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Edward Vivanco
Front view, long driveway w/3 car detached garage
Backyard oasis! 
Granite Island Kitchen
Den is open to kitchen & breakfast area and overlooks the backyard oasis!
Primary bedroom with fireplace is down 
Formal dining
Study is down with French doors off the entry 
Breakfast area
Large game room up - leather sofa and airhockey table included
Bedroom 2 
Bedroom 3
Jack and Jill bath (1 of 2)
Bedroom 4
Bedroom 5
Jack and Jill bath (2 of 2)
Watch a movie while soaking in the hot tub! 
Grill cover with gas line and power (grill not included)
Nap Time!
*UPDATED Riata Ranch 5/3.5/3 car detached garage with POOL/SPA* Kitchen features granite counter-tops, Island with induction cooktop, and a warming drawer* Primary bed and bath are down and feature a fireplace, huge bathroom with 2 closets w/built-ins, separate shower (new glass 2020)* Bamboo flooring in the dining, study & primary bedroom* Step out to your hill country feel backyard oasis featuring plenty of space to gather, grill or relax in the pool or hammock* Not pictured is a cute playhouse that can also be used for storage* Two Jack and Jill baths up* Huge game room up* All door handles & hinges, light switches, outlets and covers replaced* LED lighting* Tankless water heater 2019* Water softener 2020* Both A/C's replaced 2012/2014* Pool updates in 2021 include: new plaster, cleaner and heater* Sprinkler system*
| District: | Cypress-Fairbanks |
| Elementary School: | Woodard Elementary School   Excellent |  |
| Middle School: | Spillane Middle School Excellent | |
| High School: | Cypress Ranch High School Excellent | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $138.62 | $452,604 | 7.00% | $452,604 | 7.00% |
| 2022 | $129.56 | $423,000 | 36.02% | $423,000 | 36.02% |
| 2021 | $95.25 | $310,977 | 5.18% | $310,977 | 5.18% |
| 2020 | $90.55 | $295,657 | 0.55% | $295,657 | 0.55% |
| 2019 | $90.06 | $294,034 | 6.76% | $294,034 | 6.76% |
| 2018 | $84.35 | $275,413 | 0.00% | $275,413 | 1.04% |
| 2017 | $84.35 | $275,413 | 11.14% | $272,580 | 10.00% |
| 2016 | $75.90 | $247,800 | 0.00% | $247,800 | 7.71% |
| 2015 | $75.90 | $247,800 | 7.43% | $230,070 | 10.00% |
| 2014 | $70.65 | $230,656 | 21.31% | $209,155 | 10.00% |
| 2013 | $58.24 | $190,141 | 0.00% | $190,141 | 0.00% |
| 2012 | $58.24 | $190,141 | $190,141 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $81,946 |
| Market Improvement Value: | $370,658 |
| Total Market Value: | $452,604 |
2023 Tax Rates |
|
|---|---|
| CYPRESS-FAIRBANKS ISD: | 1.0811 % |
| 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 % |
| LONE STAR COLLEGE SYS: | 0.1076 % |
| HC MUD 196: | 0.5000 % |
| HC EMERG SRV DIST 9: | 0.0444 % |
| Total Tax Rate: | 2.2682 % |
