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Edward Vivanco
Timeless 1938 (per HCAD) River Oaks home on a great block, framed by a lush large oak. Renovation/addition by Jackson Ryan Architects in 2018*.
Charming covered front porch with custom lacquered front door. Updates include: steel handrails from Julius Blum, copper gutters, double paned windows, siding and walls. 
Bright entry maintains original feel with color-washed original wood paneling and original pegged, wide-plank flooring. Custom stair runner.
Entry provides access to formal living room, dining and separate hall to powder bath and breakfast room
FORMAL LIVING ROOM (24’ X 16’) with pocket doors leading to family room. Interiors by Jerry Jeanmard Previous owner of Wells Design, Houston's prestigious interior design firm.
East wall in living room showcases beautiful brick fireplace (wood burning and gas), art lighting and sconces
Wood paneling and wide-plank wood flooring continue on into living room. Wood ceiling beams.
Doors from entry to dining room.
FORMAL DINING ROOM (14’ X 13’)
Dining room features include custom-colored, hand-blocked wallpaper (Williams Morris pattern), wainscoting and custom drapes
Large window facing garden added by current owners
Another view of dining room showing entrance to kitchen
FAMILY ROOM (21’ X 17’)
Family room features a vaulted ceiling, painted and glazed brick flooring, built-in shelving/drawers and art lighting
Multi-paned windows on three sides of family room offer beautiful natural light
Seating area in family room
French doors from family room open to landscaped grounds. Landscape and hardscape by Lanson B Jones & Co. Lanson has designed beautiful contemporary to classic gardens for homes across River Oaks, Southampton, West University, Tanglewood and Memorial.
KITCHEN (15' X 9’) features Miele appliances including 3 Miele ovens (steamer oven, microwave/oven, normal oven) and Miele dishwasher
La Cornue range and hood. Four total ovens in kitchen!
Peaceful view outside kitchen windows. Farmers sink by Shaw, polished brass faucet set and pendant light fixtures
Honed quartzite countertops, updated hardware (Elegant Additions) and hand-painted flooring.
Updated cabinets with soft-close doors and drawers
View of breakfast room from kitchen. Hand-painted wood floor pattern throughout kitchen, butler’s pantry and separate breakfast room designed by Jerry Jeanmard and painted by artist Glenn Miracle.
BREAKFAST ROOM (9’ X 9’) 
BUTLER’S PANTRY (10’ X 7’) with beadboard ceiling. Addition done by current owners with two pull-out food pantries, broom closet, linen drawers, Deep drawers & wide drawers for platters and serving items. Upper glass-paned cabinets with additional cabinets above.
Powder bathroom on first floor includes brass sconces, mounted marble sink and William Morris and Brunschwig & Fils wallpaper
PRIMARY BEDROOM (16' X 9')
Painted, white-washed wood flooring, custom drapes ( convey) and windows surrounding providing ample natural light
Two walk-in closets between primary bedroom and bathroom.
PRIMARY BATH (13' X 9') features glass shower and separate tub, built-in, floor-to-ceiling cabinet with jewelry drawers and crystal pumpkin bell jar pendant light
Marble floors and walls, two custom, marble console sinks with unlacquered brass stands and vanity area. Two interior-lit medicine cabinets and beautiful sconces.
Marble soaking tub with Kallista fixtures
SECONDARY BEDROOM # 1 (14’ X 13’) with multiple hidden closets, brass reading lights and custom bamboo blinds
SECONDARY BATH (10' X 6') with large, tiled shower, polished nickel plumbing fixtures and custom console marble sink
SECONDARY BEDROOM # 2 (14’ X 13’) includes built-in shelving, large cedar-lined closet and original bookcases
Private and serene yard featuring 15 “pleached” holly trees which surround the garden creating a private oasis. Garden has tiered slate areas with brick edging along with rolling turf grass with drainage to street. Sculpted boxwood lines flower bed for seasonal plantings.
The garden boasts soft moonlighting and up-lighting to feature pleached holly trees.
View of backyard showcasing addition (butler's pantry, primary bath and back porch) by current owners.
So much low-maintenance space for entertaining. Beautiful slate bordered driveway with custom stained “rock-salt” concrete finish. Mosquito system covering rear of house and front door area.
Garage and garage apartment ( AS-IS)
Excellent yard space for families and entertaining! 
EV charging station serving the driveway. Automatic gate allows for added security. 
Original construction with the modern amenities and luxuries desired for contemporary living.
Charming 1938 (HCAD) River Oaks home w/modern updates. Renovation/addition: Jackson Ryan Architects & Ista Construction (2018). 2020 landscape/hardscape: Lanson B Jones. Interiors: Jerry Jeanmard/Wells Design. 3 beds, 2.5 baths w/sep. garage apt. Original pegged wood floors. Formal living opens to large family rm w/vaulted ceiling & French doors to garden. Formal dining w/garden views. Renovated kitchen: Miele appliances, Shaw farm sink, La Cornue range, honed quartzite counters. Butler’s pantry. Light-filled Brkfst rm. Powder rm. 2nd Fl: Primary w/painted floor+2 walk-in closets. Breathtaking marble bath w/2 console sinks, soaking tub + shower & Kallista fixtures. 2 well-sized 2nd beds w/ample closets. Renovated secondary bath. Laundry rm. Garden for entertaining & privacy: turfed grass, lighting, slate&brick. Updates: electrical, EV charging station, siding, windows, sprinklers, driveway, mosquito sys, copper gutters &more. Rare original charm updated to current standards. Per Seller
| District: | Houston ISD |
| Elementary School: | River Oaks Elementary School   Excellent |  |
| Middle School: | Lanier Middle School Excellent | |
| High School: | Lamar High School  Good | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $485.60 | $1,396,097 | -3.13% | $1,396,097 | -1.53% |
| 2022 | $501.29 | $1,441,200 | 11.82% | $1,417,779 | 10.00% |
| 2021 | $448.31 | $1,288,890 | 3.39% | $1,288,890 | 3.39% |
| 2020 | $433.59 | $1,246,575 | -1.71% | $1,246,575 | -1.71% |
| 2019 | $441.11 | $1,268,200 | 3.22% | $1,268,200 | 3.22% |
| 2018 | $427.34 | $1,228,600 | 1.81% | $1,228,600 | 1.81% |
| 2017 | $419.76 | $1,206,802 | 6.47% | $1,206,802 | 9.61% |
| 2016 | $394.24 | $1,133,433 | 3.63% | $1,100,950 | 10.00% |
| 2015 | $380.42 | $1,093,700 | 11.60% | $1,000,864 | 10.00% |
| 2014 | $340.87 | $980,000 | 18.48% | $909,877 | 10.00% |
| 2013 | $287.71 | $827,161 | 2.75% | $827,161 | 2.75% |
| 2012 | $280.00 | $805,014 | $805,014 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $1,190,550 |
| Market Improvement Value: | $205,547 |
| Total Market Value: | $1,396,097 |
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 % |
