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Edward Vivanco
Welcome to this spectacular home located in the desirable St John’s section of River Oaks. This impressive home was custom-built by reputable Welch Builders with designer high-end finishes, custom window treatments and decorative hardware throughout. Smart home equipped with an automated system for the lights and ceiling speakers. Unbeatable location puts you in the center of it all: walking distance to Pumpkin Park, River Oaks Blvd, River Oaks Country Club & St. John’s School. 
Front exterior of this exquisite home features beautiful landscaping, large oak tree, an inviting walkway and an automatic driveway gate (added in 2019) that leads to an attached two car garage. This custom home has electrical outlets near the roof line for easy holiday lights and sprinkler system installed. Minutes from popular local dining & shopping at Highland Village, RO District, RO Shopping Center plus numerous grocery stores. Easy access to Downtown, Medical Center, & the Galleria area!
Gorgeous covered front entrance with large wooden door, flanked by two gas lanterns. 
Upon entering, you are greeted by tall 12 foot ceilings throughout the first floor. The wide entryway offers abundant wallspace to showcase artwork and allows plenty of space for entry furniture. Tray ceiling with accent lighting. Note: two light fixtures are excluded. 
Show stopping formal dining room is straight out of a magazine This spacious room offers placement for a large dining table plus buffet and wallspace to showcase art. The large arched windows with custom designer drapes overlook the lush front yard. Saloon door opens to the butler’s pantry, which leads to the kitchen. Note: chandelier is excluded. 
Another look at this fabulous formal dining room that is located just off the foyer. Additional highlights include a door on the left that opens to a walk-in closet, ceiling speakers, double crown molding, recessed can lighting and art lights. 
A look back at the front entrance. Notice the pocket doors that open up to the formal living room. 
Fabulous formal living room is a flexible room that could also function as a study, music room or playroom. Pocket door can easily close this room off for privacy. Features include a designer light fixture, custom designer drapes, built-in bookshelves/media center with cabinets underneath. 
Additional highlights of this chic formal living room include recessed can lighting, double crown molding, a cabinet mail dropped from exterior mail slot and a dog door that leads to dog run on the side of the house.
The sweeping staircase features a sleek high gloss black banister and railings plus a custom runner. A decorative chandelier highlights the stair area as well as plenty of wall space to showcase your art. Behind the stairs is a formal powder bath. Tucked under the stairs is an A/V closet. 
A quick peek into the formal powder room with designer wallpaper, two wall sconces, a decorative mirror, floating vanity with over mount vessel sink and a window with custom shade. 
At the end of the grand foyer, you enter the heart of the home: the family room. Large room that seamlessly opens to the kitchen & breakfast room and has a wall of windows and doors to the back patio and yard. This spacious room offers options for different furniture configurations. Features a gorgeous coffered ceiling treatment with electrical to add a decorative light fixture or fan. 
Another view of the family room showing the beautiful gas log fireplace with marble surround and wood mantle; which is flanked by built-in bookshelves with cabinets underneath. There is an electrical outlet to add a wall tv or showcase art above the fireplace plus an art light and recessed can lighting. Note: fireplace currently does not work. 
View of the open floorplan with the family room, kitchen and breakfast area; ideal for every day and entertaining. 
One final look at this fabulous family room with pocket doors that open to a convenient wet bar. Great for entertaining! 
Pocket doors open in the family room revealing a wet bar with a mirrored backsplash, cabinet space, sink, under cabinet lighting, and clear glass-front display cabinets. Note: sellers have never turned on the ice machine and are unaware if it functions. 
This kitchen is a chef’s dream with an expansive island for prep, tons of cabinetry and high-end stainless steel appliances. Features quartz countertops and marble backsplash. The large windows with shades bring in tons of natural light throughout the day. Gleaming hardwood floors showcase this large space and tie together this light and bright room that is the center of the home. 
The large island is highlighted by two oversized decorative pendant lights. Plenty of storage in the island as well as room for bar stools for a breakfast bar. 
Fabulous kitchen is outfitted with high-end stainless steel appliances including a Wolf gas range with 4 burners, griddle and double ovens and stainless vent hood, a Subzero French door fridge and freezer, dishwasher, and double stainless freezer drawers (note: there was a second dishwasher prior to the freezer drawers. Water line still exists if you wanted to replace drawers with a second dishwasher).
