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Edward Vivanco
Front Exterior - Stately River Oaks home on a beautiful 34,500 square foot (per HCAD) corner lot. The home features a dramatic entry with soaring ceilings and bifurcated staircase, well appointed formal living spaces and comfortable informal living spaces, a chef's kitchen, spacious bedrooms and an enclosed pool area.
Enclosed Courtyard - 60 x 46 - Screen roof enclosed courtyard with pool and hot tub, several seating areas, an outdoor kitchen, and home access via the Study and Mudroom. Pool bath access via the Mudroom as well. 
Foyer – 29’ x 22’ – 19’4” Ceiling, centered by a bifurcated grand staircase with hardwood treads. Two traditional style cased doorways with solid wood double doors in either direction to the dining room and library. The foyer features two coat closets with traditional style door casing, two sets of 18-panel French double doors to courtyard, 6-candle hanging chandelier, recessed lighting and ceiling speakers. Other features include multi-piece crown molding, baseboards, and 12” blac
Dining – 20’ x 17’ – 10’ Ceiling with floor to ceiling wainscoting and chair railing, double 18-panel windows, a concealed door to the butler pantry, and an 8-candle hanging chandelier. Solid wood double doors to the foyer, parquet hardwood floors, multi-piece crown molding, ceiling speakers, recessed lighting, and 6” baseboards.
Family Room – 29’ x 22’ – 19’4” Ceiling, two stories of bookshelves across one wall with catwalk providing access to second floor, built in cabinet storage, and floor to ceiling stained wainscoting. Solid wood double doors to great room, gas log fireplace with century-old carved Scottish mantel with green marble hearth. Eight 18-panel windows, parquet hardwood floors in Marseilles style pattern, ceiling speakers, recessed lighting, multi-piece crown molding and 6” baseboards.
Great Room – 34’ x 22’ – 19’4” Ceiling with floor to ceiling painted wainscoting, chair railing, twelve 18-panel windows, and 18-panel French double doors to the courtyard. An exquisite gas log fireplace with hand carved wooden mantel and green marble hearth. 12-candle hanging chandelier, parquet hardwood floors in Marseilles style pattern, multi-piece crown molding, ceiling speakers, recessed lighting and 6” baseboards.
Kitchen – 16’ x 15’ – 9’9” Ceiling, island with wood block counter top and 9 under counter drawers and 5 cabinets. Sub Zero side by side fridge and freezer combo with cabinet façade, Kitchen Aid dishwasher, trash compactor and granite counters. 6 Burner Wolf stove top with dual ovens, double basin porcelain sink, 4” travertine tile backsplash, brick slip walls, bead board ceiling, 6” crown molding, recessed lighting, ceiling speakers and glazed brick flooring.
Breakfast – 15’ x 14’ – 9’9” Ceiling, gas log fireplace with reclaimed wood mantel and brick hearth, arched brick window bench nook with three 18-panel windows, 5-candle chandelier, two 3-candle wall sconces, 6” crown molding, glazed brick flooring.
Master Suite – 22’ x 14’ – 9’9” Ceiling, floor to ceiling painted wainscoting, gas log fireplace with antique carved white marble mantel and hearth. Two built in bookshelves with LED backlighting and cabinet storage flank both sides of the fireplace, multi-piece crown molding, ceiling speakers, recessed lighting, ceiling fan, 6” baseboards, 3” hardwood floors.
Master Bath Vanity Room – Marble counter tops with 1” trim of darker marble, marble backsplash, custom overhead cabinetry with glass faced doors and built in drawers, under counter cabinets and drawers, and Victorian style faucets. 18-Panel French door to patio, closet with washer and dryer hookups, six 2-candle wall sconces, 4-candle hanging chandelier, crown molding, recessed lighting, ceiling speakers, 6” baseboards and 3” hardwood floors.
