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Edward Vivanco
Rare and timeless find in sought after Ashford Forest Lake! This 4 bedroom, 2.5 bath home with pool and spa is quietly located in the back of the neighborhood, just steps from Robin's Loop and around the corner from the lake.
The lovely elevation is further enhanced with the set back from the street and a walkway from the driveway to the front door. The Porte Cochere is an added bonus!
This classic Craftsman home tugs at the heart strings with the gabled roof, stained shutters and mahogany and glass front door!
With an eye for detail, the Sellers artfully included a fountain into their landscape design. 
Handsome engineered hardwoods seamlessly anchor the first floor and set the tone for this reimagined traditional home.
A view back to the open foyer with an image of the glass paned mahogany door, wood plank stairs to the second floor and lovely iron stair railing.
Custom-built wide plank shutters with no middle divider adorn all first floor street facing rooms allowing for open views and light-filled rooms. Shutters are easily removed for easy cleaning.
The gorgeous floors, statement light fixture, recessed lighting, neutral paint and crown molding provide a lovely backdrop for most any style. 
This relaxed sitting area located just beyond the dining room and adjacent to the kitchen functions well for entertaining and quiet conversation.
Sitting area is a natural extension of the dining room and enjoys views of the front of property, as well as the outdoor water feature.
Family Room is light and bright with double paned windows and a glass back door that look onto the sparkling pool.
Family Room opens to kitchen and features a live edge custom designed cedar mantle, artwork spotlights and thoughtfully planned electrical outlets for for lamps and Christmas tree!
As part of their 2018 remodel, Sellers' had this furniture-styled, recessed cabinet custom built and outfitted for a flat screen TV and storage!
Light-filled Family Room enjoys expansive backyard views through double-paned windows and glass back door. Pool facing windows are outfitted with Hunter Douglas shades that are great for privacy, but allow full views when desired.
Dramatic floor to ceiling windows (all outfitted with shades) in this sweet breakfast room, provides the perfect backdrop for morning coffee and casual meals!
The entire house has a wonderfully romantic feeling with the just right balance of light and warmth. Laundry room and half bath are accessed through the doorway to the right.
Utility room also has its own access to the covered walkway to the garage. Overhead storage pictured above the washer/dryer and there is a broom closet (not pictured) to the left. Convenient half bath is located to the right.
Crisp updated half bath located off of the utility room is convenient for pool users and barbecuers!
The strategic kitchen renovation included soft close drawers & cabinets, pullout utensil holder, corner cabinets designed to utilize dead space, over refrigerator storage and even 2" pencil drawers. 
Photo depicting Sharp Microwave Drawer, 2" pencil drawers, trending pendant lights and pantry door. Pantry was designed for full use of shelves, with no support taking up space and a built-in spice rack.
Kitchen remodel is stunning with 48" Thermador gas range, an extra high power exhaust fan, under counter dimmable lights and outlets conveniently located on the peninsula.
Amazing views enjoyed from every vantage point! The eye takes in the fresh white shaker cabinets, durable quartzite counters, the lovely open pendant hanging over the breakfast table with shades of pool water in the distance.
The kitchen is as pretty as it is hardworking, with the farmhouse Kohler sink, gooseneck faucet, Thermador dishwasher (with 3rd rack) and custom shaker cabinets!
Peninsula with electrical outlets, under counter storage facing the family room and space for counter stools. Sellers thought of everything!
First floor owners' retreat with continuous engineered hardwoods and a sliding mahogany barn door that provides privacy for the ensuite bath.
Calming primary suite with dimmable lights over the bed, custom-shuttered window and dark ceiling fan that compliments the flooring and barn door.
Primary bath was thoughtfully redesigned with soaking tub, seamless glass shower, under cabinet lighting at floor level and custom cabinetry with soft-close. Private water closet shown at the far end of bathroom.
Amazing bathroom remodel includes a gorgeous seamless glass shower with bench and artfully designed products niche. 
Generously-sized primary closet with custom built in bench (storage) with mirror, built in shoe rack and an electrical outlet for iron or steamer.
This backyard provides year round vacation vibes with the Baja pool shelf, oversized spa, travertine deck, outdoor kitchen and fire pit! The beautifuly pruned Holly Eagleston trees planted at the fence line provide a lush & natural privacy barrier.
Pool has recently been redone! Lots of living space with the travertine deck surround.
Another view showing the large backyard and the outdoor kitchen and firepit. 
