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Edward Vivanco
A circle driveway and 3 car garage provides plenty of parking space. 
Welcome to this beautiful custom home on West Cool Breeze!
This one acre property sits directly across the street from Lake Conroe!
Mature trees surrounding the property provide the ultimate privacy!
Birds eye view showing the corner lot on a culdesac street.
Resort style back yard with lush landscaping, sparkling salt water pool, fire pit and outdoor Cabana with Summer kitchen!
The front walkway is paved from the driveway and wraps around to the front door.
Inside the front door, you're greeted with beautiful slate flooring and custom molding.
This archway leads to the living room and kitchen with primary bedroom and office beyond.
Intricately trimmed columns provide a unique architectural design without blocking off the room.
The open concept design flows beautifully and overlooks the back yard.
A center gas log fireplace is located between two built-in bookcases and cabinets. 
Another view of the living room looking out the windows to the front yard.
The kitchen offers an abundance of counter space and extra bar seating. 
Stained kitchen cabinets were built on site with unique varying heights and two glass front doors. 
The kitchen is equipped with a deep single basin sink, double ovens, beverage fridge and gas cooktop w/ griddle.
The view towards your living space and back yard allows you to be a part of family activities. 
The dining area allows room for multiple furniture pieces and overlooks the back yard and pool.
Conveniently enter the laundry/mud room from the circle driveway. Washer, dryer, sink, storage, folding counter and desk area are nicely tucked in this room.
Home office can be used for work or pleasure! This "bourbon room" is a favorite among the men!
Half bath is located across from the living room. 
The primary bedroom is a beautiful place to unwind with a cool color palate, tray ceiling and ambient lighting. 
Beautiful wood flooring in the primary bedroom leads to the ensuite bath on the left.
The primary bath has double sinks, custom storage cabinets, a jetted tub and shower. 
A second bedroom downstairs has wood flooring and is located on the opposite side of the home from the primary.
The third bedroom is also downstairs, has wood flooring, and overlooks the front yard.
This unique secondary bathroom has a vanity with plenty of counter and storage space on each side. 
Upstairs, we find a perfectly sized game room with a custom trimmed accent wall.
This view of the game room shows the full bath access through the door on the left. 
Full bathroom upstairs has floored attic access through this door.
The fourth bedroom is upstairs as you walk past the game room. This room has the ultimate privacy away from all the other bedrooms!
Outside, we find a generously sized covered back porch with ceiling fans.
Stepping out from the covered back porch is the fire pit, pool and recently built Cabana!
The expansive pool decking allows for multiple areas of congregating and lounging. 
This recent addition is the perfect space for outdoor entertaining!
The Summer kitchen provides a sink, grill, fridge, counter prep and serve space, custom shutters and a TV cabinet. 
Looking at the back of the home from the back of the acre property at night time.
Grand Harbor tennis courts
Grand Harbor sand volleyball
Grand Harbor baseball practice field
Grand Harbor's park area includes a baseball practice field, covered pavilion, tennis and volleyball courts, and walking trail and is just steps away from the property!
A side view of the house on the corner lot. The legal address is 18782 W Cool Breeze, but the mailing address is 11402 Royal Haven, as seen on the mailbox. 
Make this home your paradise!
Gorgeous, one-owner, custom home in the gated community of Grand Harbor! First floor is nicely appointed with wood trim, slate flooring, and an open concept floor plan. Huge kitchen w/ double ovens, gas cooktop, walk-in pantry, and beverage fridge. Living room has central fireplace, built-ins and windows overlooking the front and back yards for plenty of natural light! Luxurious primary bedroom has space for a seating area with a bay window overlooking the pool. Resort-style backyard oasis complete with a pool, fire pit, outdoor cabana and Summer kitchen! First floor is finished out with two guest bedrooms, guest bath, 1/2 bath and office. Second floor features a game room, full bath and fourth bedroom. 1/2 bath in the garage. Nest thermostat, Ring doorbell & cameras, 2 new water heaters. Grand Harbor offers a practice baseball field, tennis, walking path, pavilion, boat ramp to Lake Conroe, neighborhood events. Montgomery schools and LOW taxes!
| District: | Montgomery ISD |
| Elementary School: | Madeley Ranch Elementary School   Excellent |  |
| Middle School: | Montgomery Junior High School Excellent | |
| High School: | Montgomery High School  Good | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $191.25 | $687,340 | 11.69% | $628,330 | 10.00% |
| 2022 | $171.24 | $615,420 | 18.51% | $571,210 | 10.00% |
| 2021 | $144.49 | $519,280 | 6.63% | $519,280 | 6.63% |
| 2020 | $135.50 | $487,000 | 5.78% | $487,000 | 5.78% |
| 2019 | $128.11 | $460,410 | 4.51% | $460,410 | 4.51% |
| 2018 | $122.58 | $440,550 | -1.83% | $440,550 | -1.83% |
| 2017 | $124.87 | $448,770 | 0.00% | $448,770 | 0.00% |
| 2016 | $124.87 | $448,770 | 8.67% | $448,770 | 8.67% |
| 2015 | $114.90 | $412,960 | 6.96% | $412,960 | 6.96% |
| 2014 | $107.42 | $386,080 | 7.74% | $386,080 | 7.74% |
| 2013 | $99.70 | $358,330 | 6.23% | $358,330 | 6.23% |
| 2012 | $93.86 | $337,320 | $337,320 |
2023 Montgomery County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $90,660 |
| Market Improvement Value: | $596,680 |
| Total Market Value: | $687,340 |
2023 Tax Rates |
|
|---|---|
| EMERGENCY SVC DIST 2: | 0.1000 % |
| MONTGOMERY COUNTY: | 0.3696 % |
| MONTGOMERY CO HOSPITAL: | 0.0498 % |
| MONTGOMERY ISD: | 1.0487 % |
| Total Tax Rate: | 1.5681 % |
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