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Edward Vivanco
Magnificent limestone Italian villa on a quiet cul-de-sac in prestigious Piney Point Village. Custom built by Corbel Homes in 2008, designed by Michael Landrum and Interiors by Don Connelly.
Living room anchored with a quartet of antique pillars from the south of France, 165 year old reclaimed wood floors, antique fireplace from an estate in River Oaks and custom Ram doors opening to the outside entertaining and gorgeous infinity pool.
Spacious living room with wall to ceiling windows custom windows, vintage oak floors, antique pillars and custom steel front door.
Formal dining room with cypress pecky walls and ceilings, vintage reclaimed oak floors and crystal chandelier from a hotel in Spain. 
Jewel box dining room with pecky cypress walls and ceilings, vintage oak floors and crystal chandelier from hotel in Spain. 
Library located downstairs off the living room, wall of built-ins, vintage oak floors, fireplace mantel from France, wet bar and custom Ram windows overlooking the grounds.
Library with floor to ceiling custom Ram windows, wall of built-ins and fireplace mantel from France.
Wet bar with wine refrigerator, granite counters and ice maker located between the library and the downstairs game room.
Gourmet kitchen with premium stainless steel appliances, side by side Subzero refrigerator and freezer, Wolff double ovens, two dishwashers, two wine refrigerators, two ice makers, two Sub-zero refrigerator drawers, antique chandeliers, beautiful granite counters top that were the last extraction from a quarry in Texas, 165 year old reclaimed oak floors and custom Ram windows overlooking park-line setting.
Incredible gourmet kitchen with Subzero side by side refrigerator and freezer, two Subzero refrigerator drawers, warming drawer, two dishwashers, butlers pantry and breakfast room with custom doors opening to the outdoor entertaining and infinity pool.
Light and bright breakfast room, large bar island seating and premium stainless steel appliances flowing into the family room. 
Incredible view from the kitchen window of towering trees, carved walkways and park-like grounds.
Butlers pantry with granite counters, wine refrigerator, ice maker and large walk-in pantry.
Family room off the kitchen with wall of built-ins, custom Ram windows and vintage oak floors.
Family room located off the kitchen with custom built-ins, vintage oak floors and opening to the backyard.
Formal powder room boasts an antique buffet converted to include silver sink, antique sconces and antique mirror from France. 
Downstairs game room with custom Ram doors opening to the outdoor living area, infinity swimming pool and wonderful view of the grounds.
Half bath off the game room with door opening to the balcony and outside entertaining area.
Downstairs en suite bedroom with marble bathroom and large walk-in closet 
Impressive staircase with 165 year old oak floors, custom gunmetal finish railing and antique chandelier.
Luxurious master retreat with incredible views of the towering trees and park like grounds. High ceilings, custom Ram windows and antique chandelier.
Spacious master retreat with high ceilings, antique chandelier, large walk-in closets and floor to ceiling windows overlooking the carved walkway and park-like setting.
Beautiful marble bathroom with double vanities, Kohler floating bathtub, glass shower, make-up station and custom wall coverings. 
Marble master bathroom with Kohler fixtures and custom wall coverings.
Upstairs landing with antique chandelier, sconces, vintage oak floors, custom gunmetal railing and custom Ram doors opening to the limestone balcony.
Upstairs game room with built-ins in desk for computers, vintage oak floors and custom Ram doors and windows overlooking the front and backyard grounds. 
Spacious en suite bedroom with high ceilings, custom Ram windows, built-in desk and large walk-in closet.
Spacious en suite bedroom with built-in desk, high ceilings and custom Ram door opening to the private limestone balcony with views of the park-like grounds. 
Spacious en suite bedroom with built-in desk, high ceilings and custom Ram door opening to a private balcony.
Spacious en suite bedroom with built-in desk, high ceilings and custom Ram windows 
Wonderful outdoor living space overlooking the infinity pool and park like grounds.
Infinity pool with covered grill and television overlooking carved walkways and park-like grounds.
All doors from the living room, game room and breakfast room opening onto this outdoor entertaining area.
Incredible infinity swimming pool overlooking the secluded grounds.
Incredible grounds with carved walkways and park-like settings.
Magnificent view of the back of this limestone Italian villa. Incredible Piney Point Village masterpiece reflects a unique blend when inspiration and Italian style architecture meet.Coupled w/sophistication & grandeur,this custom home by architect Michael Landrum and interiors by Don Connelly boasts open-plan living spaces,w/breathtaking villa views of the infinity edge pool that overlooks the grounds.The living room boasts vintage oak flooring w/a quartet of antique French pillars,reclaimed fireplace mantel and breathtaking views of the rear grounds.Spacious dining room w/custom pecky cypress wood ceiling/walls & a reclaimed chandelier from Spain.Gourmet kitchen w/premium stainless steel appliances & large bar island seating.Secluded owners retreat w/luxurious marble bath and incredible tree top views.All bedrooms are en suite.Study has wall of custom built-ins and reclaimed fireplace mantel.Game room opening to the pool.Limestone exterior w/165 year old vintage oak floors,Segreto finishes & Ram windows/doors are through out the entire home.
| District: | Spring Branch |
| Elementary School: | Memorial Drive Elementary School   Excellent |  |
| Middle School: | Spring Branch Middle School  Good | |
| High School: | Memorial High School Excellent | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $529.83 | $4,599,420 | 14.41% | $4,422,000 | 10.00% |
| 2022 | $463.08 | $4,020,000 | -1.24% | $4,020,000 | -1.24% |
| 2021 | $468.90 | $4,070,497 | -1.07% | $4,070,497 | -1.07% |
| 2020 | $473.99 | $4,114,686 | 0.00% | $4,114,686 | 4.38% |
| 2019 | $473.99 | $4,114,686 | 14.81% | $3,942,162 | 10.00% |
| 2018 | $412.83 | $3,583,784 | 0.00% | $3,583,784 | 0.00% |
| 2017 | $412.83 | $3,583,784 | 0.96% | $3,583,784 | 0.96% |
| 2016 | $408.92 | $3,549,856 | 0.30% | $3,549,856 | 2.63% |
| 2015 | $407.70 | $3,539,244 | 12.55% | $3,459,001 | 10.00% |
| 2014 | $362.23 | $3,144,547 | 3.42% | $3,144,547 | 3.42% |
| 2013 | $350.27 | $3,040,700 | 3.33% | $3,040,700 | 3.33% |
| 2012 | $338.99 | $2,942,799 | $2,942,799 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $1,894,750 |
| Market Improvement Value: | $2,704,670 |
| Total Market Value: | $4,599,420 |
2023 Tax Rates |
|
|---|---|
| SPRING BRANCH ISD: | 1.0789 % |
| 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 % |
| PINEY POINT VILLAGE CITY OF: | 0.2551 % |
| MEMORIAL VILLAGES WA: | 0.0244 % |
| Total Tax Rate: | 1.8935 % |
