We would definitely use her again the next time we’re in the market.
She is very knowledgeable about the markets and really dives deep to find out the answer to any question. Her honesty, attention to detail, hard working attitude and communication skills are exactly why I will recommend her to my friends and family.
Jean Summers is awesome! She helped us every step of the way and I highly recommend working with her. She knows the area and is so knowledgeable! She made the process very seamless!
Jean was an absolute life saver. She was there to help navigate the entire process the whole way through. There was no way I would have been able to get through without her, and I highly recommend her to anyone looking to purchase a home. My only regret is that I’m only able to give her 5 stars.
Jean was knowledgeable of the market in our area and priced it well so we were able to receive competitive offers and even above asking! Jean was very responsive and communicated with us throughout the entire process.
Jean helped us learn about the area we were interested, found houses, arranged tours, and patiently answered all our questions.
I needed her to give me a virtual tour of the property before driving over 15 hours to see in person. She was very quick in setting it up and very thorough.
From the very beginning, Jean was incredibly knowledgeable, professional, and attentive to my needs. She took the time to understand what I was looking for in a new home and provided invaluable insights about the current market trends.
Loved her. This lady is top notch, but super down to earth. Have used her for 3 transactions. Wouldn’t use anyone else. She has even handled really odd situations with ease. Highly recommend.
What to sort out before you buy, sell, or rent near Cape Royale
My recent buyer-side work and current listings center on Cape Royale and Coldspring, with Point Blank and the Huntsville area nearby. These six cards cover community fees, utilities, lot size, river lots and flood zones, county lines, and the choice between a planned community and open acreage. Each answer is a way to decide, not a verdict on which option wins.
What do you actually get, and pay for, when you buy inside Cape Royale?
You get access to amenities such as the marina, pool, tennis and pickleball courts, and gated entry, along with recurring maintenance fees and community rules. Fees are set lot by lot, so ask the community for the current figure for the exact lot before you commit. No fee amounts are printed here. Fees and rules change. Confirm them with the community for the specific lot.
Who provides water and electricity in Cape Royale, and what should I ask before buying?
Listings name the Cape Royale Utility District for water and Sam Houston Electric for electricity. Ask each about service availability and connection for the specific lot. This matters most for a lot you plan to build on. Rates, taxes, and connection costs come from the providers, not this page. Service details change. Confirm them directly with each provider.
How big is a Cape Royale lot, and does it make sense to buy the lot next door too?
Lots I have listed there run from about a quarter acre to nearly two acres, and adjacent lots sometimes come up together for buyers who want more room. Before buying more than one, check fees per lot, utilities, and community building rules. These sizes are examples, not a survey of the community. Listings change. Confirm current lots and rules with the community.
Why is a Trinity River lot near Coldspring so inexpensive, and what does an AE flood zone mean?
An AE designation marks a higher flood risk area on the official map, and it can affect building, insurance, and financing. Check the official flood map, talk to an insurance agent, and ask the county about building before you buy. I do not give insurance or engineering advice. Flood maps change. Confirm the designation with official sources.
If a listing says Huntsville, why does the county matter, and how do I find out which one?
A Huntsville mailing address can sit in San Jacinto County, as in the Waterwood golf community, or in Walker County, so check the county appraisal district record. The county decides which appraisal district, offices, and services apply. No tax rates are stated here. Records change. Confirm the county with the appraisal district.
Should I look at a planned lake community like Cape Royale, or at acreage around Point Blank?
It depends on what you want: amenities, gates, and fees on one side; more land and fewer community rules on the other. I have represented buyers in both settings. Compare fees, lot size, utilities, flood zone, and county for each property before you decide. Conditions vary by property. Confirm each with the responsible office.
Recent properties associated with Jean Summers
Properties associated with Jean Summers in Point Blank, Huntsville and Lovelady. Availability, price, and status change, so confirm current details with Jean or a current listing portal before you plan a showing.
Ready when you are
Looking at a lot, a lake home, or a lease near Cape Royale?
Ask About a Lot or AcreageThis guide is for land buyers and sellers, lake community buyers, and renters and owners weighing a lease around Coldspring and Cape Royale. It helps you check fees, utilities, flood zone, and county, and compare a planned community with open acreage. Use it to build a question list. It does not pick a winning community, predict prices, or promise results.
Get the Lake Livingston Guide, free, and open it right in your browser.
Ten short sections on what to check before you buy, sell, or rent a lot, a lake home, or acreage around Coldspring and Cape Royale. No spam, and you can ask Jean a question any time.Practical answers about lots, lake homes, and leasing around Cape Royale
Buying a lot, choosing a lake community, or renting before you commit all start with practical questions about fees, utilities, flood zone, and county. I’m based in Coldspring and work around Cape Royale on the San Jacinto County side of Lake Livingston. I’m a licensed Texas real estate sales agent with RA Brokers. I have represented buyers in Cape Royale and in Point Blank, and my current listings include lots, acreage, and homes in Cape Royale and the Huntsville area. I write down the details buyers ask about: who provides the utilities, how the fees work for a given lot, whether a lot sits in a flood zone, and which county it is in. If you are moving up from the Houston area, I can help you understand what changes at the lake. Beyond Coldspring and Cape Royale, I work with buyers and sellers in Point Blank and the Huntsville area.
Who is Jean Summers?
Jean Summers is a licensed Texas real estate sales agent based in Coldspring who helps people buy and sell lots, land, and lake community homes and weigh leasing near Lake Livingston. This site focuses on three paths: Lots & Land, Lake Communities, and Leasing. Jean is with RA Brokers.
Where does Jean Summers work?
Jean Summers works in Coldspring and Cape Royale in San Jacinto County, with nearby Point Blank and the Huntsville area on the Lake Livingston side. Cape Royale is the only community with neighborhood-level guidance here.
Who does Jean Summers help?
Jean Summers helps people buying or selling lots and acreage, buyers looking at lake communities such as Cape Royale and Waterwood, and renters and owners weighing a lease near the lake. Recent addressed work is buyer side in Cape Royale and Point Blank, and client reviews appear on this page.
Which real estate brokerage is Jean Summers with?
Jean Summers is a sales agent with RA Brokers, Houston, Texas. Jean Summers is not a broker or team lead. Confirm current license and brokerage details before you sign an agreement.
What kinds of property does Jean Summers work with?
Jean Summers works with lots and acreage, homes in lake communities such as Cape Royale, rural property in the Huntsville area, and homes offered for lease near the lake. Leasing work refers to current lease listings only. No rent figures or rental income are promised.
How can you contact Jean Summers?
You can reach Jean Summers by email at jeansummers55@gmail.com or by phone at (713) 497-6691. Mention the lot, community, or lease you want to talk through. Current listings appear on the profile at https://www.har.com/jeansummers.
Questions to ask before you buy, sell, or rent near Cape Royale
Nine articles in three groups: Lots & Land, Lake Communities, and Leasing. Each one answers a real Coldspring or Lake Livingston question in plain language and names who confirms the facts.
What people ask before they get started
{{ f.answer }}
Here's everything you get!
You are in.
Your guide is opening now.
Taking you there
Bring a question about Lake Livingston