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Edward Vivanco
A view from the courtyard across the street highlights the refined elegance of the design. Softly melding into the landscape, the driveway has been incorporated into the front design to provide a less stark aesthetic. Antique shutters flank the arched windows across the lower level. *photo is from 2018 listing.*
Featuring views of the tree lined street and courtyard, the formal living and dining rooms offer an abundance of space and light. While open concept, the rooms are delineated by the linear Isokern fireplace. Custom shelving lines the far wall of the formal living, Travertine flooring throughout and Segretto plaster on the walls and ceilings provide a stunning backdrop for art. Surround sound, art lighting & security cameras are all controlled through the whole home Savant system. 
Truly magazine worthy, the elegant formal living room features a linear Isokern fireplace, custom inset display shelving, and a view out towards the tree lined street and courtyard beyond. The front of the home has been packaged with RAM windows, Western doors & custom steel doors. These impressive additions not only offer quality but a beautiful aesthetic. 
Open concept, but with naturally defined spaces, this floor plan was thoughtfully designed to maximize natural light and enhance the indoor/outdoor lifestyle. Beautiful travertine floors connect the rooms and run throughout the first floor interior and exterior living spaces. 
The linear fireplace to the right of the frame is both eco friendly and a striking focal point within the formal dining and living spaces. 
A spectacular view from the dining room showcasing the custom floor to ceiling sliding glass doors which offer copious amounts of natural light into the gallery, as well as access to the side courtyard. 
Connected to the backyard by a wide grassy side yard, the center courtyard provides a lovely space for a secondary seating area, space to highlight a treasured sculpture, or for a water feature. *photo is from 2018 listing.*
The family room features views of both the center courtyard and the covered patio leading to the backyard. Segretto plaster walls and ceiling, custom linear AC vents, art lighting, and Travertine flooring tie together so perfectly. Equipped with Savant home automation, this smart home was designed for the modern lifestyle. 
With ample space for entertaining or play, the backyard is surrounded by landscaping designed by Sarah Lake Landscape Design. The door to the left of the frame provides access to a half bath and mudroom, also accessible from the garage. The backyard still has plenty of room for a pool, while not taking away from the entertaining area. *photo is from 2018 listing.*
Flooded with natural light from the pass through window walls opening to the covered patio beyond, the kitchen is truly fit for a chef. Neutral Segretto plaster walls and ceiling offset the crisp black job-built custom cabinetry. Professional grade appliances include SubZero fridge, La Cornue gas range, dual Bosch dishwashers flanking either side of the sink within the large entertaining island and separate ice maker. Rare black soapstone waterfall on both sides of the island. 
Neutral tones are offset by the pop of the imported Brazilian soapstone waterfall island. Designed to prioritize natural light and an indoor/outdoor lifestyle, floor to ceiling window walls let the outside in and provide for stunning views of the exterior elements of this property. 
Hidden behind the floor to ceiling custom cabinets along the far wall are additional countertops for day to day appliances & additional storage. 
Along the far wall, elegant curves encased in Segretto plaster accentuate the vent hood over the La Cornue range. Handsome soapstone counters, imported from Brazil, are the centerpiece of the chef’s kitchen and are highlighted by the waterfall center island. Counter to ceiling windows give you an incredible feeling of a European kitchen. The large covered area connects the backyard with the east courtyard which is designed to be utilized as a driveway and entertaining space. *photo is from 201
Family room boasts floor-to-ceiling windows and sliding doors that overlook the covered patio, lush landscaped backyard, perfect for children & with plenty of room for a future pool. 
The wide second floor gallery provides a view of the staircase to the third floor with custom steel rail, and of the center courtyard through the casement windows at the left of the frame. Down the hall is access to two secondary bedrooms, utility and primary suite on the right. On the left, a bedroom and playroom. 
Graciously sized to accommodate large furniture and a seating area, the primary bedroom is located at the rear of the home overlooking the backyard space. A light colored, Segretto plaster wall & ceiling and white oak hardwoods add a subtle elegance to the primary suite. Art lights, surround sound & future window coverings can all be controlled by the Savant system. 
Sleek and sophisticated, the spa-like master bath is flooded with natural light from the windows lining the wall. Custom steel mirrors hang above dual vanities flanking the stone soaking tub. Imported Juperana Bianco lines the floor and walls and has been distressed to resemble a centuries-worn chateaux finish. Belgian Bluestone seamlessly runs atop the vanities and encases the soaking tub. 
Off of the primary bath, a private balcony features treetop views. Encased by custom, steel panels echoing the design of the front door and wine room, this space offers complete privacy. *photo is from 2018 listing.*
With floor to ceiling custom cabinetry, the spacious master closet has ample space for two wardrobes. *photo is from 2018 listing.*
Absolutely breathtaking - the primary bedroom showcases a lovely sitting area. A custom, timeless black and white striped Sunbrella awning provides a pop of interest, as well as additional privacy for the sliding window wall.
