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Edward Vivanco
Welcome to casual elegance located in the private community of Grand Harbor. 
3 car garage, additional parking space and double doors to welcome you into 11540 Grandview Dr. 
A prime location in Montgomery just minutes from HWY 105.
Located on a canal with gorgeous lake views
Formal Dining: A place to bring friends and family together, this space showcases crown molding, trace ceiling and wainscoting. 
First Floor Study: double doors open into a generous work space with plantation shutters and tile flooring. 
The foyer highlights a two story ceiling with custom design featuring wood staircase with wrought iron railing leading to the second floor. 
Entertainers Kitchen features granite countertops, oversized sink, stainless steel appliances and double ovens. 
Generous countertop space, double ovens and gas cook top are all features of this chefs kitchen. 
Laundry/Utility Room: highlights natural lighting, spacious countertop space and cabinet storage. 
Family room features high ceilings, tile flooring and natural light through the windows that overlook the backyard oasis. 
An open concept floor plan blends natural tones and textiles creating luxurious and sophisticated spaces. 
Cast Concrete mantel featuring the gas log fireplace that is centered by custom built in cabinetry. 
Seller's Retreat: a sense of calm, designed in a soothing color palette. 
Crown molding and trace ceiling showcase the casual elegance. 
His and Her vanities offer all the comforts.
Immerse yourself and soak away the days stresses in the primary baths soaking tub. 
floor to ceiling custom tile work make up the oversized shower that has a frameless glass enclosure. 
Secondary bedroom fit with upgraded plantation shutters and access to a Hollywood bath.
Secondary bath offers elegant comforts and amenities
All bedrooms feature upgraded window coverings. 
Secondary bedroom features plantation shutters and private full bathroom.
Full bathroom features tile flooring and spacious counter space. 
Plenty of room to get in a full body workout 
Home gym or gameroom space, the choice is yours.
Through the double doors is a media room for all entertainment needs.
Built in stone countertop with storage underneath, covered patio for max comfort
Large windows overlook the backyard oasis
Oversized covered back patio with ceiling fans for comfort during warm summers
No shortage of wow-factor! This stunning pool features an oversized spa and tanning shelf providing the ultimate for quiet relaxation
Enjoy the sunshine on the tanning deck with a view.
Step down to the boat slip/lift and the dock.
A buyers dream to take an evening boat ride in the convenience of their backyard.
dock access on all sides of the boat lift
Exceptional use of space and design this home is a must see. 
A prime location in Montgomery, just minutes from HWY 105, restaurants and shops 
In the gated community of Grand Harbor, this contemporary freshly painted home showcases exceptional craftsmanship, custom detailing and is located on a waterfront canal. Timeless interiors offer impeccable scale and conveniences to accommodate effortless entertaining and seamless indoor/outdoor living courtesy of; oversized covered back patio, pool and spa, custom trace ceilings featuring crown molding, oversized chefs kitchen featuring five burner gas cooktop, stainless steel appliances and spacious countertops. Primary Suite features enlarged tile and stone shower with seamless glass frame, double sinks, soaking tub and spacious, walk-in closet. Backyard features upgraded covered back patio and decking overlooking , in ground pool and spa. Unwind after a long day by relaxing on the covered back patio viewing the sun set over the pool and feeling the fresh breeze.
| District: | Montgomery |
| 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 | $227.38 | $920,450 | 6.61% | $920,450 | 6.61% |
| 2022 | $213.28 | $863,360 | 27.17% | $863,360 | 27.17% |
| 2021 | $167.71 | $678,910 | 5.67% | $678,910 | 7.41% |
| 2020 | $158.71 | $642,460 | 11.80% | $632,090 | 10.00% |
| 2019 | $141.95 | $574,630 | 4.82% | $574,630 | 4.82% |
| 2018 | $135.42 | $548,190 | 1.58% | $548,190 | 1.58% |
| 2017 | $133.31 | $539,640 | 4.04% | $539,640 | 4.04% |
| 2016 | $128.13 | $518,680 | 0.00% | $518,680 | 0.00% |
| 2015 | $128.13 | $518,680 | -0.49% | $518,680 | 6.95% |
| 2014 | $128.77 | $521,250 | 18.23% | $484,980 | 10.00% |
| 2013 | $108.92 | $440,890 | 0.00% | $440,890 | 0.00% |
| 2012 | $108.92 | $440,890 | $440,890 |
2023 Montgomery County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $119,850 |
| Market Improvement Value: | $800,600 |
| Total Market Value: | $920,450 |
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 % |
