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Edward Vivanco
The understated and timeless elegance of this Estate in the heart of The Woodlands in sought after Hollymead is beautifully situated on an approximately 3/4 acre lot on the Palmer Golf Course. Hollymead is zoned for exemplary public and private schools.
The circular, double gated entry driveway (new in August, 2020) provides ample parking for your family and friends to gather and park off the street. Fresh landscaping adds to the tasteful appearance of the home.
What a lovely view from the front porch looking out to the front lawn and garden.
Multi-Story Foyer and Reception Hall featuring beautiful beamed ceiling, spectacular crystal chandelier, white oak flooring and painted block paneling.
The living room is light and airy with marble front fireplace, painted block paneling, coffered ceiling, stunning chandelier and French doors and windows overlooking the brick garden courtyard featuring sparkling pool and spa.
French doors open to the front lawn and garden. Custom built bookcase, wainscoting, dramatic chandelier and white oak flooring all meld perfectly creating a soothing and beautiful work space.
This second view of the study is from the outside looking inside - imagine having this open on a beautiful spring or fall day. A lovely full bath with walk-in shower joins the study giving this room flexibility.
The staircase offers custom iron work, painted block paneling, white oak flooring, charming sconces. 
Elegant Powder Room with custom designed and built vanity; soft in appearance, but impactful wallpaper; white oak flooring and to top it off, a beautiful crystal chandelier.
Enter the Master Suite through double solid core doors. A soft, welcoming palette welcomes you into this elegant and restful room. Abundant trim work, wide plank white oak flooring and beautiful Marvin windows overlooking the back gardens.
Luxurious master soaking tub, doorless walk-in marble shower and sparkling chandelier welcome you to the Master Spa-Like bath. There is his dressing area with custom closet and vanity; Also, there is the ladies dressing area with vanity, dressing table and custom closet - beautiful.
This is only a part of the beautiful master closets. Graceful chandelier adds to the elegance of the ladies dressing area.
This picture highlights more of the built-ins in the Gentleman's closet.
Perfectly charming formal dining room feature French doors and windows all overlooking the flowering garden and the golf course. White oak flooring, flawless trim work and the 2nd of the pair of matching chandeliers (the other is in the living room).
The Kitchen is an amazing space for the whole family's enjoyment and for your friends. Craftsmanship shows in every fine detail of the abundant cabinetry. Thermador appliance package offers this beautiful stove; to the right is the Thermador refrigerator/freezer with fronts to match the cabinetry. Lighted display cabinets for your prized pieces to be enjoyed by all. 
This view of the kitchen shows the incredible island with cast iron farmhouse sink; custom, concrete island top hand poured on site; French doors and windows surround this room.
Enter the Butler's Pantry from either side of the stove wall. A fantastic area which has a place for all your china, serving pieces, silver, linens, small appliances and of course, the food items!
Floor to ceiling beautiful cabinetry for storing anything and everything you may need in your pantry. This cabinets run the full length of this room.
Inviting breakfast area with inviting views of the gardens and golf course through the double French doors and windows. The perfect place for your morning coffee or tea.
This view of the kitchen allows you to see the beautiful and functional work space; the island bar seating; the amazing and continuous flow of white oak flooring; and, you get a feel of how spacious it is. 
Double antique doors lead from the Family Room into this cozy wine room/reading room. Arched window for natural light plus sparkling chandelier and and tasteful wallpaper complete the perfect look.
How wonderful can a pool bath get? Well, this answers the question - it can be perfectly amazing and beautiful as is this one! Beautiful woodwork, hand painted concrete tiles on the floor, vibrant and colorful wallpaper, arched window and pedestal lavatory. 
While enjoying the pool you do not have to go far for refreshment. This lovely Summer Kitchen is only a few steps away offering a refrigerated drawer and a freezer drawer with ice; granite counter tops and plenty of storage and a sink. The flooring, backsplash and wall are hand painted concrete tiles and this useful and convenient space is illuminated with a wall of beautiful windows plus lovely chandelier lighting.
Absolutely the most amazing laundry/utility room you can imagine! Room for several people to work at the same time; Amazing cabinetry, concrete tile flooring, deep sink, beautiful double French windows for plenty of natural lighting and a most unusual and charming hanging light fixture
This is a very nice and scenic place to take a break from doing the laundry, don't you agree?