The stainless steel basin sink is situated under a large window with custom window shade. There is a separate filter with reverse osmosis cold water and instant hot water. The hallway on the left leads to the butler’s pantry, dining room and office space. Glass display cabinets flank either side of the sink.The door on the right leads to the gated driveway to easily load and unload. 
Final look at this gorgeous kitchen that has ample storage. Other highlights include a pull-out trash can drawer, pot & pan drawers, soft close drawers, under cabinet lighting, double crown molding, recessed can lighting and ceiling speakers. Additional appliances are hidden in the island including a stainless steel microwave drawer and stainless steel warming drawer.
Light & bright breakfast area is conveniently located next to the kitchen and opens to the family room. Decorative light fixture, large windows with window shades, double crown molding and recessed can lighting. 
The large hallway by the breakfast room leads to the attached garage. There is room here to add mudroom lockers or a large piece of furniture to function as a drop zone. Past this hallway is another half bathroom that is easily accessible from the backyard. Down this hallway is a separate staircase that leads up to the quarters with a full bathroom that could function as an ideal in-law suite, game room, gym, movie room or study! 
Butler’s pantry is conveniently located between the kitchen, home office and formal dining room. Outfitted with a stainless steel wine fridge, tons of storage, glass front display cabinets and under cabinet lighting. The door on the right opens to a massive walk-in pantry. There is a saloon door (not shown) that opens to the formal dining room and another door (not shown) that opens to the home office. 
Door opens up from the butler’s pantry to this functional home office. Highlights include a built-in desk area, built-in bookshelves and cabinets, bench seat with custom cushion and windows with custom window shades. 
Located upstairs is this great extra flex room that opens up with pocket doors. Could be used as an art room, play room, home office, gym or even an additional primary suite closet space. The options are endless! It is outfitted with a decorative light fixture, built-in bookshelf with adjustable shelving and drawers, a built-in pegboard for organization and a window with a window shade. 
The picturesque primary suite is located upstairs with large windows overlooking the backyard and offers plenty of space for a sitting area. The windows are outfitted with blackout window shades and custom drapes. Features gleaming hardwood floors, a tray ceiling with accent lighting, recessed can lighting, ceiling speakers, and electrical for a future chandelier or ceiling fan. 
The primary bathroom is a retreat of its own with a large vanity with double sinks, a huge walk-in shower with frameless glass surround and marble floor and a separate soaking tub with marble surround. High-end finishes include marble countertops, decorative chandelier and designer sconces. The window over the tub is finished with custom drapes. The door ahead opens to a large walk-in closet with island, valet bars, built-in drawers, adjustable shoe shelves and a storage hamper that leads out to
Another look at the primary bathroom vanities with a separate make-up vanity. The door to the left opens to a separate water closet and the door to the right goes back to the primary bedroom. 
All of the secondary bedrooms are located upstairs and each have their own private en-suite bathroom. This secondary bedroom #1 features hardwood floors, custom designer drapes and window shades, double crown molding, recessed LED can lights and a modern ceiling fan. 
Gorgeous ensuite bathroom for secondary bedroom #1 is outfitted with a large vanity and extra countertop space with marble countertops, ample storage and walk-in closet with built-in dresser. 
Continuing into the bathroom for secondary bedroom #1, you will find the vanity with marble countertops, cabinets, a mirror with two sconces, a head knocker cabinet, and a tub/shower combination with subway tile wall. 
Secondary bedroom #2 features plush carpet, window shades, double crown molding, recessed LED can lights and electrical to add a ceiling fan or decorative light. 
Ensuite bathroom for secondary bedroom #2 is finished with a vanity with marble countertops, cabinets, a large linen cabinet, a mirror with two sconces, and a tub/shower combination with subway tile wall. There is also a walk-in closet with built-in dresser. 
Secondary bedroom # 3 is another wonderfully sized bedroom with plush carpet, double crown molding, windows with window shades, recessed LED can lights, a modern ceiling fan and a walk-in closet with built-in dresser. 
Ensuite bathroom for secondary bedroom #3 is outfitted with a vanity with marble countertops, cabinets, head knocker cabinet, a mirror with two sconces and tub/shower combination with subway tile wall. 
This incredible quarters space has a private stairway that leads to this spacious room over the garage. Could function as an ideal in-laws quarters, game room, home gym, movie room or study! It features a full en-suite bathroom, dry bar, large window with custom window shades, ceiling fan, recessed LED can lighting and plush carpet. 
