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Edward Vivanco
Anchored in extraordinary beauty, the courtyard of this Mediterranean-flavored jewel bids a warm welcome and artfully interlaces a uniformity of arches, Juliet balconies and transom-crowned French doors.
Adding authenticity to the Mediterranean flavor of the residence, a duet of palm trees graces the courtyard which can serve as an additional entertaining area for an overflow of guests.
The rear view of the property is evidence that it is possible for the back of a home to equal the beauty of the front. This canvas is made complete with multiple seating areas for visitation and a 2nd story veranda view of the golf course.
Resting beneath a tile roof, this architectural showpiece employs an enviable view of second fairway of the Fred Couples Signature Golf Course. It is a 24 hour guard-gated community. 
Sprinkled with mature plantings and lush landscaping, the custom designed stamped driveway makes a great impression to arriving guests.
This quality-laden residence is flanked by dual oversized garages complete with epoxy flooring and floor to ceiling custom cabinets/shelving with additional storage above the garage.
Framed by a duet of mature trees, the pristine landscaping complete with manicured boxwood, adds to the stellar curb appeal of the outstanding home.
Introduced by custom designed entry lamps, this beautiful home is marked by a myriad of arches and leaded glass mahogany double front doors. 
European Villa comes to mind when one enters the primary courtyard graced by operable French doors on either side allowing a refreshing breeze to travel throughout the home.
Imposing scrolled leaded glass doors introduce undeniable elegance noted in the entry.
Cloaked in grandeur, the living rooms beauty is punctuated by the spectacular mural created by renowned artist Jeff Szymanski.
Paint option without custom mural in formal living area. 
Accentuated by sweeping wrought iron balustrades, an abundance of windows allows for spectacular light and serene vistas of the rear grounds to add to the drama of the living room.
A striking rotunda ceiling empowers the two story living room giving notice that remarkable attention to detail was foremost in the design of this masterpiece.
A towering cast stone fireplace is the focal point of the living room. Note the seamless flow for effortless entertaining.
Livable elegance is taken to the next level in the master bedroom where banks of windows intertwine the serene beauty of the outdoors with the restful setting. 
Beauty abounds in the master bedroom enveloped in endless light and panoramic views of the picturesque rear grounds. Note gas log fireplace and hardwood floors.
Anchored by hardwood floors, the separate lounge area has private entrance to the back veranda.
Endless opulence is embraced in the master bath boasting granite dual vanities and column-framed jetted tub. 
Meticulously designed, the bath is very spacious and has a granite resting bench and two large walk-in closets.
A separate makeup vanity continues the thoughtful planning and design of the extraordinary bathroom.
Swathed in warmth and quality, the study is replete with custom mahogany book-lined shelving, hardwood floors, crown molding and glistening light afforded by transom-crowned windows. 
An alternate view of the study showcasing the access and view of the front courtyard.
Designer touches galore in the exquisite downstairs powder room.
Flooded by natural light, French doors run alongside the elegant dining affording a view of the front courtyard. The rich millwork and arched doorways add to the appeal of the room. Butler’s pantry is adjacent to the room.
The creative hands of renowned artist are responsible for the gorgeous custom mural by Allan Rodewald
Paint option without custom mural in formal dining.
The kitchen is culinary-inspired with a gas cooktop, SubZero refrigerator, top-tier Thermador stainless steel appliances, glass fronted custom cabinetry and up and under mount lighting. 
An open living concept sweeps the kitchen and family room with a pull-up seating breakfast bar being the centerpiece for gathering of family and friends. The butler’s pantry is close by for convenience and additional storage.
Embellished by banks of windows, the family room and invitingly casual breakfast area are poised to provide a fluid living concept. The secondary staircase leads to the upstairs.
An oversized stone-surround fireplace serves as the focal point of the light-filled family room. In the foreground, the legacy oak tree is beyond perfect as a backdrop for the comfortable room.
Beams of sunlight highlight the continuation of the uncompromising style and integrity of the home.
The butler’s pantry has a granite countertop, glass-fronted cabinets, tile backsplash and plentiful storage.
Cozy light-filled study-hub.
Stunning chandelier empowers the undeniably elegant powder room.
