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Edward Vivanco
Charming Cape Cod inspired home on a quiet, almost traffic-free street, close to everything that makes life in Houston easy and pleasant, with anything you could wish for in a family-friendly environment!
Beautifully landscaped front yard with towering trees and a covered entry that sets a welcoming tone for the rest of the house!
You can see how open the floor plan is from the front door to the family room windows in back. Note the gorgeous hardwood floors that are throughout the house!
The sunny living room will hold two seating arrangements or a grand piano with room to spare! The wide window overlooking the street makes it look even larger.
Another view of the living room shows the ten-foot ceilings and elegant molding. There are hidden in-ceiling speakers here and in several other rooms downstairs. 
The bay window in the dining room allows ample seating for twelve! You can put extra tables in the 28-foot long entrance hall for extended-family Thanksgiving dinners! Adjacent butler’s pantry.
The downstairs study has plenty of space for two people to work at home full or part time! Note the elaborate woodwork and wainscoting.
Every home should have a study as handsome as this! It’s so inviting that your guests will want to sit here for before and after-dinner libations!
The family room has storage and entertainment spaces flanking the impressive fireplace. Lots of indoor-outdoor parties have been held here! 
Entire wall of windows overlooking the back yard and patio (and future pool???) makes this generous room look even larger. Kitchen can be closed off with pocket doors. Note the extra storage in the back wall.
You will always know where your children are, because they and their friends will want to be right here!
Bring the whole hungry team home after practice to enjoy the basketball court and the back yard. Room for a table to seat eight in the bay window of the breakfast room.
Enough storage space for two small armies in this kitchen! Built-in desk with space for printers, etc. Taken back to the studs in 2017, it has copious soft-close drawers and cabinets. 
Multiple cooks at one time will revel in this beautifully planned entertainment venue. The more the merrier!
SubZero refrigerator/freezer/icemaker, six-burner Wolf dual-fuel range with subway tile backsplash, Shaw farm sink with special faucet, beverage station, honed granite counters – all the bells and whistles!
Powder room with marble counter, pretty wallpaper, double sconces, and storage under the sink.
Wide upstairs hallway showing permanent stair to the third floor playroom, sixth bedroom, teenage retreat, or neighborhood hang-out room. Space for lots of paraphernalia and plenty of wall space for art work and pictures.
Very private primary bedroom in the back of the house, with no adjacent bedrooms, has a tray ceiling with fan and recessed lights. Windows overlook the back yard.
Space for a sitting/reading area in this pretty, tranquil aerie!
Remodeled in 2019, this sybaritic bathroom is one of the loveliest in River Oaks! A place for everything, with his/hers built-in chests, triple mirrors, four sconces, makeup counter, marble floor and counters.
Soaking tub under a frosted window and oversized glassed shower add to the glamour! Gorgeous wallpaper!
The primary closet can hold enough clothes for two families! Display storage for ties and purses, extra under-the-stair storage, etc.!
A dream bedroom for a girl of any age to grow up in! Handpainted mural wall, large closet, and away from other bedrooms for privacy.
Lovely private bath for Bedroom Two.
Bedroom Three has three windows, shared bathroom with Bedroom Four, private sink and walk-in closet.
Display shelves and computer desk and storage in Bedroom Three. All the bedrooms have ceiling fans and recessed lights.
Shared bath for Bedrooms Three and Four has plenty of storage for two people.
Bedroom Four, with its chalkboard wall, was designed to be fun for a creative child (and his friends)! Three windows, built-in desk with bulletin board and display shelves, walk-in closet and private sink in the bath shared with Bedroom Three.
Bedroom Five could be a totally private guest suite with the addition of a door. Live-in nannies can enter through the back outside stairway. Away from the rest of the house, it has a peaked ceiling, wall of display shelves and computer station, separate HVAC and tankless water heater.
Private bath for Bedroom Five.
