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Edward Vivanco
This beautiful custom home sits in Boulevard Oaks, one of Houston's most desirable neighborhoods. Close to the lush estates of North and South Boulevards, a short walk to Rice University, with the Medical Center and downtown a few minutes' drive, the location is superb. This view shows the main property entrance on the west side from Dunlavy St.
Created to evoke the romance of France and Italy, this home is surrounded by mature oak trees and is entirely enclosed by a privacy wall. The home is swathed in true European style stucco and has been meticulously maintained to the highest standards. The residence was fitted with a new roof in 2019 and four separate air conditioning units service this home.
The grand azalea hedge pops with color in the springtime and hints at the surprising garden and landscape behind the full height privacy wall. Both the home and exterior wall have been recently repainted and soon Boston ivy will be climbing the wall with its appealing large green leaves.
Entering through the north wall on Banks Street reveals a stone pathway leading to the arched door of the home. This secondary entrance opens to the large butler's pantry and then into the kitchen. The house door features a window with custom iron grille and is surrounded with a deep cast stone surround.
Stepping through the exterior doorway leads to the enchanting first view of the north courtyard. The exterior details of the home include French doors, solid copper gutters and shutters all taken directly from homes seen by the original owners on their numerous visits to the south of France and northern Italy.
The northern courtyard instantly transports you to a tranquil world. The landscape design incorporates flagstone walkways and patios, raised border walls and water features and was created by the highly acclaimed firm of McDugald-Steele. The landscape was recently refreshed and overhauled by Gregory/Henry Landscape adding to its appeal.
Morning coffee, evening cocktails and the pleasures of entertaining are all possible on the expansive terrace of the north courtyard featuring a mature jasmine hedge overhanging two pairs of French doors. The flagstone surface and gently curved border walls provide textural contrast to the plantings.
The custom spa pool is centered on a classical bronze statue of a figure playing a pipe. This bronze fountain gives another level of visual appeal when the water gently jets into the pool. The solid green of the ivy behind the fountain and the pair of trees frames the pool and spa in a lovely manner.
Not apparent at first, the gorgeous pool and fountain is a functioning spa hot tub. The burbling water of the spa is a wonderful delight when seated in the pool. An underwater ledge encourages relaxation and at night the underwater light adds another dimension to the north courtyard.
This walkway leads south along the western edge of the property. A deep and mysterious pond turns out to be the home of four true koi fish (named after the Four Musketeers). The charming fountain of youth astride a fish spouts into the koi pond with an arc of water. Also illuminated at night, this water feature casts a gently rippling reflection of light upward along the west wall.
Entering through the exterior door on Dunlavy leads to a spectacular western courtyard. The pair of antique wooden French doors on the left is the main entrance to the home. The glass canopy above the entry doors is from the Paris Metro. The custom metal arch above both sets of French doors leading to the dining room will soon be covered with wisteria vines. The pair of antique French Anduze pots may convey with the property.
This perspective looks toward the main entrance gate on Dunlavy from beneath the vine covered arch. Both exterior entrances are solid wood doors and protected with a Doorbird Video Security System. The handsome symmetrical courtyard has custom flagstone walkways inset with Zoysia grass.
Another view of the west courtyard shows the outdoor entertaining and living areas, including a covered loggia. The climbing wisteria continues along the sides and top of the arched opening to the loggia. A mosquito control system covers all areas inside the privacy wall.
The loggia has beautiful lantern lighting for evening entertaining and is double height. The original owners commissioned the faux painted carpet seen on the floor. All three openings have an arched top and cast stone detailing. Please note the electronic driveway gate behind the loggia with its iron grille work detail. The gate also has an arched top to be consistent with the overall design.
The octagonal foyer of the home boasts a pair of antique wood doors with working windows, a crystal chandelier, and custom designed plaster walls after a home near St. Tropez with a ram head motif. The fine artisans of Segreto Finishes were engaged to create the custom paint seen throughout the home.
