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Edward Vivanco
Sited on THE choice lot in this small gated community, with more than 35,000 square feet of manicured lawn and gardens, a figure-8 driveway, commercial-grade generator, and lifetime roof, this custom-built home exudes enchantment from every angle. 
Looking from the side portion of the driveway to the entry circle serving the front door. This configuration, along with the three-car garage and large porte-cochere make for a generous amount of off-street parking. 
This view of the classic English-style facade shows glimpses of the front door, porte-cochere, garage, and brick privacy wall that surrounds the property on two sides. 
The inviting front entrance, paved with brick and featuring double mahogany and leaded-glass doors flanked by triple bays of leaded glass. 
The facade of brick, half-timbers, bay windows, and imposing chimney is both stately and charming. Lush landscaping and mature trees afford a park-like setting. 
The deep and wide porte-cochere separates the main house from the triple garage (to the right), and thanks to the meandering driveway, it can be entered from the front or rear. Just look at all this room to maneuver! 
From this vantage, it is evident that this home is thoroughly custom. 
The oversized, air-conditioned garage accommodates three cars, with lots of storage room and a workshop area as well. The commercial grade generator is to the right of the second garage door. Here you can see how the driveway curves around back to the rear side of the porte-cochere. 
A portion of this huge lot is dedicated to a children's playground. The brick privacy wall shields the property from both visible and audible distractions. 
At night, the beauty of this property is enhanced by strategically placed lighting to accentuate landscape as well as the home. 
Open the front doors to reveal a hint of the interior treasures, beginning with the richly paneled grand foyer. 
The long two-story foyer, paneled with solid wood and featuring genuine hardwood flooring, connects all the main living areas and leads to the three secondary bedroom suites upstairs. Natural light comes from a pair of triple bay leaded-glass windows, the double front doors, and a strand of clerestories above. By night, a pair of Waterford chandeliers glow elegantly over this magnificent prelude to a truly fine home. 
From the second-floor balcony, we see the staircase with its beautiful runner, the leaded glass below, the clerestories above, and the stunning Waterford chandeliers. 
At the northern end of the foyer behind double pocket doors, we find the large octagonal formal dining room, whose numerous features include an exquisite painted ceiling from which hangs yet another Waterford crystal chandelier; a bay window viewing the front lawn; a built-in china cabinet; double doors to the kitchen; chair rail and block-paneled wainscot; and fabulous upholstered walls covered in an elegant striped fabric. Just imagine the elegant dinner parties you can host here! 
At the southern end of the foyer behind double pocket doors, we find the library, filled with built-in bookshelves and fitted with a fireplace flanked by windows overlooking the front lawn. Warm hardwood floors and an elegant chandelier add to the intimacy of this room, bound to be a favorite spot. 
The main living room amounts to two rooms in one! Here we see the southern half as we look to the right off the foyer, with double doors on either side leading into the kitchen and breakfast room. High vaulted and coffered painted ceilings with cove lighting are grounded by gleaming hardwood floors and block-paneled walls. One of two triple bay windows seen here, with double French doors in the center, all viewing the covered porch and swimming pool. One of two enormous chandeliers hangs abov
The full expanse of the living room as seen from the entrance hall off the foyer. Its symmetrical design allows for many possible configurations of furniture, art, and accessories. It's perfect for both entertaining and daily living. 
From northwest corner of the living room looking southeast, we see from left to right the sunken wet bar; the hallway leading to the foyer; a doorway to the library, office, powder room, and a bedroom suite; the fireplace; and the entrance to the primary bedroom suite. 
The southern end of the living room. The sheer size of this room is amazing! And with a slight push of the paneled wall, a door is open for the audio equipment to be out of view
The sunken wet bar to the side of the main living room includes granite countertops, a sink, loads of cabinets, generous shelving for your stemware, a built-in mini-refrigerator, and a large climate-controlled wine closet! Tile floors are durable and easy to clean. 
The main living room as seen from just above the wet bar. What a beautiful place to call home! 
Secluded at the front of the home through a hallway off the main living room, we find this serene and large bedroom suite, with a triple bay window viewing the front gardens. It includes a full ensuite bathroom and a walk-in closet. What a beautiful place to rest!
This is the laundry room, just off the kitchen. Quite large, with a wonderful built-in desk, long counter, plenty of cabinets, and a built-in ironing board! 
This is the cheerful breakfast room, just off the kitchen, with a quadruple bay window overlooking the patio, pool, and rear portion of the driveway. A unique chandelier and vintage wallpaper add to the charm. Floors are practical tile. 
The wonderful kitchen, as seen from the breakfast room, is an inspiration to any chef. The large center island is surrounded with cabinets, racks for cookbooks, and power outlets. It contains the sink and dishwasher as well. Overhead, the custom lightbox ceiling has leaded glass panels to mimic the foyer windows. The closed double doors open into the living room. The fine suite of appliances includes a built-in KitchenAid refrigerator-freezer and Gaggenau cooktop and double ovens.
Another view of the bright and beautiful kitchen, looking across the center island to the built-in china cabinet, to the right of which are doors leading into the huge pantry. On around, we see the peninsula counter, and beyond, another counter in the back entry foyer, doors into the formal dining room, and the laundry room at far right. 
From the front end of the kitchen, we see the peninsula bar, all the way through the kitchen to the breakfast room and the many windows viewing the backyard and pool. 
One more view of the kitchen, showing just how bright it is. What a wonderful place to prepare, cook, and serve meals!