At the top of the stairs this adorable bedroom for a child or guests is to your left. Proudly, we highlight the double French doors, private balcony, and the perfect chandelier. Each bedroom has its own private bath.
Another scrumptious bedroom suitable for the Princess in the family or guests. Private bath.
The middle upstairs bedroom is a little more masculine in décor but would be perfect for anyone. Beautiful Marvin windows offer wonderful views of the Palmer Golf Course and the gardens. The wonderful chandelier adds the perfect finish. Private bath.
Upstairs TV room, gameroom or multi-purpose room - so many possibilities. Double French doors lead to the balcony.
This wonderful room is actually a bedroom with its own private bath. This room also joins the Upstairs TV/gameroom. Here it is being depicted as a Craft Room to show its versatility.
Brick courtyard garden and beautiful pool with spa and water feature. 
Another view of the brick courtyard garden with pool and spa in the background. Soft outdoor lighting.
This view of the Courtyard Garden is taken looking from the pool area back toward the home. What a beautiful and peaceful view.
Serene evening shot of the back of the home.
THE DEFINITIVE SOURCE FOR SOUTHERN ARCHITECTURE & DESIGN-ALWAYS AHEAD OF THE CURVE-MARY ROSS CUSTOM HOMES. This remarkable example of her "artful" approach to this EXTENSIVE REMODEL will leave you breathless - from entering the circular gated driveway(Aug,2020) to the understated & timeless elegance of the home's exterior to the 2-story entry with walls of French doors & windows to the seemingly endless flow of white oak flooring -every detail has been planned with style,comfort & convenience in mind. By redefining "kitchen",homes evolve by becoming social spaces in which we not only cook, but we live. The expansive living spaces are ideal -Thermador appliances, granite counter tops,enormous island with custom concrete top,fabulous walk-in pantry, multiple fireplaces, wine room all overlooking the sparkling pool & spa on one side & the tee box on the other. Luxurious master suite is down offering spa-like bath and dream closets.There are 4 bedrooms on-suite up, and a game room.
| District: | Conroe |
| Elementary School: | Galatas Elementary School   Excellent |  |
| Middle School: | McCullough Junior High School Excellent | |
| High School: | The Woodlands High School Excellent | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $405.42 | $2,900,000 | -6.97% | $2,900,000 | -6.97% |
| 2022 | $435.78 | $3,117,150 | 47.17% | $3,117,150 | 47.17% |
| 2021 | $296.11 | $2,118,080 | 62.52% | $2,118,080 | 62.52% |
| 2020 | $182.20 | $1,303,250 | 1.42% | $1,303,250 | 1.42% |
| 2019 | $179.64 | $1,285,000 | 1.02% | $1,285,000 | 1.02% |
| 2018 | $177.83 | $1,272,000 | 13.39% | $1,272,000 | 13.39% |
| 2017 | $156.83 | $1,121,820 | -24.03% | $1,121,820 | -10.38% |
| 2016 | $206.44 | $1,476,640 | -10.25% | $1,251,810 | 10.00% |
| 2015 | $230.02 | $1,645,320 | 26.56% | $1,138,010 | 10.00% |
| 2014 | $181.74 | $1,300,000 | 38.22% | $1,034,550 | 10.00% |
| 2013 | $131.48 | $940,500 | 10.00% | $940,500 | 10.00% |
| 2012 | $119.53 | $855,000 | $855,000 |
2023 Montgomery County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $300,000 |
| Market Improvement Value: | $2,600,000 |
| Total Market Value: | $2,900,000 |
2023 Tax Rates |
|
|---|---|
| MONTGOMERY COUNTY: | 0.3696 % |
| MONTGOMERY CO HOSPITAL: | 0.0498 % |
| LONE STAR COLLEGE: | 0.1076 % |
| MONTGOMERY CO. MUD #47: | 0.1760 % |
| CONROE ISD: | 0.9621 % |
| THE WOODLANDS TOWNSHIP: | 0.1714 % |
| Total Tax Rate: | 1.8365 % |