The entry leads to the dramatic main living room. The warm texture of the antique reclaimed Heart Pine floors adds a unique element. In the entry, the height of the chandelier may be adjusted via an electronic control. Light switches are cleverly hidden behind an entry panel.
The living room features an antique style cast stone fireplace, Venetian plaster walls and three pairs of solid wood French doors looking out onto the north courtyard, each of which open to allow access from the inside to the outside when entertaining. The custom painted and timbered ceiling also has inset stereo speakers.
Another view of the ceiling with its custom beams and painted finish that showcase the fine proportions of the living room.
This home is an art-lover's paradise with ample wall space for displaying art and substantial recessed lighting, including specialized art lighting.
The island kitchen is a fantastic gathering place. Custom details include hand-painted tile backsplash, light fixture made from handmade Cambodian baskets and air conditioning delivered through slot diffusers.
An abundance of storage and counter space make the kitchen ideal for family and friends.
Appliances include a six burner Viking range, a SubZero refrigerator, a stainless steel Bosch dishwasher along with a second dishwasher, KitchenAid double electric ovens and a separate KitchenAid ice maker.
This perspective of the kitchen shows the open floor plan looking to the living room at left and the butler's pantry straight ahead.
The butler's pantry provides even more storage space with glass enclosed cabinets on the right and hidden pantry cabinets on the left. The bar/prep sink is custom painted and the tile floor and door transom provide period details.
The dining room is a spacious and warm area in which to entertain. The wood storage cabinets shown reveal a work station with desk and more space for storage when opened. Pocket doors recess into the cabinet space.
Enjoy indoor/outdoor dining during pleasant days with the dining room overlooking the beautiful west courtyard. A recessed and illuminated space offers a special area to display a collection of books and objects.
Off the main living room is a vestibule containing the half bath with soapstone counter, wall-mounted faucet and sconce lighting.
Also off the vestibule is the installed elevator accessing all three floors. Wood paneling and carved details behind a mirrored door are some of the additional custom details in this special home.
A wood stairway with sconce lighting leads to the spacious second floor landing. The closed door is the second floor landing of the elevator. Note the custom bronzed iron stair railing crafted on site for both sets of stairways.
On the second floor is this spacious secondary bedroom with sisal flooring, double closets and en-suite bathroom. This bedroom also has a full set of French doors to the west above the koi pond. An iron balcony and custom awning add light and dimension to the room.
Additional perspective of the secondary bedroom looking back to the entrance from the landing (center) and the en suite bath (to the right).
The en suite bath features a pedestal sink, wood flooring and stall shower. The window looks out onto the west courtyard. There is an additional window on the west wall that looks into stately oak trees. The natural light is a delightful aspect of this bath space.
On the east side of the second floor landing is this warm, wood-paneled family room/den with a pair of French-inspired built-in and lighted display cases. Note the closed cabinet storage beneath each of the display cases.
Off the family room/den is this cozy reading room with fabric covered walls and matching window treatments, stamped tin ceiling, wood floors and sconce lighting. The large floor to ceiling window looks directly north into the massive canopy of the oak trees along Banks Street.
The family room/den also has a wet bar with open glass shelving, beverage refrigerator and a pair of soft touch open and close solid wood doors designed to match the paneling of the room.
This alternate perspective of the den area shows the French doors that lead to a sizable terrace.
Outside the den is another wonderful outdoor space to relax or entertain. This tiled terrace sits between the den of the main house and an additional secondary bedroom/quarters over the garage.
The quarters are generously proportioned and have an abundance of natural light. One pair of French doors overlooks the covered loggia of the west courtyard. The distinctive light fixture is hand pierced metal found in India.
The quarters have a kitchenette with sink and refrigerator. This space may be accessed either from the main house across the terrace or by a private stairway from the garage.
The quarters bathroom has tile flooring and a glass-enclosed shower.
This perspective is looking back to the main house from the entrance to the quarters. There is stunning lighting all around the exterior of the home and multiple balconies add charm and character.
The dramatic master suite is completely private, occupying the entirety of the third floor. Wood beams on the cathedral ceiling and a Sputnik-style brass and Lucite chandelier adds a modern flair as does the custom sisal flooring.
