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Edward Vivanco
Welcome to 11902 Portofino! by John Sullivan and styled with a chic off-white stucco contrasting against the charcoal tile roofing, this custom profile is one of it's kind. Crisp manicured landscaping and gleaming windows with custom glass sets the tone for what's inside. A sweeping motor court frames the home and leads to the dual 4 car garage.
Situated on a premier lot at the 15th fairway, this incredible home boasts 180° lush green and waterfront views. 
Impressive cast stone entry with custom designed X patterned double steel doors, welcome you into the extravagant home. Sleek, contemporary copper gas lanterns flank the space. 
Nothing like it, this bright and light filled great room boasts an oversized Isokern Magnum wood burning fireplace with herringbone brick pattern and limestone surround. French doors give access to the expansive back yard and huge windows deliver seamless views from the entry all the way to the rear veranda and pool.
From the back of the property, this sprawling lot stretches beyond to the pool to an additional large yard space. The pool centers the yard and provides the focal point of the interior views. 
This incredible saltwater pool is remote controlled with a central access panel for easy operating. The deck boasts 2,000sqft of limestone pavers and coping around the Luna Quartz finished pool.
Dramatic 11ft coffered ceilings give the space the height that it deserves and leads your eyes to the unique light fixtures above the sitting areas. A custom built TV console with Moleanos blue limestone top accommodates all of your entertainment needs. 
Great attention to detail and custom millwork was definitive in the design of this home. Square edges on all walls and ceilings create clean lines, over 150 recessed Halogen MR16 lights giving ample light throughout the home and stainless steel hardware on all of the doors keeps everything looking cohesive.
As you walk in you are greeted by a not so average library with custom built book shelves and plenty of windows. Transom windows let in ample natural light while designer light fixtures such as the caged lantern with Nickel finish hanging from the 2 story entry.
Creating seamless flow, the custom limestone floors extend directly from the front exterior into the formal entry boasting 21ft ceilings. The sweeping cantilevered staircase boasts solid French Oak stair treads, custom iron stair railings as well as art lighting along the way. From here you can see the steel X pattern on the stylish front. Flanking the door you additionally have 2 ample sized, coat closets.
The formal dining room is adjacent to the kitchen for ease of service and features a circular ceiling detail, recessed lighting, and large picture window with west facing view. The space is centered by a large All Aglow chandelier by Barbara Barry for Visual Comfort
Passageways from the entry, library, and great room lead to the formal dining room where the 11ft walls and natural Limestone tile flooring continues throughout the first floor of the home.
This incredible chef’s kitchen boasts White Torricino Granite countertops with custom backsplash mosaic of Calacatta Oro Marble and Metro Taupe Limestone, 11ft ceilings, custom sized natural Limestone tile flooring, and custom millwork cabinetry featuring flush inset panels of Bosch dishwasher, SubZero refrigerator, built-in Sharp microwave drawer, appliance garage, and four pullouts for trash and spice racks.
The large kitchen island accommodates four counter stools in U shape for comfortable conversation, two hand blown glass pendants by Tech Lighting provide a dramatic focal point above, and Kohler cast iron sinks provide two workstations with Blanco Faucets and professional series Insinkerator disposals. Picture windows and French doors provide views and access to the cabana, pool, and yard.
This custom designed booth was inspired by an iconic local restaurant and features an ostrich embossed leatherette as well as surrounding picture windows with views of the pool and golf course.
Between the kitchen and formal dining, a service bar provides storage, SubZero 24” undercounter beverage center, and glass display cabinets. White Torricino Granite countertops with custom backsplash mosaic of Calacatta Oro Marble and Metro Taupe Limestone add sophisticated elegance to this contemporary space.
View from the 2nd floor landing over looking the fine staircase. No detail was overlooked when designing it and it's integrity. Steel reinforcements were added to make it as strong as possible. From here you can also see the window detailing of the 2nd story.
Vaulted 10 1/2 ft ceilings stun you as you enter the master suite. Equipped with its own private balcony with seating area, the room is a retreat. Beveled French Oak flooring with European wax finish gleams against the sunlight and a drum shaped light pendant hangs beautifully allowing for additional light. A pocket door provides access to the master study that could also be used as an additional bedroom or nursery.
French doors open up to the balcony with panoramic views of Royal Oaks country club and it's signature holes 16 & 15. Also views of the magnificent water feature can be seen from here. Enjoy winding down with such a view just steps from your bed!
The balcony is a show stopper with ceilings stained in grey, natural stone flooring, fan, recessed lighting and chic black wrought iron railing design. A perfect place to grab a cup of coffee from your master beverage station and watch the sunrise.
Views for days from the rear of the home into the back yard. The manicured landscaping matches that of the golf course. A sunbathing area is here on the sun shelf with seating and creates a relaxing place to relax.
A 10ft barrel ceiling design gives the master bath height and a number of picture windows bring in ample light. Silverthorne vein cut limestone floors, dual sinks and glass pendant light fixtures can be seen from this angle. Dual vanities boast amazing Duravit vessel sinks, custom cabinetry and beautiful Caracas countertops. The oversized oval shaped tub with Nirvana facets in chrome finish creates a focal point in the room.
The glass encased walk in shower with bench features chrome hardware and Kohler digital shower thermostatic control valves. Last but not least the remarkable bath also features a private water closet with Toto toilet and urinal.
