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Edward Vivanco
Masterfully designed Mediterranean-style custom home features handcrafted finishes throughout. Situated on the green of Hole #1 at High Meadow Ranch Golf Course on just over 4 fully fenced & landscaped acres.
The expansive outdoor entertainment area includes a pickleball court, resort-style pool, bocce ball Court, wood burning fire pit with seating area surrounding it ,Summer Kitchen With Granite Countertop, Gas Grill With Side Burner, Sink, and outdoor fridge., entertainment pavilion with a fireplace and seating area that connects to the guest house, glass fire pit table, and a full outdoor bath. 
Zero edge spa with swim-up seating and dedicated watersports area.
The Guest House features two guest suites, each with an ensuite bathroom. Both ensuites include a shower, a walk-in closet with pocket doors, and granite countertop coffee bars equipped with refrigerators with cabinet façades. A third full bath is located by the custom arched iron entry door, adjacent to that is the utility room equipped with full-size washer and dryer units beneath countertops, cabinets, and an additional refrigerator.
The outdoor pavilion is perfect for entertaining, featuring wraparound granite countertops with bar seating and a center island ideal for bartenders to serve guests during parties. It also includes an outdoor gas fireplace with covered seating and outdoor speakers, providing a comfortable and inviting atmosphere for gatherings. 
Formal living room. 
The formal dining room boosts arched columns and travertine flooring with a custom tile pattern. Arched windows overlook the front lawn. Integrate crown molding, recessed speakers, recessed lighting, and a custom chandelier enhance the elegance. The custom tray ceiling with cove lighting and Venetian plastered walls add to the sophisticated ambiance. Custom arched iron gates lead to the wine room, and an arched opening leads to the butler's pantry hallway, providing two different ways to access 
The Sunken wine cellar features two climate-controlled wine fridges surrounded by custom millwork and crown molding. The room is accessed through custom iron gate doors at both entryways and boasts stone floors and walls. Custom diamond pattern wine storage, marble countertops with lower storage and drawers, and vaulted cathedral ceiling. Illuminated by a custom chandelier, sconce torch lighting, and stained glass with internal lighting, offers storage for approximately 800 bottles.
This study/library is fully paneled with mahogany wood and features extensive millwork on all walls. It includes a built-in desk with custom cabinetry that offers lower closed storage and open shelving. The room boasts a custom coffered tray ceiling with cove lighting, recessed lighting, a designer chandelier, and custom crown molding. Windows provide views of the front lawn with northern exposure, adorned with custom window coverings. Access to the foyer is through French doors with a valence.
First Floor Powder Bathroom
Breakfast room
Great Room with fireplace, built-in entertainment center featuring extensive millwork, large bay windows, and sliding doors. Tray ceiling with cove lighting and crown molding, recessed lighting, and speakers.
Kitchen boasts a 60" gas range with double ovens, warming drawer, two full-sized stainless dishwashers, a stainless steel ice maker, and dual Sub-Zero refrigerators with freezer drawers. Oversized walk-in pantry features a full-size Sub-Zero refrigerator. Alpine granite countertops, an oversized center island, recessed speakers and lighting, pendant light fixtures, custom crown molding, travertine floors, a tray ceiling with cove lighting, and under-cabinet lighting.
Located off the formal living room, the primary bedroom features a dual Adler wood door entry, recessed surround sound speakers, and a custom tray ceiling with cove lighting. Large windows offer views of the backyard with southern and eastern exposures. The room is adorned with custom designer window coverings, recessed LED lighting, custom wood shutters, hardwood floors, designer neutral wall paint, and custom crown molding, creating an elegant and inviting space.
Fully renovated Primary ensuite boosting Carrara marble walk-in steam shower with a frameless glass entry door, dual shower heads, designer polished nickel plumbing fixtures, built-in bench seats, and Carrara marble mosaic tile on the floor and ceiling. A free-standing soaking tub surrounded by Intricate tile pattern and Carrara marble flooring. An exterior door with custom wood shutters leads to the backyard and pool area.
Alpine granite countertops, separate vanities with dual sinks and built-in cabinetry, a separate makeup vanity.The room boasts under-vanity lighting, Venetian plaster dome ceiling with a custom chandelier, and recessed LED lighting., sub-zero beverage fridge. Additional features include custom framed mirrors, crown molding, silver wall-mounted sconces, and a water closet with a Toto Neorest smart toilet and bidet.
The Walk-in Primary closet offers extensive built-in wardrobe storage, built-in display cabinets, countertops, closet bench, and designer carpet.
A spacious extra room, opposite the primary closet, serves as a workout room with a built-in desk and cabinets and windows with custom wood shutters offering views of the backyard with southern and eastern exposures. This room can easily be converted into a second primary walk-in closet.
The hallway just off the Kitchen and Great Room leads to the garage, guest bedroom, and secondary interior stairs that lead up to the upstairs bar and entertainment area, theater, and game room.
Guest bedroom on the first floor with private backyard patio and ensuite. 
First floor Guest bedroom ensuite.
Guest bedroom #1 on the 2nd floor. Dual Mochaney Door Entry, Custom Built-in Bunk Beds with custom built-in corner bench. Three large arched windows with custom wood shutters provide northern exposures and a view of the front yard. Custom crown molding, Custom Tray Ceiling With Cove Lighting.
Guest bedroom ensuite #1 on the second floor. Dual Adler wood doors lead to the Ensuite with custom tile flooring with an intricate pattern and a shower with a built-in bench. Granite countertop vanity with Custom framed mirror. Walk-in Closet With Built-ins and Door Jamb Light Switch.