Master Bath – Oversized tub alcove with 12” marble tile surround, and walk in shower with glass door and 12” marble tile surround. Shower has steam function and two overhead Rohl showerheads. 3-Panel solid wood door to lavatory, 12” marble tile paneling on walls, crown molding, recessed lighting, ceiling speakers, basket-weave tile floor with marble border.
Study – 23’ x 18’ – 9’8” Ceiling, two sets of 18-panel French double doors to courtyard, limestone fireplace and hearth with carved wood mantel, and floor to ceiling stained wood paneled walls. Built in TV center with storage cabinets underneath, four 18-panel windows, triple piece crown molding with dental pattern, recessed lighting, ceiling speakers, 6” baseboards. Beautiful parquet hardwood floors in Marseilles style pattern with triangular limestone insets and a limestone borde
Den – 24’ x 22’ – 9’8” ceiling, 18-panel French double doors to garden, three sets of 18-panel double doors to courtyard, built in entertainment center with media storage, and two arched bookshelves with LED backlighting and cabinet storage underneath. Wood burning fireplace with brick mantel and hearth, generous built in cabinetry, four 18-panel windows, 6” crown molding, recessed lighting, ceiling speakers, and 6” hardwood floors.
Secondary Bedroom #1 – 18’ x 14’ – 8’3” ceiling, built in desk with 6 drawers and 8 adjustable shelves, two 18-panel windows with plantation shutters, ceiling fan, crown molding, recessed lighting, 6” baseboards, parquet hardwood floors.
Secondary Bedroom #1 Bath – Freestanding tub/shower combo with ceiling mounted curtain rail, marble counter and backsplash and 1” tile from backsplash to ceiling between vanity cabinets. Under mount sink, 6 under counter drawers and one cabinet, and 4 overhead cabinets with adjustable shelving. Bead-board paneling halfway up the walls with tile trim wrapping around the top, wall mounted towel storage rack, crown molding, recessed lighting, 6” baseboards, and 6” hardwood floors. 
Secondary Bedroom #2 – 22’ x 13’ – Wainscoting up to chair railing, four 18-panel windows with plantation shutters, solid wood Dutch door with deadbolt, built in bookcase with adjustable shelving and 2 cabinets, crown molding, recessed lighting, 6” baseboards, parquet hardwood floors.
Secondary Bedroom #2 Bath – 12” white marble tile on walls up to chair railing, white marble counters and backsplash. Concealed medicine cabinet with mirrored front, wall mounted towel storage rack, under mount sink, 9 under counter drawers and two cabinets. Shower with seamless glass door, black marble tile floor, 12” white marble tile walls, and a Delta detachable shower head. Crown molding, recessed lighting, 6” black marble tile floor.
Game Room/Optional Secondary Bedroom #3 – 19’ x 18’ – 8’3” ceiling, en-suite full bath with dual sink vanity provides option for second master bedroom. Two 18-panel windows, and 2 book cases with adjustable shelving. Game table hanging light fixture, 3-panel solid wood double door entry, multi-piece crown molding, ceiling speakers, recessed lighting, 6” baseboards, parquet hardwood floors.
Game Room/Optional Secondary Bedroom #3 Full Bath – Four 18-panel windows with plantation shutters, white marble counters and backsplash, two under mount sinks, 30 built in drawers, 5 built in cabinets and a mirrored and concealed medicine cabinet. Shower with glass door inside alcove lined with 12” white marble tile surround, soaker style jetted tub set in white marble tile surround with brass hardware. Other features include crown molding, recessed lighting, 6” baseboards, 12” white ma
Apartment Living – 20’ x 18’ – Cathedral vaulted ceiling measuring 11’5” at the highest point, and five 18-panel windows. Built in entertainment center with extensive media storage and 16 cabinets, bead-board paneling up to chair railing, crown molding, recessed lighting, 6” baseboards, and carpet floors.
