Set on 4+ acres within the prestigious Carlton Woods community in The Woodlands, Texas, this French Renaissance-style estate spans over 30,000 sqft of luxurious living space. Designed for grand-scale entertaining and family living, the residence includes 10+ bedrooms, 13 full and 5 half bathrooms, two one-bedroom apartments with full kitchens, and a gentlemen's lounge. The property features multiple garages, motor courts, a pool house with pool and spa, whole-house generators, and Crestron automation. With an abundance of high-end finishes and attention to detail, this estate offers unmatched elegance, privacy, and exceptional living spaces that make it the perfect retreat for those seeking the ultimate in luxury.
There are homes, and then there are estates. Properties that don’t just shelter life—but elevate it. 88 W Grand Regency Circle is exactly that kind of place. Grand in scale, timeless in design, and rich with soul, this home is not just a...
residence—it’s a legacy.
Set behind the tree-lined streets of Carlton Woods, in one of Spring’s most coveted gated communities, this estate commands presence. Yet behind the gates and past the stately façade, there’s an undeniable warmth—an invitation to slow down, to connect, to live fully.
Step inside and be met with sweeping ceilings, light that dances across polished floors, and craftsmanship that speaks volumes in quiet details. Every inch of this home is curated for both grand entertaining and intimate everyday moments—from formal dinners in the dining hall to quiet coffee in the sunroom as the morning light breaks across the lawn.
The chef’s kitchen is designed for connection and creativity, flowing effortlessly into welcoming living spaces and out into a backyard that rivals any resort—complete with poolside serenity, lush landscaping, and room to host under the stars.
Retreat to the primary suite—more sanctuary than bedroom—where peace finds you again and again. With spa-inspired amenities, private sitting areas, and stunning views, it’s a space where dreams begin and days softly end.
Whether you’re raising a family, entertaining on a world-class scale, or simply craving a home that reflects the life you’ve built—88 W Grand Regency Circle is more than a masterpiece. It’s the setting for your next chapter. One of meaning, of joy, of coming home to something truly extraordinary. Now is the time to schedule a tour with me today!
1 year ago• May not reflect the current state of the home
Carlton Woods, located between Lake Woodlands and the George Mitchell Nature Preserve, is a gated and golf-centered The Woodlands neighborhood with a private-club atmosphere and pine-canopy streets. The neighborhood’s character concentrates at the Carlton Woods Clubhouse along Carlton Woods Drive, where valet arrivals, practice greens, and quiet patio dining set the tone. Architectural lines lean Mediterranean and Texas-traditional, with stonework, courtyards, and long driveways behind landscaped entries. Daily rhythms orbit tee times, tennis, and trail loops that connect to the wider Woodlands pathway network. Water views and pocket parks add a resort-like calm without leaving town.
Provided by Walk Score and Local Logic
Market insights
88 W Grand Regency Cir · $10,500,000
DAYS ON MARKET
7 days
The average home goes pending in 64 days.
SALE-TO-LIST
97.6%
Most homes are selling 2% below list price.
LIST PRICE
$10,500,000
Median list price in this area is $360,842. (97% lower than this home)
PRICE DROP
0 price drops
30% of homes in this area have had a price drop in the past month.
