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Lydia Robles
Welcome to 22518 Arbor Stream Dr in the coveted section of Bayou Forest in Cinco Ranch! 
This home sits on a quiet cul-de-sac street with sidewalks that lead to the neighborhood park and to the Buffalo Bayou trails.
Long, double-wide driveway leads to the attached (and separated) 3-car-garage. 
The curb appeal of this property (and the entire street of semi-custom homes) is eye-catching and established. 
Stone-bordered landscape beds with up-lighting and upgraded exterior coach lights and flood lights.
The downstairs windows to the left of the iron front door is the home office/study that looks out onto the front yard.
Once through the new iron front door, the home flows from front to back with luxury vinyl flooring. Home office/study to the left. 
The front door glass panel can be swung open while keeping the iron door closed. 
The home office/study can be completely closed off for privacy and measures approx 13' x 12'. 
Back towards the entryway is the spacious Dining Room that measures approx 11' x 13'. Thick crown molding and tray ceilings. 
Continuing down the entry hall, there is a powder bathroom right before you get to the open Family Room. 
This Family Room feels even larger than its 23' x 17' dimensions with tall ceilings and great natural lighting. 
The gas log fireplace is double-sided! It is visible from both the Family Room and Breakfast Room/Kitchen on the other side of the wall.
The Family Room flows into the Kitchen area through the archway. The windows look out to the Pool and backyard. 
Note how the fireplace is visible from the Kitchen and Breakfast Room side as well. Luxury vinyl flooring extended throughout the entire downstairs. 
Thick, 4" plantation shutters that can completely open to control the lighting and views to the backyard. Roman shade on the back door. 
View from near the two-sided fireplace looking onto the spacious Breakfast Room and Kitchen with large island. 
The Kitchen has a large Granite island with an upgraded 33" stainless steel sink & Kohler stainless steel faucet. 
Kitchen appliances replaced in 2020: Double ovens w/ convection, air frying, and smart capabilities, SS Dishwasher, and microwave. Fridge does not stay.
There is a large, walk-in Pantry that did not make the photos. Please see on showing tour. 
The downstairs Primary Suite measures approx 19' x 21' with a bump-out wall for extra seating overlooking the Pool and backyard. 
This bump-out space in the Primary Bedroom could be used for a nursery crib, reading chairs, exercise bike, and more. 
The luxury vinyl flooring extends throughout the entire downstairs and all upstairs bathrooms. Installed in 2021.
The Primary Bathroom has been updated with 2 separate sink vanities, an updated soaking tub with new faucet, and frameless shower glass. 
Plantation shutters in the primary bathroom over the large soaking tub. 
In 2023, the entire stairwell was sanded, stained, and painted. 
This upstairs Game Room is large at approx 19' x 16' with vaulted ceilings. It is NOT open to the Family Room below!
The upstairs Game Room and Media Room walls were freshly painted in 2022. Windows overlook the backyard. 
This upstairs Media Room is a multifunctional room that could be a 5th Bedroom or true Movie Room. 
New carpet and paint in this Movie Room in 2022. Projector, sound system, and media console stay!
Bedroom #2 upstairs has an ensuite full bathroom which would make for a great mother-in-law suite or guest room.
Ensuite Full Bathroom for Bedroom #2 upstairs. Sink, built-in cabinetry, and plumbing replaced in 2021. 
Bedroom #3 upstairs is approx 11' x 13' and has direct access to a jack-and-jill full bathroom. 
Partial view of the jack-and-jill full bathroom that separates Bedrooms #3 and #4 upstairs. Note the Herringbone pattern of the vinyl flooring. 
Upstairs Bedroom #4 is large at approx 11' x 15'. Look for the "storage room" that is behind where this photo was taken on your tour.
Covered back patio with large flagstone decking all around. Mounted TV stays! 
In 2023, the patio drain was replaced. The patio was power washed fully with a flagstone sealer and repellant. 