Apartment Kitchen – 15’ x 7’ – Two basin sink with gooseneck faucet, 4 burner electric stove and oven combo, 5 drawers and 4 cabinets under counter, GE microwave, GE refrigerator and freezer combo. This room also features 6 overhead cabinets, four 12-panel windows, two 8 panel windows, crown molding, recessed lighting, 6” baseboards, 6” hardwood floors.
Apartment Master – 15’ x 15’ – Floor to ceiling padded paneling on walls, 18-panel window, two 12-panel windows, ceiling fan, crown molding, recessed lighting, 4” baseboards, and carpet flooring.
Apartment Master Bath – Marble counter and backsplash, Victorian style faucet, 8 under counter drawers and one cabinet, one overhead cabinet with pull-out drawers inside, and 1” tile mosaic border around mirror. Tub and shower combo set in alcove with 12” marble tile surround and shampoo cutout, crown molding, 4” baseboards, and 1” tile mosaic floor with marble tile border. 
Apartment Bed #2 - 17' x 12' – Bead-board paneling on walls up to chair railing, 18-panel window, two 12-panel windows, vaulted ceiling, sliding pocket door to bath, wall mounted shelf, ceiling fan with lighting, crown molding, 6” baseboards, and carpet flooring.
Secondary Office - Located upstairs, this secondary office features a built in desk with ample under counter and overhead storage and one 18 panel window. 
Side Yard - Side Yard accessed through 3 sets of double French Doors via the Study with slate tile floor and fabric awnings. 
Foyer - Another view of the foyer and it's grand bifurcated staircase from the perspective of the second floor landing.
Enclosed Courtyard - Another view of the enclosed pool area. 
Outdoor Kitchen and Sitting Area - A closer view of the outdoor kitchen and seating area located within the enclosed courtyard.
Dining Room - Another view of the dining room from the perspective of the entry foyer. 
Family Room - Another view of the Family Room with a shot of the gas log fireplace with century-old carved Scottish mantel with green marble hearth.
Full Bar – 13’ x 9’ – 9’9” Ceiling, green marble counter tops, wall cutout to library with raised counter space for bar seating, and floor to ceiling stained wainscoting. A closet with space for full fridge and built in wine storage, and a closet with adjustable shelving. Adjustable glass shelving for glassware display, ice machine, bar sink, under counter cabinet storage, parquet hardwood floors in Marseilles style pattern, recessed lighting, and 6” baseboards.
Great Room - Another view of the Great Room flooded by natural light via the floor to ceiling windows. 
Kitchen - Another shot of the Kitchen looking towards the Breakfast Room.
Kitchen - Another view of the kitchen from the perspective of the Breakfast Room.
Breakfast Room - Another view of the Breakfast room with a view of the bench seat and three 18-panel windows overlooking the garden.
Butler’s Pantry – 15’ x 6’ – Access to dining room via hidden door, brick slip walls, 4 overhead cabinets with glass faced doors, and 4 cabinets with standard doors. Farm sink with brass faucet, wine fridge, Sonic ice maker, 4 under counter drawers and cabinets, bead board ceiling, 6” crown molding, recessed lighting, glazed brick flooring.
Breezeway connecting the Kitchen with the Great Room with access to the Full Bar. Floors are 12" black and white marble tiles laid in a 2 x 2 checkered pattern.
Master Bedroom - Another view of the Master Bedroom showing the excess space available for a separate sitting area. 
Master Bathroom Vanity Room - Another shot of the Master Bathroom Vanity Room showing the custom cabinetry with glass front cabinets and ample under counter storage. 
Master Closet #1 – Large island with corian counter top and 28 glass front drawers, option for over 12 handing racks-3 are dress height, glass faced boot cabinets, glass faced overhead storage cabinets, hidden shoe wardrobe with 80 cubby spaces, full height styling mirror, fluorescent lighting, 6” baseboards, 3” hardwood floors.
Den - Another view of the Den showing the built in entertainment center and storage shelves and French Doors providing access to the yard. 