This is the bedroom portion of the luxurious primary suite, with fresh paint, plush carpeting, recessed and cove lighting, and a fireplace. Pocket doors in the center lead into the dressing area, closets, and bathroom. 
Another view of the primary bedroom, showing off the romantic fireplace with marble surround and carved mantel. To the right, doors into the primary bathroom, and then French doors opening onto the covered porch. 
The vanity of the primary bathroom features marble top, double lavatories, bright Hollywood lighting, travertine floors, and two of several unique stained-glass windows. The large walk-in shower is to the left; the open door leads into the private toilet.
Here's a view of that large walk-in tiled shower with newer fixtures and faucets, and another beautiful stained-glass window. Doors ahead open into the commode, followed by one of two walk-in wardrobes.
Another view of the primary bathroom vanity, showing its well-lighted mirror wall. 
This portion of the primary bath is truly special with its long, deep jetted bathtub surrounded by marble, its own fireplace, a chic chandelier, and a wall of those colorful stained-glass windows. 
This is one of three large bedroom suites on the second floor. The open door leads into the full bathroom; one the other side, a walk-in closet. The window overlooks the swimming pool and backyard. 
This ensuite bathroom with private toilet, spacious vanity, and glass-enclosed shower-tub combination serves the first secondary bedroom.
The second of three bedroom suites upstairs, with walk-in closet, full bathroom, and a window overlooking the front lawn. 
The ensuite bathroom serving the second upstairs bedroom, with glass-enclosed shower-tub combination, generous vanity, and a window to the front lawn. 
The third upstairs bedroom, currently outfitted as a dance rehearsal studio, with barre and mirrored walls. The broad windows overlook the front lawn. There's a walk-in closet, and around the corner, a full bathroom. 
The glass greenhouse sits just off the patio behind the garage. This lot is a gardener's dream! 
The rear entrance of the porte-cochere. To the right, a gate into the patio and pool area. 
The wooden pergola bridges the garage, driveway, greenhouse, and patio areas. 
Plenty of grassy landscaped areas.
The inviting Pebbletech pool and spa, complete with waterfalls, ledges, and brick-paved decking. The octagonal building across the pool is one of a pair, this one being the full outdoor kitchen and dining room, surrounded by windows and air conditioned! 
The pool and patio are central to the breathtaking backyard, which has so many seating areas, walkways, planters, and picturesque spots for full enjoyment of outdoor living. The second of two octagonal buildings at the far end of the pool is the pool bath and toilet. 
The open patio as seen from the edge of the covered porch, with the spa and pool at center. Beyond, the whole area is tiered, stepping down to sitting and dining areas beneath the marvelous mature trees, with the tall brick privacy wall ensuring serenity. 
From the pool bath looking across the pool to the outdoor kitchen, with the long covered porch to the right. 
Quite possibly the most impressive view of the property is this one, showing the pool, patio, gardens, outdoor kitchen, pool bath, and the rear facade. 
The interior of the outdoor kitchen and dining room, with air conditioning, large windows, gas cooktop, refrigerator, and sink. What a wonderful bonus for entertaining outdoors! 
Interior of the pool bath house. Shower and bench to the left; vanity and toilet to the right. Located in the gated community of Champions Hamlet where charm and serenity captivates from the moment you pass through the secured gate. And did we mention CHARM? This English garden extraordinary residence combines traditional elegance with charm and a design flair like no other. Magnificent height with coffered and designer enhanced ceilings, glorious fireplace and hidden safe room, step down wet bar with walk in wine cooler, triple-double french doors to pool and gardens, gourmet kitchen with huge walk in pantry and casual dining complete with butler pantry. Double bedroom suites on the main floor and library with fireplace for that avid reader. Enclosed study for privacy. The 3/4+ acre grounds abound with all year color complete with a greenhouse. The custom built facade with lifetime metal shake roof, pool bath and octagon shaped enclosed outdoor kitchen add to the magical backyard. Extensive use of brick pavers t/o the backyard. Multiple mature trees adds year round shade.
| District: | Cypress-Fairbanks |
| Elementary School: | Yeager Elementary School   Average |  |
| Middle School: | Bleyl Middle School  Good | |
| High School: | Cypress Creek High School Good | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $141.01 | $765,000 | 7.41% | $765,000 | 10.53% |
| 2022 | $131.29 | $712,257 | 13.20% | $692,120 | 10.00% |
| 2021 | $115.98 | $629,200 | 3.80% | $629,200 | 3.80% |
| 2020 | $111.74 | $606,169 | 0.95% | $606,169 | 0.95% |
| 2019 | $110.68 | $600,438 | -5.74% | $600,438 | -5.74% |
| 2018 | $117.42 | $636,979 | 0.00% | $636,979 | 0.00% |
| 2017 | $117.42 | $636,979 | 0.00% | $636,979 | 0.00% |
| 2016 | $117.42 | $636,979 | 0.00% | $636,979 | 9.25% |
| 2015 | $117.42 | $636,979 | 20.18% | $583,037 | 10.00% |
| 2014 | $97.70 | $530,034 | 0.00% | $530,034 | 0.00% |
| 2013 | $97.70 | $530,034 | 0.00% | $530,034 | 0.00% |
| 2012 | $97.70 | $530,034 | $530,034 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $176,415 |
| Market Improvement Value: | $588,585 |
| Total Market Value: | $765,000 |
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 % |
| CHAMPIONS MUD: | 0.3250 % |
| HC EMERG SRV DIST 29: | 0.0989 % |
| HC EMERG SRV DIST 11: | 0.0302 % |
| Total Tax Rate: | 2.1778 % |
