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Edward Vivanco
Welcome home to your gorgeous 9.3 acre ranchette with sparkling pool, 2 separate garages (5 car total -one for a boat), barn and pastures located in Magnolia, Texas
A controlled access gate provides security and privacy. The paved driveway to the house will keep your vehicles clean. In 2019, outdoor lighting was added in flowerbeds and along the back and side of fence in backyard.
This 4600 sq ft home is located on a culdesac. Front & back yard is fully fenced with dog wire for the safety of your pets. The neighborhood has a 160 acre lake for boating, fishing, and swimming. There are also horse and nature trails that surrounds the subdivision which provides 6 miles of scenic terrain for riding and hiking. Plus NO MUD taxes! 
Back view of the home. All windows were replaced in 2017, the outside of the home was freshly painted in 2020 and there is a 17KW Generator that runs the downstairs. New roof also installed in 2020 and gutters added. Water heater replaced with hot water on demand tankless system for endless hot water
Step outdoors onto the covered back patio from either set of french doors and you'll find picturesque views of the pool and pastures.
Take a break from your busy schedule & soak up some rays floating in your 16,000 gallon pool with waterfall features. Surrounded by a stamped concrete deck, what a way to cool off in the hot summer heat
Automatic sprinkler system (front & back yard) adds to ease of maintenance. What an outstanding setting - ready for hours of relaxation, pool parties, & outdoor entertaining! Plus this home is on a private well!
Aerial view of the home and backyard 
An aerial view of the 3 separate pastures with mature trees and ample pasture for horses to graze. Fenced and cross fenced.
This is the pasture directly behind the barn. Through the fence is the large pasture. Every morning & evening there is a small herd of white tail deer with fawns grazing in the pasture - so fun to watch!
Aerial shot of the property showcases the towering mature trees that surround the home.
Aerial view looking towards the house 
Plenty of extra parking available for guests on this great driveway. Plus there are two garages (this one is a 2 car garage). Don t worry about getting rained on when walking to the garage. The porte-cochere that connects the garage to the house is perfect for unloading groceries or just keeping your car cool and out of the hot Texas sun.
Separate 3 car garage - perfect for over-sized trucks, horse trailer, boat or any hobby vehicles you may have. On the back of the garage is a separate door to pull through 
Barnmaster barn on concrete slab with covered areas front and back of barn
Four stalls (2 on each side) with sliding doors and blanket bars located on either side of 12' breezeway
The 36' covered area on back of barn provides protection for farm equipment and storage for any outdoor supplies or hay for the horses
All 3 pastures are fully fenced and can be closed off if needed to separate horses
Gorgeous leaded glass front door with side lights protected by covered patio was recently refinished
The study overlooks the front yard with wood look vinyl plank flooring for easy care & durability. The wall of built-in cabinets and drawers offers abundant storage and keeps all your office items out of view. Painted July, 2021
This photo showcases the two story entrance & sweeping staircase. For easy maintenance, there is no carpet downstairs. 
The formal dining room is open to the family room creating an open space for intimate meals with close family and friends. 
Another view of dining shows the crown molding and chair rail & arched opening. This room was freshly painted in July, 2021.
The family room boasts custom built-in's on either side of the fireplace, ceiling fan, tile floors, two floor plugs, plus there is two sets of french doors to the backyard - great for entertaining!
Looking towards the front of the home, the staircase beyond is also visible along with the second floor walkway above.
From this corner view in the family room, it is easy to appreciate the open concept floor plan as you can see into the kitchen and a glimpse into the front rooms of the home. 
The cook in the family will enjoy this large island kitchen with silestone counters, double ovens, a 5 burner gas cooktop and real hardwood cabinets including a butlers pantry
Kitchen also has under cabinet lighting, corner sink with new faucet (2020), recent stainless steel dishwasher, large walk-in pantry with spice rack and breakfast bar.
The breakfast room is surrounded by three walls of windows and a separate door leading out to the pool. What a great place to sit and visit while meals are being prepared.
A full wall of windows flood the Master Suite with warm sunlight and inviting views of the backyard. A ceiling fan and light fixture plus recessed cans add to the brightness of this huge primary bedroom. 
Another view of the primary bedroom. Located downstairs for privacy this bedroom is so big that any size furniture would easily fit plus there would still be room for a sitting area.