"Katchakid" Pool Fence stays! The fence is secured around the entire pool anchored into the slab stone. It is able to be taken down when desired. 
Heat the spa up! Large, circular spa that heats up well. Note the extra flagstone patio areas all around the pool. 
Extended flagstone patio decking all around the pool, including behind the pool with defined landscape beds. 
View from near the back corner of the backyard. Note how the Katchakid Pool Fence extends all the way around the pool area. 
Behind where this photo was taken are the 2 large AC units and a gate that leads back around to the front yard. 
1st floor plan. Dimensions are approximate. 
2nd floor plan. Dimensions are approximate. 
Arbor Stream Park is located at the neighborhood section entrance within walking distance to the house.
The Cinco Ranch Beach Club is one of SEVEN pools you have access to in "Cinco 1"! Incredible amenities for Cinco Ranch residents. 
Quick, pre-summer view of one of the areas of the Cinco Ranch Beach Club. 
There are many walking trails throughout Cinco Ranch, and you can get direct access to trails along Buffalo Bayou too (not shown here). 
This walking path is along the Buffalo Bayou and it can be accessed right on your cul-de-sac street! 
There is a "viewing platform" on the trails for scenic water views that makes you feel outside of the suburbs. In real estate, it always starts with location and schools. This home resides in the coveted section of Bayou Forest inside Cinco Ranch, located just 1.5 miles from the Grand Pkwy, 2.5 miles from Westpark Tollway, and less than 5 miles to I-10. This home also feeds into one of the top 25 elem schools in all of Houston, Williams Elementary, which you can walk or bike to! Beck Jr High and Cinco Ranch HS are both A+ rated according to Niche. This spacious, 2-story home sits on a quiet, cul-de-sac street with a neighborhood park just down the street and a nearby walking trail to Buffalo Bayou for nature walks. This well maintained home has many improvements including: Primary Bathroom updates, newer appliances in the Kitchen including double ovens w/ convection, air frying, & smart capabilities, vintage vinyl floors in the entire downstairs and all upstairs bathrooms, a new iron front door, & much more (see full list in docs). Cinco Ranch has incredible amenities and a very low tax rate!
| District: | Katy ISD |
| Elementary School: | James E Williams Elementary School   Excellent | |
| Middle School: | Rodger & Ellen Beck Junior High School Excellent |  |
| High School: | Cinco Ranch High School Excellent | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $147.12 | $634,068 | 13.43% | $561,990 | 10.00% |
| 2022 | $129.69 | $558,980 | 20.35% | $510,900 | 10.00% |
| 2021 | $107.76 | $464,450 | -1.43% | $464,450 | -1.43% |
| 2020 | $109.32 | $471,170 | 7.65% | $471,170 | 7.65% |
| 2019 | $101.55 | $437,680 | 30.42% | $437,680 | 30.42% |
| 2018 | $77.86 | $335,590 | -28.66% | $335,590 | -28.66% |
| 2017 | $109.14 | $470,410 | 1.63% | $470,410 | 1.63% |
| 2016 | $107.40 | $462,880 | -6.59% | $462,880 | -3.93% |
| 2015 | $114.97 | $495,510 | 13.12% | $481,830 | 10.00% |
| 2014 | $101.63 | $438,030 | 10.00% | $438,030 | 10.00% |
| 2013 | $92.39 | $398,210 | $398,210 |
2023 Fort Bend County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $93,450 |
| Market Improvement Value: | $540,618 |
| Total Market Value: | $634,068 |
2023 Tax Rates |
|
|---|---|
| KATY ISD: | 1.1194 % |
| FT BEND CO GEN: | 0.4265 % |
| FORT BEND DRNG: | 0.0124 % |
| CINCO MUD 2: | 0.2700 % |
| FT BEND CO ESD 2: | 0.0918 % |
| WILLOW FORK DRNG: | 0.1600 % |
| Total Tax Rate: | 2.0801 % |