Ample storage is offered around the corner in this master bath as well as a under counter Subzero beverage refrigerator. 
One of two master closets featuring 10ft ceilings, WundaWeve broadloom carpet with subtle, contemporary pattern, custom built-in cabinets and hanging clothes enclosures, recessed lighting, and a hollywood mirrored vanity with recessed lights.
Study with custom millwork Credenza with floor to ceilings built-ins, coffered ceilings, French Oak hardwoods and built-in desk. Views over the pool & veranda offer the most delightful work space. Easy access into the master, this can easily be converted to a nursery as well. 
Nothing short of amazing, this home was built to enjoy, entertain, carry out the day to day seamlessly and allow for maximum comfort. The list of upgrades continues as it is also elevator capable. 
The 384 sqft Cabana was built to the same standard as the rest of the home and offers great entertainment opportunities. 11ft Vaulted ceilings line the space and natural limestone Fresca pavers line the floor as well as the rest of the pool deck. 
Stunningly, the summer kitchen offers yet another space for the innner chef in you to come out! A sleek, granite dining bar offers plenty of seating and faces the Firerock wood burning pizza oven. If that wasn't enough, there is also a built-in grill, under counter refrigerator and prep sink with garbage disposal.
Divine grounds with ample green space, sunbathing areas, expansive pool and spa.
View from the lush spa looking over the grand pool and into the cabana. This space is perfect for maximizing entertainment and accommodating guests. Enjoy a dip in the saltwater pool or layout and catch some rays.
Back inside, the master is centered by a designer light fixture by Barbara Barry for Visual Comfort. The room also features a custom built-in bookshelf, 8ft doors, recessed, reading and art lighting. The entire 2nd floor boasts 8ft doors. 
The magnificent gallery is open to the 21ft foyer and features a 40ft custom iron stair rail and baluster, beautiful French oak 7” wide beveled planks with European Wax finish, large custom oval window, and recessed MR-16 Halogen lights and additional art lighting.
Secondary bedroom is equipped with 10 1/2ft vaulted ceilings, art lighting, WundaWeve broadloom carpeting with a subtle contemporary pattern and a walk-in closet with a built-in deck of drawers and shelving.
Guest bath with ample storage, make-up vanity, Kohler sink and walk-in shower with modern chrome hardware. 
This elegant secondary bedroom boasts two sets of French doors that look out over motor court with west facing views, 10ft ceilings with recessed lights, WundaWeve broadloom carpet, and a generous walk-in closet with built-in shelving.
This full bathroom is shared between the two upstairs secondary bedrooms. Featuring Moleanos Blue Limestone counters, job-built cabinetry, dual Verticyl sinks, seamless glass shower with Kohler chrome hardware.
Through the North garage door, this cozy home office features a large coat closet, custom built credenza with Quartz counter and under counter pocket door to conceal computer and printer equipment.
The grounds offer top of the line amenities. A black wrought iron fence with 3 gates surrounds the perimeter of the property.
This masterfully designed homed sits on a premier lot just under 20Ksqft with East and West facing views that allow natural light to fill the home from sunup to sundown.
Royal Oaks Country Club entrance with guarded entrance 24/7.
Aerial shot of the Royal Oaks Country Club overlooking the neighborhood and part of the golf course.This contemporary architectural masterpiece designed by John Sullivan maximizes the views of the incredible outdoor oasis and enhances the indoor/outdoor feel. Situated on a premier lot just under 20Ksqft along the 15th fairway, the home boasts 180° lush greenway and waterfront views. Replete with custom finishes including a stunning two story entry w/21.5ft ceilings, great room w/coffered ceilings & sweeping wall of windows looking out to the incredible Luna Quartz saltwater pool w/2,000sqft of limestone deck and cabana. Stunning chef’s kitchen with every amenity including SubZero, Bosch & Wolf appliances. Primary retreat boasts an expansive private balcony overlooking the grounds, dual closets & spa like bath. No detail was overlooked in the design of this energy efficient home - custom limestone & French Oak flooring throughout, 384sqft pool cabana w/full summer kitchen, four car garage w/sweeping motor-court and elevator capability. Truly a must see!
| 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 | $360.18 | $2,005,489 | 14.65% | $2,005,489 | 14.65% |
| 2022 | $314.16 | $1,749,249 | 39.72% | $1,749,249 | 39.72% |
| 2021 | $224.86 | $1,252,000 | -3.81% | $1,252,000 | -3.81% |
| 2020 | $233.77 | $1,301,646 | 0.00% | $1,301,646 | 0.00% |
| 2019 | $233.77 | $1,301,646 | 1.02% | $1,301,646 | 1.02% |
| 2018 | $231.41 | $1,288,466 | -4.35% | $1,288,466 | -4.35% |
| 2017 | $241.92 | $1,347,000 | -6.65% | $1,347,000 | -6.65% |
| 2016 | $259.16 | $1,443,000 | 0.00% | $1,443,000 | 0.00% |
| 2015 | $259.16 | $1,443,000 | -16.71% | $1,443,000 | -16.71% |
| 2014 | $311.16 | $1,732,564 | 156.01% | $1,732,564 | 156.01% |
| 2013 | $121.55 | $676,764 | 673.44% | $676,764 | 673.44% |
| 2012 | $15.71 | $87,500 | $87,500 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $375,000 |
| Market Improvement Value: | $1,630,489 |
| Total Market Value: | $2,005,489 |
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 % |