Den - Another shot with a closer view of the built in entertainment center and storage shelves. 
Game Room/ Optional Bedroom #3 - Another view of the Game Room/Optional Bedroom #3 from the perspective of the double door entry.
Mud Room – 23’ x 7’ – 9’8” coved ceiling with LED cove lighting, set of 4 faux semi-circle and 4 faux rectangular columns with fluted shafts, and floor to ceiling painted wainscoting. Access to 4 car garage via 3-panel solid wood door, 4-panel French double doors to garden, and 18-panel French double doors to courtyard. Multi-piece crown molding, set of four 3-candle brass wall sconces, 6” baseboards, and 18” limestone floor with an 8” oak border.
Laundry – 11’ x 10’ – 4” tile counter top and backsplash, extra deep porcelain sink with brass faucet, set of 4 drawers and 4 cabinets under counter, and a set of 4 overhead cabinets. Wall mounted ironing board, utility closet with adjustable shelving, crown molding, recessed lighting, 4” baseboards, and hardwood floors.
Pool Bath – 10’ x 5’ – Porcelain pedestal sink with gooseneck faucet, painted wainscoting and chair railing, shower with 4” white porcelain tile surround and 2” white porcelain tile floor with 2” green tile accents and an optional hand sprayer. Dual 2-candle wall sconces, 6” crown molding, recessed lighting, 6” baseboards, hardwood floors with limestone pattern.
The 34,500 square foot lot (per HCAD) is covered with lush landscaping, mature trees, and a koi pond.
Another view of the Side Yard accessed via French Doors from the Study.
A view of the front of the home from the perspective of the end of the semi-circular drive.This exceptionally elegant home possesses classic style as well as the comforts of modern amenities. Adorned with solid wood double doors upon entering the grand ‘presentation style’ staircase sets the tone of the home. Soaring ceilings on both levels, extravagant crown molding, wood paneled walls, and intricate Yost hardwood floors throughout. Opulent two story library and great room with 20’ ceilings. Enclosed courtyard with pool and screen roof covering. The updated kitchen offers a peninsula breakfast bar, cozy brick slip walls and granite counter tops and separate butler’s pantry. Lavish downstairs master suite with archway to sitting area flanked by Greek columns. Marble clad master bath with laundry facility, wet bar, two huge closets, and a jetted spa bath tub for two. Four car attached garage with a two bedroom guest apartment located above. Mature landscaping with a beautiful garden and Koi pond. Secured by brick fencing and wrought iron electric gates with circular d
| 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 | $461.60 | $7,008,000 | 0.00% | $7,008,000 | 0.00% |
| 2022 | $461.60 | $7,008,000 | 3.82% | $7,008,000 | 3.82% |
| 2021 | $444.61 | $6,750,000 | 0.00% | $6,750,000 | 0.00% |
| 2020 | $444.61 | $6,750,000 | -7.18% | $6,750,000 | -7.18% |
| 2019 | $479.02 | $7,272,500 | 2.43% | $7,272,500 | 2.43% |
| 2018 | $467.66 | $7,100,000 | 0.00% | $7,100,000 | 5.24% |
| 2017 | $467.66 | $7,100,000 | 0.00% | $6,746,272 | 10.00% |
| 2016 | $467.66 | $7,100,000 | -4.77% | $6,132,975 | 10.00% |
| 2015 | $491.09 | $7,455,784 | 20.85% | $5,575,432 | 10.00% |
| 2014 | $406.38 | $6,169,620 | 33.90% | $5,068,575 | 10.00% |
| 2013 | $303.50 | $4,607,796 | 10.00% | $4,607,796 | 10.00% |
| 2012 | $275.91 | $4,188,906 | $4,188,906 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $5,865,000 |
| Market Improvement Value: | $1,143,000 |
| Total Market Value: | $7,008,000 |
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 % |