Property details
Interior
Exterior
Finance
Kitchen
Bathroom
Bedroom
Living
Dining
Interior features
Beamed ceilings and open beams
Balcony
Wet bar and dry bar
Breakfast bar and kitchen island
Butler's pantry
Crown molding
Entrance foyer
Elevator
En suite bathrooms
Full bath on main level
Dual sinks / double vanity
Granite counters
High ceilings
Jetted tub
Kitchen/family room combo
Bidet
Bedroom on main level
Wheelchair access
Low emissivity windows and window coverings
Insulated doors
Has fireplace (12 total) — gas, gas log, wood burning, and outside fireplaces
Bedrooms
Multiple bedrooms across levels including bedrooms on first, second and third floors
Bedroom areas listed as Apartment #1 and Apartment #2 (second level)
Guest quarters / pool house
Bathrooms
13 full bathrooms
5 half bathrooms
En suite bathrooms and double vanities throughout
Jetted tub and bidet features
Kitchen
Convection oven
Gas cooktop and gas oven
Cooktop
Dishwasher
Microwave
Ice maker
Refrigerator
ENERGY STAR qualified appliances
Granite counters
Kitchen island
Butler's pantry
Laundry & utility
Washer hookup
Electric dryer hookup
Gas dryer hookup
Utility room on first level
Flooring
Carpet
Marble
Slate
Heating & cooling
Central heating (gas) with zoned systems
Central air conditioning with electric and zoned systems
Has heating and has cooling
Exterior features
Balcony
Covered patio, deck, porch and patio areas
Outdoor kitchen
Hot tub / spa (hot tub)
Private yard and fully fenced backyard
Sprinkler / irrigation system
Paved driveway
Tennis court(s)
Near golf course and backs to greenbelt/park
Side yard
Workshop and garage apartment
Heated in-ground saltwater pool with pool/spa combo (association)
Concrete road surface
Home design
Residential property
Full ownership
Slab foundation
Slate roof
Built in 2004
Extensive multi-level layout including guest quarters and apartments
Parking
Attached garage (6 garage spaces)
Attached carport (2 carport spaces)
Oversized garage
Garage door opener
Attached carport and attached parking
Circular driveway
Electric gate
Security
Prewired security
Security system owned
Controlled access
Smoke detectors
Construction
Stone and stucco construction
Built in 2004
Utilities
Public water
Public sewer
Generator for electric
HOA & community
Part of Carlton Woods - Town Sq / Inframark association
Association amenities include clubhouse, controlled access, sport court, fitness center, golf course, meeting/party room, park, pool, tennis courts, trails, trash service, gated community and guard
Annual association fee
Electricity and solar
View estimated energy costs and solar savings for this home
* Price is not available or MLS listing is off market.
Year
Property tax
Land + Additions
Assessment*
2026
$150,075
$1,404,000 + $6,815,075
$8,219,075
2025
$150,075 (+0.8%)
$1,404,000 + $6,815,075
$8,219,075
2024
$148,927 (−2.3%)
$1,404,000 + $6,696,000
$8,100,000
2023
$152,442 (−24.2%)
$1,404,000 + $6,846,000
$8,250,000
2022
$201,163 (+25.0%)
$1,404,000 + $8,550,620
$9,954,620
2021
$160,889 (−18.0%)
$3,300,780 + $4,073,880
$7,374,660
2020
$196,275 (+18.0%)
$3,300,780 + $5,449,220
$8,750,000
2019
$166,290 (+0.9%)
$1,650,400 + $5,649,600
$7,300,000
2018
$164,794 (−0.4%)
$1,650,400 + $5,349,600
$7,000,000
2017
$165,438 (+30.4%)
$1,650,400 + $5,349,600
$7,000,000
2016
$126,859 (−1.2%)
$1,650,400 + $5,349,600
$7,000,000
2015
$128,392 (−7.8%)
$630,740 + $4,691,670
$5,322,410
2014
$139,216 (+4.6%)
$630,740 + $5,104,720
$5,735,460
2013
$133,101 (+8.8%)
$630,740 + $5,104,720
$5,735,460
2012
$122,279 (−0.7%)
$630,740 + $4,711,450
$5,342,190
2011
$123,109 (+30.0%)
2009
$94,705
Public record
Beds
—
Baths
5.5
Stories
3
Lot width
—
Lot depth
—
Lot size
4.21 Acres
Year renovated
2004
Finished Sq. Ft.
30,717
Unfinished Sq. Ft.
—
Total Sq. Ft.
30,717
Year built
2004
Style
Single Family Residential
County
Montgomery County
APN
000000293642
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Sep 2, 2026.
Climate risks
1/10 Flood Factor
Minimal risk of a flood reaching the building in the next 30 years
1/10 Fire Factor
Unlikely to be in a wildfire in next 30 years
8/10 Heat Factor
7 days above 111° expected this year, 24 days in 30 years
8/10 Wind Factor
99% chance of strong winds in next 30 years
2/10 Air Factor
2 unhealthy days expected this year, 2 days in 30 years
Provided by First Street
Historical weather
Spring, TX • 77382
Average low and high temperatures (°F)
60
41
71
50
80
58
82
65
87
68
91
75
93
75
93
75
91
71
88
64
77
57
68
50
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
95/ 100
Exceptional sunlight
Sunscore
This home ranks in the top 16% for direct sun exposure in Spring. There appears to be minimal shading by surrounding buildings, terrain, and vegetation.
10.7 hrs
7.6 hrs
JuneDecember
Provided by Shadowmap
Redfin Estimate for 88 W Grand Regency Cir
$9,843,831
$656K under list price of $10.5M
Nearby comparable homes
The Redfin Estimate uses 6 recent nearby sales, priced between $1.4M to $3.5M.