Ensuite primary bath offers granite counters, dual sinks, laundry hamper, windows w/ privacy glass that lets the natural light in & tile floors
A second view of the primary bath.
If bath's aren't your preference, you will love the remodeled walk-in shower with seamless glass, pebble floor, accent tile & bench seat. So large, no need for a glass door! Relaxing in the shower is easy when you have a handheld, adjustable showerhead, partial wall and privacy window for natural light.
What a closet! So large that we had to take two pictures. You'll enjoy built-in drawers, shelves, shoe racks, rods, and the ability to organize beyond your wildest dreams!
Another section of closet has more shoe racks and a third cabinet - so much space! 
Now this is a utility room. Built-in ironing board (not in picture), place for a 2nd refrigerator, 22 storage cabinets, 9 drawers, desk, double sink plus 16 feet of counter space! This is great for folding clothes or for doing crafts! Plus tons of cabinetry with storage space for anything you can imagine!
A second view of utility room. Walls were painted in July, 2021 and counter tops are granite. Right outside this room is the 1/2 bath which is very convenient for guests and family members to wash up after being outside.
Located upstairs is the billards room (or 2nd gameroom). All carpet upstairs is new and was replaced in July, 2021.
The billards room offers two sets of closets and access to the balcony & second game room.
Upstairs balcony is located off the second story billiards room and provides incredible views of the backyard, pool and pastures. 
Have you ever seen a game room this big (36'x21')? Think of all the endless possibilities. There is even a full bath attached
A second view of this massive gameroom
2rd bathroom - connected to gameroom
This secondary bedroom is complemented by the natural lighting that sweeps the room and overlooks the backyard and pasture and was freshly painted in July, 2021
This secondary bedroom is equipped with a large walk-in closet which leaves endless opportunities for clothing organization and storage. Also attached to one of the three upstairs bathrooms.
3rd bathroom - connects to bedroom
Bedroom #4 features large walk-in closet, ceiling fan and entrance into Jack & Jill bathroom.
A second view of bedroom #4
4th bathroom - connects to two of the bedroomsReady to move in & bring your 4 legged friends? This 4600 Custom-Built Home is nestled in the middle of 9.33 acres of fenced pastures & mature trees. For the horses, this property features a Barnmaster barn with 4 stalls & 36’ of covered storage on the back of barn plus 3 separate pastures. Located on a culdesac with a gated entry, this lovely stucco home offers two separate garages (3+2), portecochere, a 16,000 gallon pool, generator, sprinkler system, hot water on demand plus private well! Study has custom built-ins, formal dining, two story family room, gas log fireplace & wall of windows, double ovens, 5 burner stove, butlers pantry, private primary with sitting area & a closet to die for! Upstairs there is a MASSIVE Gameroom (36x21) w/ full bath, Billiards room has walk out covered balcony, three large bedrooms plus 2 more baths. In 2020, roof replaced along with exterior paint, new carpet upstairs 2021, all windows replaced 2017-see feature list for all updates/extras.
| District: | Magnolia |
| Elementary School: | Nichols Sawmill Elementary School   Average | |
| Middle School: | Magnolia Junior High School  Good |  |
| High School: | Magnolia West High School Good | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $208.56 | $960,000 | -15.33% | $960,000 | 13.18% |
| 2022 | $246.33 | $1,133,860 | 37.48% | $848,210 | 10.00% |
| 2021 | $179.18 | $824,770 | 17.66% | $771,100 | 10.00% |
| 2020 | $152.29 | $701,000 | 3.90% | $701,000 | 3.90% |
| 2019 | $146.58 | $674,700 | 0.00% | $674,700 | 0.00% |
| 2018 | $146.58 | $674,700 | 20.96% | $674,700 | 20.96% |
| 2012 | $121.18 | $557,800 | $557,800 |
2023 Montgomery County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $313,180 |
| Market Improvement Value: | $646,820 |
| Total Market Value: | $960,000 |
2023 Tax Rates |
|
|---|---|
| EMERGENCY SVC DIST 10: | 0.0879 % |
| MONTGOMERY COUNTY: | 0.3696 % |
| MONTGOMERY CO HOSPITAL: | 0.0498 % |
| LONE STAR COLLEGE: | 0.1076 % |
| MAGNOLIA ISD: | 0.9638 % |
| Total Tax Rate: | 1.5787 % |