Whimsical paintings embellish the wine grotto that is introduced by a Cantera iron door and storage capable of 300+ wine bottles
Entrance to the wine grotto
View of the upstairs landing. The massive iron chandelier has an electric lowering system for maintenance/decorating.
Perfect for morning coffee, the upstairs veranda enjoys greenery-laced views from every angle. The home is positioned on the enviable second fairway of the Fred Couples Signature Golf Course
A swath of picturesque beauty engulfs the downstairs living area as architectural detail shines with the column-braced entry, towering fireplace, wrought iron balustrades and hand painted mural. 
Game room is ideally positioned off the upstairs landing with custom curtains providing privacy.
Wall of mirrors gives an illusion of space in this secondary bedroom that is presently being used as an exercise room.
Custom dressed windows overlook the rear grounds in the secondary master suite that is appointed with raised ceiling, grass cloth accent wall and ceiling fan with light kit.
Tile surround bathtub is the centerpiece of the secondary master suite bath that boasts dual vanities, large walk in closet, crown molding, makeup station and recessed lighting.
Spacious walk-in tile surround shower and private water closet grace the spacious secondary master bath.
Charming secondary bedroom boasts decorative chandelier, raised ceiling and lush carpet.
Anchored by hardwood floors, the functional space could be utilized as a separate guest suite /quarters with its own private staircase and separate entrance from main house. Note crown molding and decorative chandelier. 
Ensuite bath that connects to the separate guest suite/quarters. 
Fantastic oversized light and bright downstairs laundry room.
An idyllic setting and summer kitchen transform the exterior spaces into a natural extension for entertaining. All the ingredients for a relaxed lifestyle are engulfed in unmatched beauty, setting the stage for peaceful living at its best. Resting beneath a tile roof, magnificence abounds in this Mediterranean-flavored showpiece on the 2nd fairway of the Fred Couples Signature Golf Course in the gated community of Royal Oaks Country Club. Architecturally stunning, it boasts a majestic rotunda ceiling, sweeping wrought iron balustrades, hand painted murals by Allan Rodewald & Jeff Szymanski, 20’ ceilings, towering stone FP & enormity of windows imparting panoramic views of the golf course. Kitchen features SS appliances, SubZero refrigerator, butler’s pantry, BKFT bar & wine grotto. 1st floor master suite has separate lounge area, FP, opulent bath & picturesque view of rear grounds. Guest suite w/ private entrance, secondary master suite on 2nd floor, 3 staircases, 2 terraces, 4 car garages & 3 fireplaces. Parklike setting & summer kitchen are immersed in unmatched beauty transforming exterior spaces into natural extension for peaceful living at its best. Outstanding!
| District: | Alief |
| Elementary School: | Outley Elementary School   Good |  |
| Middle School: | O'Donnell Middle School Good | |
| High School: | AISD DRAW |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $252.38 | $1,703,800 | 14.51% | $1,703,800 | 26.77% |
| 2022 | $220.40 | $1,487,928 | 21.78% | $1,343,962 | 10.00% |
| 2021 | $180.98 | $1,221,784 | -7.69% | $1,221,784 | -7.69% |
| 2020 | $196.05 | $1,323,506 | 0.00% | $1,323,506 | 9.38% |
| 2019 | $196.05 | $1,323,506 | 20.32% | $1,210,000 | 10.00% |
| 2018 | $162.94 | $1,100,000 | -23.08% | $1,100,000 | -23.08% |
| 2017 | $211.82 | $1,430,000 | -15.88% | $1,430,000 | -15.07% |
| 2016 | $251.81 | $1,700,000 | 0.00% | $1,683,715 | 10.00% |
| 2015 | $251.81 | $1,700,000 | 22.17% | $1,530,650 | 10.00% |
| 2014 | $206.12 | $1,391,500 | 5.38% | $1,391,500 | 5.38% |
| 2013 | $195.60 | $1,320,500 | 35.87% | $1,320,500 | 35.87% |
| 2012 | $143.96 | $971,900 | $971,900 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $344,141 |
| Market Improvement Value: | $1,359,659 |
| Total Market Value: | $1,703,800 |
2023 Tax Rates |
|
|---|---|
| ALIEF ISD: | 0.9867 % |
| 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 % |
| HC MUD 372: | 0.1150 % |
| Total Tax Rate: | 2.2482 % |