The master bedroom also features French doors leading to a balcony overlooking the northern courtyard and Banks St. There are three sets of built-in open display shelves each with closed cabinets below.
The master suite boasts "his and hers" baths. Here, the "his" bath features marble counters, a large walk-in shower and water closet, and a balcony overlooking the second floor terrace.
The master suite also features three walk-in closets, one of which is shown here.
The "hers" bath offers many custom details, such as a wood barrel-vaulted ceiling, wood beam over the window and both sconce and pendant lighting. Note the antique reclaimed Heart Pine floor used on the third floor bath and landing. The color and texture add significantly to the elegance of this room. Through the closed door is another walk-in closet.
The "hers" bath also features a claw foot tub sourced from the original Rice Hotel in downtown Houston with European fixtures and a marble-topped vanity. Hidden storage behind the mirrored vanity includes electrical outlets for styling appliances.
Devoted to an attention to detail, every aspect of this home provides unmatched custom design, a superior inner-loop location and an outstanding level of quality maintenance. This is an experience in living exceptionally here in Houston.Inspired by the villas of southern Europe, this one-of-a-kind custom Boulevard Oaks home provides an attention to detail that is rarely found. Surrounded by a privacy fence, a step through the entry gate reveals a series of beautiful courtyards with multiple water features landscaped by Gregory/Henry and McDugald Steele. Formal entry leads to spacious living areas. The kitchen is open to both living and dining and offers high-end appliances, butler’s pantry and extensive storage. The second floor features guest bedroom, study and den with large terrace leading to a 3rd bedroom/quarters with kitchen. The 3rd floor master suite boasts his and her bathrooms and 3 closets. Installed elevator. Design details include reclaimed wood timber flooring, Segreto plaster walls, hand-painted tile work, beautiful ceiling treatments and many doors/windows overlooking the beautiful grounds. Superior location near Rice U, med center and downtown. Gracious and comfortable, this is a special hom
| District: | Houston |
| Elementary School: | Poe Elementary School   Excellent | |
| Middle School: | Lanier Middle School Excellent |  |
| High School: | Lamar High School  Good | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $412.82 | $1,727,637 | 11.49% | $1,727,637 | 11.49% |
| 2022 | $370.28 | $1,549,641 | 0.00% | $1,549,641 | 0.00% |
| 2021 | $370.28 | $1,549,641 | 33.68% | $1,549,641 | 33.68% |
| 2020 | $276.99 | $1,159,214 | 0.00% | $1,159,214 | 0.00% |
| 2019 | $276.99 | $1,159,214 | 2.11% | $1,159,214 | 2.11% |
| 2018 | $271.26 | $1,135,241 | 0.00% | $1,135,241 | 0.00% |
| 2017 | $271.26 | $1,135,241 | -0.43% | $1,135,241 | -0.43% |
| 2016 | $272.43 | $1,140,125 | 0.00% | $1,140,125 | 0.00% |
| 2015 | $272.43 | $1,140,125 | 32.00% | $1,140,125 | 34.61% |
| 2014 | $206.39 | $863,750 | 12.18% | $847,000 | 10.00% |
| 2013 | $183.99 | $770,000 | 0.00% | $770,000 | 0.00% |
| 2012 | $183.99 | $770,000 | $770,000 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $656,250 |
| Market Improvement Value: | $1,071,387 |
| Total Market Value: | $1,727,637 |
2023 Tax Rates |
|
|---|---|
| HOUSTON ISD: | 0.8683 % |
| HARRIS COUNTY: | 0.3501 % |
| HC FLOOD CONTROL DIST: | 0.0311 % |
| PORT OF HOUSTON AUTHORITY: | 0.0057 % |
| HC HOSPITAL DIST: | 0.1434 % |
| HC DEPARTMENT OF EDUCATION: | 0.0048 % |
| HOUSTON COMMUNITY COLLEGE: | 0.0922 % |
| HOUSTON CITY OF: | 0.5192 % |
| Total Tax Rate: | 2.0148 % |