A wood stained cedar arbor is home to the outdoor kitchen with a granite counter that includes a built-in spot for the Egg, gas grill, storage, task lighting for grilling and ambient accent lighting.
Casual gatherings are encouraged! The built-in gas fire pit with stone facade is great for the cool spring nights!
The beauty of this oversized lot is that there is still plenty of green space for pets and gardening.
Second floor study features hardwood pine floors, custom built office desk with file-sized drawers, printer drawer with electrical access and a glass top.
Another view of the home office. Working from home has never looked so beautiful!
Upstairs guest bedroom located across from full bath. All bedrooms feature fresh neutral carpet, as well as all new door frames, doors and crown molding!
Another view showing crown molding and recent carpet.
Large upstairs bath, inludes a tub/shower, two sinks, granite counters, private water closet and linen cabinet.
Another upstairs guest bedroom, which connects to the upstairs full bath. Upstairs bedrooms are generously sized for this age of house. 
Another view showing the windows. (Not pictured is a very large closet that connects to the closet of the bedroom that is right across the hall).
Third upstairs guest bedroom - showing door to the over-sized closet that connects to the closet of the bedroom across the hall).
Another view showing the alcove that currently holds the TV. All bedrooms have crown molding and fresh, neutral carpet.
A view of the Porte Corche with recent recessed lighting! Great area for keeping cars out of the weather and a nice place for a crawfish bowl or block party!
Ashford Lake residents have access to this beautiful private lake for canoeing, fishing and picnicking (two park areas for lake access). 
Ashford Lake homes are rarely listed as many of the residents keep the homes in the family. Lanny Lane is a treasure and arguably one of the prettiest streets in west Houston!
Drone image shows the tops of the beautiful Holly Eagleston trees that Sellers strategically planted for privacy as well as their beauty!
Drone image showing the close proximity to Robin's Loop (part of Terry Hershey Park's Hike and Bike Trail).
Bittersweet move for these sweet Sellers! Pride of ownership shines as they have put their heart and soul into this unique property! They love their neighbors, their proximity to shopping, restaurants, I-10, West Belt & West Park Tollway! Rare surprise in the desired Lake Section of Ashford Forest! Idyllically situated on a cul-de-sac lot, just steps from Robin's Loop (part of Terry Hershey Park) & around the corner from the private lake. Breathtaking curb appeal, this Craftsman style home lends itself to a simpler time, but is right at home on what is arguably one of the loveliest streets in all of west Houston. Home was reimagined in 2018 with a complete renovation that included all new copper plumbing & electrical, new insulation, reinforced living room w/steel flitch beam, double framing in living & dining rooms, 3 zoned air-conditioning system, new ductwork replaced with Flexduct, kitchen with new Thermador appliances, Sharp microwave, custom cabinetry, engineered wood floors, quartzite counters, new primary bath with soaking tub & glass shower w/bench! Sparkling pool with Baja shelf recently redone! Eave & Porte Corche lighting added. MULTIPLE OFFERS! OFFER DEADLINE SUN AT 5.
| District: | Houston ISD |
| Elementary School: | Shadowbriar Elementary School   Good |  |
| Middle School: | West Briar Middle School Good | |
| High School: | Westside High School Good | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $220.92 | $651,936 | -2.70% | $605,000 | 10.00% |
| 2022 | $227.04 | $670,000 | 34.00% | $550,000 | 10.00% |
| 2021 | $169.43 | $500,000 | -3.28% | $500,000 | -3.28% |
| 2020 | $175.17 | $516,940 | 3.39% | $516,940 | 3.39% |
| 2019 | $169.43 | $500,000 | 49.97% | $500,000 | 49.97% |
| 2018 | $112.98 | $333,400 | -38.83% | $333,400 | -26.54% |
| 2017 | $184.68 | $545,000 | 7.92% | $453,871 | 10.00% |
| 2016 | $171.13 | $505,000 | -3.81% | $412,610 | 10.00% |
| 2015 | $177.91 | $525,000 | 11.23% | $375,100 | 10.00% |
| 2014 | $159.95 | $472,000 | 52.26% | $341,000 | 10.00% |
| 2013 | $105.05 | $310,000 | 0.00% | $310,000 | 0.00% |
| 2012 | $105.05 | $310,000 | $310,000 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $178,500 |
| Market Improvement Value: | $473,436 |
| Total Market Value: | $651,936 |
2023 Tax Rates |
|
|---|---|
| HOUSTON ISD: | 0.8683 % |
| 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 % |
| Total Tax Rate: | 2.0148 % |