The whole neighborhood can sleep over or have meetings, play games, or just hang out on the third floor! So much storage that there is a place for everything! Dormer windows, private bath, attic access. Let the good times roll!
The long bricked patio has room for several tables for outdoor dining. The tree house is wonderful for small children and can be enlarged or removed as they grow up and want to use the space for something else.
Sprinklered front and back, with plenty of room for a pool, and with lots of privacy from neighbors! You and your family and friends will spend a lot of time out here!!!
View of the back stairway which goes from the back yard up to Bedroom Five. Perfect for a nanny or mother-in-law or college student who wants more privacy.
Basketball court/outdoor dining area for casual barbecues for a crowd, skateboard and skating venue, parking for four extra cars, etc., etc., etc. Enter through the kitchen or family room.
Tranquil street with lovely trees and no through traffic.
St. John’s is the best Kindergarten through twelfth grade private school in Texas, and its students are beautifully prepared to sail through college easily anywhere! Within walking distance!
River Oaks Baptist (three blocks away) goes from age two through eighth grade. It’s a nurturing, happy place that makes learning fun for its students, who are admitted to the best upper schools in Houston and beyond.
River Oaks Elementary is a superb magnet school, and many families move nearby so that their children can get the best possible public school education. Five-minute drive from 3806 Olympia.
Many of Houston’s leading citizens have graduated from Lamar high school in the last 90+ years. Its international baccalaureate program attracts motivated students from all over Houston. Six minutes away from 3806 Olympia.
Walk to Pumpkin Park with your family to have a picnic, enjoy the play equipment or tennis courts, give your dogs play time with other neighborhood pets, or just enjoy meeting and making new friends.
Central Market has almost anything anyone in this part of the world would like to eat, and it’s minutes away in Highland Village.
Highland Village is a VERY upscale shopping center, with the Apple store, luxury outfits from head to toe, great restaurants, and every boutique imaginable.First time open for this brand new listing - the best buy in River Oaks! The owners have spared no expense in almost totally remodeling this delightful, family-friendly home, and it shows! Flexible floor plan with five+ bedrooms, five full and one half baths, third-floor playroom with bath could be sixth bedroom, work-from-home study downstairs, and a newly renovated cook’s kitchen! Central hall opens to the living, dining, and family rooms, ten-foot ceilings, hardwood floors everywhere, plenty of room for a pool, etc., etc. Walk to St. John’s, River Oaks Baptist and Pumpkin Park, and a short drive to River Oaks Elementary, Lamar, and Highland Village. Planned for easy entertaining, with more charm than the law allows, this has been a happy home for for many years, and it’s in absolutely move-in condition!
| 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 | $493.40 | $2,529,676 | 16.41% | $2,529,676 | 16.43% |
| 2022 | $423.83 | $2,173,000 | 10.01% | $2,172,720 | 10.00% |
| 2021 | $385.25 | $1,975,200 | -9.46% | $1,975,200 | -1.37% |
| 2020 | $425.50 | $2,181,557 | 19.83% | $2,002,550 | 10.00% |
| 2019 | $355.08 | $1,820,500 | -8.71% | $1,820,500 | -8.71% |
| 2018 | $388.94 | $1,994,100 | -5.94% | $1,994,100 | -5.94% |
| 2017 | $413.50 | $2,120,000 | 0.95% | $2,120,000 | 5.87% |
| 2016 | $409.60 | $2,100,000 | 0.00% | $2,002,550 | 10.00% |
| 2015 | $409.60 | $2,100,000 | 15.70% | $1,820,500 | 9.46% |
| 2014 | $354.01 | $1,815,000 | 20.05% | $1,663,121 | 10.00% |
| 2013 | $294.90 | $1,511,929 | 1.97% | $1,511,929 | 1.97% |
| 2012 | $289.19 | $1,482,653 | $1,482,653 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $1,338,750 |
| Market Improvement Value: | $1,190,926 |
| Total Market Value: | $2,529,676 |
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 % |