The second floor gallery is spaciously sized with ample light. Casement windows overlook the courtyard and the custom steel French doors at the end of the hall open out to the tree lined street & overlook the courtyard across the street. So many incredible architectural features to see in this one shot. 
Featuring lovely views of the tree lined street and across to the courtyard through arched windows, this sunny guest room includes wide plank white oak hardwoods, walk in closet and spa like ensuite bath. 
With unique design elements found in each space, this secondary bath includes a fun pop of color in the use of bright jade glossy tile from Italy. Custom job built cabinetry is finished in a durable matte black and topped with Bianco Venato Italian marble & designer bath hardware. A spacious walk in shower with seamless glass enclosure is at the left of the frame. 
Stunning secondary bedroom features high ceilings, beautiful hardwoods and an abundance of natural light.
This sleek secondary bathroom features one of the most beautiful Italian floor marbles in the home. The custom cabinetry is topped with Bianco Venato Italian marble counters and designer bath hardware. White subway tile surround in a quarter pattern accented by dark grouting runs from floor to ceiling in the entire bathroom. 
Each secondary bedroom features a unique accent. This room features a lovely reading or study nook, views of the motor court landscaping, connecting bath and walk in closet. 
A timeless, crisp black and white color pallette completes the look of this secondary bath with tub/shower combo, generous storage space, and Bianco Venato Italian marble countertops. Grey marble floors & shower tile are from Architectural Design Resource. Top of the line polished nickle hardware in all secondary bathrooms. 
The playroom or media room is accessible through custom pocket doors with the arch detail found throughout the home. Lining the far wall are custom cabinets for media or toy storage. The room is also wired for surround sound. 
With flexibility as either a second floor fifth bedroom, or optional study, this spacious room is full of abundant natural light. Access to a full bath is across the hall. 
The third floor gameroom, or optional sixth bedroom, features treetop views. An attached ensuite bath and walk in closet complete the space. At the rear of the room is a large AV and storage closet. Perfect place to send the kids to play. 
Located between the garage and with a door to access the lush backyard, the spacious bonus room was recently updated to include a full bath and built-in bed. This studio is perfect for guests! 
The lovely full bath addition to this bonus room is absolutely seamless and completely coincides with the designs found throughout the home. 
Tucked away off the entry, the powder bath boasts a dramatic groin vaulted ceiling finished in a dark gray Segretto plaster. Italian Venato Grigio black marble tile accented by crisp white grouting lines the walls. The stone sink is supported by a black acrylic & chrome base. Custom wall sconces are perfect accents. 
This mudroom is conveniently located off of the expansive driveway and creates the perfect space to store shoes and jackets when needed.
The utility room is conveniently located in the center of the second floor. With a utility sink, custom cabinetry, folding space and storage closet, this typically mundane space is made fun with a pop of green on the walls. Even this room has great light from the RAM casement window. 
This Spanish Colonial in River Oaks represents the epitome of refined elegance. Designed by Michael T. Landrum, the open floor plan prioritizes natural light & an indoor/outdoor lifestyle with sliding walls of glass opening to the outdoors. Inside, formals blend with more casual areas to create an incredible space for a large event or intimate family night. First floor interiors include climate controlled wine room, striking kitchen w/ SubZero & La Cornue, elevator capable & Savant home automation. Upstairs is the primary suite w/ private terrace & an incredible spa-like bath, five secondary bedrooms & playroom. Third floor en-suite gameroom/flex room. Sophisticated selections by Garrett Hunter Design include Segretto plaster, travertine flooring, white oak hardwoods, Isokern linear fireplace, rare marble & stone finishes, custom lighting & hardware. Elegant landscaping design by Sarah Lake accents the plaster stucco exterior with clay tile roof and steel & glass front door.
| District: | Houston |
| 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 | $543.22 | $3,183,825 | -1.59% | $3,183,825 | -1.59% |
| 2022 | $551.98 | $3,235,181 | 14.04% | $3,235,181 | 14.04% |
| 2021 | $484.05 | $2,837,000 | 1.47% | $2,837,000 | 1.47% |
| 2020 | $477.05 | $2,796,000 | -11.09% | $2,796,000 | -11.09% |
| 2019 | $536.54 | $3,144,684 | 36.49% | $3,144,684 | 36.49% |
| 2018 | $393.11 | $2,304,036 | 100.83% | $2,304,036 | 100.83% |
| 2017 | $195.74 | $1,147,250 | -2.59% | $1,147,250 | -2.59% |
| 2016 | $200.95 | $1,177,750 | 9.05% | $1,177,750 | 9.05% |
| 2015 | $184.27 | $1,080,000 | 0.00% | $1,080,000 | 0.00% |
| 2014 | $184.27 | $1,080,000 | 21.96% | $1,080,000 | 21.96% |
| 2013 | $151.09 | $885,544 | 2.76% | $885,544 | 2.76% |
| 2012 | $147.03 | $861,763 | $861,763 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $1,323,750 |
| Market Improvement Value: | $1,860,075 |
| Total Market Value: | $3,183,825 |
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 % |