Guest bedroom #2 on the 2nd floor. Dual Mochaney Door Entry and three large arched win
Guest bedroom ensuite #2 on the second floor. Dual Adler wood doors lead to the Ensuite bathroom with custom tile flooring with intricate patterns, a shower with a built-in bench, and a Granite countertop vanity with Custom framed mirror. Walk-in Closet with built-in and door jamb Light Switch.
Guest Bedroom #3 on the second floor. Includes built-in desk with custom cabinetry that offers lower closed storage and open shelving. Windows offer views of the backyard and southern exposures 
Guest bedroom ensuite #3 on the second floor. Custom tile flooring with an intricate pattern, a shower with a built-in bench. Alpine granite countertop vanity with Custom framed mirror. Walk-in Closet With built-ins and a window providing northern exposures and views of the front yard, door Jamb Light Switch.
Venetian plaster dome ceiling with custom chandelier with Custom Tray Ceiling With Cove Lighting, Recessed Speakers, and Recessed Lighting.
Adjacent to the bar is a large Storage room/Wrapping room.
Full galley-style Bar with sink, Ice Machine, and Sub-Zero Beverage Chiller. two-level granite countertops with countertop seating, built-in shelves with millwork, Lower cabinets, and Drawers Providing Ample Storage behind the bar.
Large Bay windows, frameless round bay windows provide southern exposure. Two dual exterior framed window doors lead out to a spacious private balcony area with views of the entire backyard and a spiral staircase for easy access to the backyard amenities.
The theater room, located above the garage with soundproofing to prevent disturbances, features nine adjustable seats arranged in a stadium seating configuration. Enter through the dual doors to find a built-in projector screen, projector, and surround sound system. Custom millwork and crown molding, along with a barrel ceiling and tray cove lighting, add elegance. Designer carpet flooring with hardwood leading edges recessed LED lighting, and sconce torch lighting enhances the ambiance.
Large game room just off the theater and bar and entertainment space with custom built-ins with cabinets, walk-in closet built-ins.
Just off the game room is the Second Floor Powder Bathroom.
Fully Gated 4.16 Acres with full Exterior Surveillance Cameras system. 
Custom stain concrete Driveway with stone pavers. Newly reconstructed concrete fountain. 
Oversized 4 Car Garage with a Golf Cart Garage. Built-in workbenches, upper and lower cabinets, and storage lockers for golf bags or other large items. 90kW Whole Property Natural Gas Generator (MTU Onsite Energy).Full Irrigation System Supplied By Private Well. Whole House Water Treatment System. Engineered Slab on Pier Foundation.
Built with entertaining in mind, this masterfully designed Mediterranean-style custom home features handcrafted finishes throughout. Situated on the green of Hole #1 at High Meadow Ranch Golf Course on just over 4 fully fenced & landscaped acres. The main house boasts a primary suite w/ an updated ensuite, 4 guest rooms w/ ensuites & walk-in closets, a + 800 bottle wine cellar, & remodeled kitchen. A full bar and entertaining space, a nine-seat theater, & a spacious game room on the 2nd floor. The guest house features 2 bedrooms w/ ensuites, 1 full bath & a utility room. Outdoor area includes a pickleball court, resort-style pool, bocce ball court, serene fire pit area, summer kitchen, entertainment pavilion w/ a fireplace and seating area that connects to the guest house, glass fire pit table, and a full outdoor bath. Other notable features include a 90kW generator, Water Well, mosquito misting system, Exterior Surveillance Cameras, home automation for seamless control, & Much More.
| District: | Magnolia ISD |
| Elementary School: | Magnolia Elementary School   Good | |
| Middle School: | Magnolia Junior High School Good |  |
| High School: | Magnolia West High School Good | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $263.12 | $2,560,460 | 11.32% | $2,095,060 | 10.00% |
| 2022 | $236.36 | $2,300,000 | 41.81% | $1,904,600 | 17.43% |
| 2021 | $166.67 | $1,621,900 | -6.44% | $1,621,900 | -6.44% |
| 2020 | $178.14 | $1,733,490 | 0.77% | $1,733,490 | 0.77% |
| 2019 | $176.78 | $1,720,290 | 5.99% | $1,720,290 | 5.99% |
| 2018 | $166.80 | $1,623,090 | 0.00% | $1,623,090 | 0.00% |
| 2017 | $166.80 | $1,623,090 | -6.15% | $1,623,090 | -6.15% |
| 2016 | $177.72 | $1,729,440 | 5.31% | $1,729,440 | 5.31% |
| 2015 | $168.76 | $1,642,220 | -17.39% | $1,642,220 | -17.39% |
| 2014 | $204.29 | $1,987,910 | 9.68% | $1,987,910 | 9.68% |
| 2013 | $186.25 | $1,812,400 | 12.12% | $1,812,400 | 12.12% |
| 2012 | $166.12 | $1,616,480 | $1,616,480 |
2023 Montgomery County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $603,000 |
| Market Improvement Value: | $1,957,460 |
| Total Market Value: | $2,560,460 |
2023 Tax Rates |
|
|---|---|
| EMERGENCY SVC DIST 10: | 0.0879 % |
| MONTGOMERY COUNTY: | 0.3696 % |
| MONTGOMERY CO HOSPITAL: | 0.0498 % |
| LONE STAR COLLEGE: | 0.1076 % |
| MAGNOLIA ISD: | 0.9638 % |
| Total Tax Rate: | 1.5787 % |
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