Ensuite bathroom for the quarters space features a vanity with marble countertops, cabinets, two sconces, recessed can lighting, a shower/tub combination and walk-in closet. 
Great dry bar in the upstairs quarters space with marble countertop, storage cabinet and stainless steel drink fridge. 
This fabulous backyard is built for entertaining with a large covered back patio with summer kitchen, turfed green space and separate dog run. The patio has a tv hook up, ceiling speakers, 2 ceiling speakers and recessed can lights. 
A closer look at the covered patio area with windows/doors going into the family room & kitchen.
The large patio offers plenty of room for outdoor furniture, including couches/ outdoor dining table.
Another view of the back covered pati. 
The summer kitchen is a covered area outfitted with 2 stainless steel refrigerators, stainless steel grill with large stainless steel vent hood and storage cabinets.
Turfed green space allows for easy maintenance and has plenty of space for a play gym or trampoline. Holly trees line the back fence for added privacy. The yard also has a sprinkler system, mosquito system, a tucked away storage area, and a side yard with a fenced-in dog run with a doggy door to the interior. (not shown).
Another view of the fully fenced-in turfed green space. Lots of room for pets and children to play! 
Just inside the automatic driveway gate, the driveway widens to a larger double wide driveway and to the attached two car garage. This area offers space for kids to play and has an adjustable basketball goal. The 2 car garage has automatic garage door opener, storage cabinets and added sports storage bins. 
Looking back towards the house and the door that leads to the kitchen. This great driveway space behind the gate offers additional parking space, security and a wonderful area for kids to play. 
This home is minutes from popular dining and shopping at Highland Village, River Oaks District, River Oaks Shopping Center and numerous grocery stores. Some favorite restaurants include: State of Grace, Tiny Boxwoods, Bebidas, Giacomo’s Cibo e Vino, Relish, Lulu’s, Chuy’s, Armandos & Local Foods, to name a few! 
3409 Overbrook is in a desirable location and walking distance to River Oaks Park aka “Pumpkin Park” (pictured here) as well as River Oaks Blvd, River Oaks Country Club, St. John’s School. Welcome to this exquisite home located in the desirable St John’s section of River Oaks. Impressive newer construction custom-built by reputable Welch Builders w/designer high-end finishes, custom window treatments & decorative hardware & lighting. No detail is overlooked in this beautifully designed & meticulously maintained home. Spectacular curb appeal. Chic formal living & dining. Dreamy chef’s kitchen equipped w/sprawling island, breakfast area, butler’s pantry connecting to a home office. Open floor plan w/kitchen & light filled family rm w/ hidden wet bar & wall of windows overlooking backyard. 2nd fl spacious primary w/spa-like bath. Bonus rm; makes an ideal game room/office/workout rm. 3 secondary beds w/en-suite baths. Enormous guest quarters/game room w/en-suite bath.Turfed backyard w/covered patio & summer kitchen. Dog run. Unbeatable central location: walking distance to Pumpkin Park, ROCC & St. John’s. Minutes from some of Houston's finest dining & shopping! A must see!
| 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 | $598.98 | $3,587,315 | 25.48% | $3,144,842 | 10.00% |
| 2022 | $477.37 | $2,858,948 | 0.24% | $2,858,948 | 0.24% |
| 2021 | $476.21 | $2,852,000 | 0.00% | $2,852,000 | 0.00% |
| 2020 | $476.21 | $2,852,000 | 14.08% | $2,852,000 | 14.08% |
| 2019 | $417.43 | $2,500,000 | 0.00% | $2,500,000 | 0.00% |
| 2018 | $417.43 | $2,500,000 | 0.00% | $2,500,000 | 0.00% |
| 2017 | $417.43 | $2,500,000 | 1.21% | $2,500,000 | 1.21% |
| 2016 | $412.42 | $2,470,000 | 1.90% | $2,470,000 | 1.90% |
| 2015 | $404.74 | $2,424,000 | 116.85% | $2,424,000 | 116.85% |
| 2014 | $186.64 | $1,117,811 | 2.30% | $1,117,811 | 2.30% |
| 2013 | $182.45 | $1,092,664 | 10.00% | $1,092,664 | 10.00% |
| 2012 | $165.86 | $993,331 | $993,331 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $1,630,300 |
| Market Improvement Value: | $1,957,015 |
| Total Market Value: | $3,587,315 |
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 % |
