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Edward Vivanco
Exceptional custom built one owner home. Three bedrooms down with an amazing courtyard. Fabulous amenities and finishes create this incredible home. 
Mature trees and custom landscaping, circular drive banded by pavers plus a split three car garage. Outstanding! 
Motor court and elegant entry flanked with gas lanterns. 
Spacious and beautiful entry with arched ceiling and double leaded glass doors. 
Circular drive showing front view. 
Stucco and brick exterior. 
Front view. 
Elegant double leaded glass front doors open to a wide entry with wood floors, high ceilings, crown molding and floor to ceiling windows with excellent views of the amazing courtyard. 
One of many special touches in this home. Fabulous entry chandelier hangs from custom hand finished arched ceiling. 
Spacious entry with arched opening to study. Beautiful front doors! Extensive wood flooring and crown molding throughout most rooms. 
Spacious study, off the entry, with tray ceiling and large wood cased window with shutters. 
The elegant master suite is located down the hall from the formal living room. Custom ceiling details, custom chandelier, large windows and door with shutters to the courtyard patio.
Dual vanities with granite counters, custom fixtures, walk-in shower, water motion tub with custom tile surround and custom finished walls and cabinets create an elegant master bath.
View to the Her vanity with more excellent storage, high ceilings, tumbled tile floors, granite counters with custom edge, under mount sinks and custom lighting. 
View back to the archway to the bedroom. 
Huge walk-in closet with HIS & HER sides with built-ins. 
Entry view into the formal dining room. Wood details on the columns, tray ceiling with lighting details and beautifully enhanced with custom finished walls and ceiling. 
Elegant formal dining room. Wood floors, tray ceiling, large window with shutter, custom finished walls and ceiling. Wonderful room for intimate dinners or large gatherings. 
Custom built wine grotto and custom wall finish is another amazing detail is this custom built home. Located adjacent to the formal dining room and great room.
Spacious great room enhanced with custom finished mantle and custom built-in. High ceilings, wall of windows and wood floors are just a few of the amenities that make this home special. 
Huge picture windows bring natural light in and highlight the wonderful custom courtyard views. 
One of a kind and custom built by the owners, words cannot describe this amazing home. Great room open to the island kitchen. Great entertaining home!
Eat in area in the great room. Custom chandelier and wonderful courtyard views. 
Custom kitchen with more special details. Custom finished island, custom chandelier and gas cook top. Abundant counter space and cabinets for storage and double ovens. Travertine floors. 
Wall of custom finished upper cabinets with glass panes and wood stained finished lower cabinets, plate rack and under counter lighting. A chef's dream kitchen!
View back to the great room. Very special details throughout! 
Another view showing more of the excellent details in this kitchen.
Excellent storage. Granite counters, tumbled Travertine backsplash and travertine floors. Archway to utility room and third car bay. 
Seriously, who has a utility room like this? Granite counters, tons of storage cabinets, sink and tile floors. 
Subtle custom finish on the walls, custom sconces and mirror in the guest bath. 
One of three secondary bedrooms with custom wood paneling and wall of built-ins and custom carpet. Excellent details. 
Hollywood bath between two secondary bedrooms down. Custom granite counters, fixtures and vessel sink. 
Hollywood bath to second secondary bedroom down. Custom granite counter, fixtures and vessel sink. 
Spacious second secondary bedroom located on the first floor. High ceilings, custom wall treatment and chandelier. 
Stairwell in the back hall with custom wall sconces. 
Large game room up. Wall of windows with shutters. 
Game room view back to bedroom. 
Full bath up services the game room and guest room. Custom granite counter, fixtures and vessel sink . 
This flex/ extra room can be used as a bedroom room, craft room, exercise room or extra storage. Seller added this square footage during construction. 
Fabulous courtyard pool, spa and three outdoor living areas - one with a fireplace. Iron faux balcony railing, custom decking finish, brick and stucco exterior add to this special area. 
Custom treatment of the water feature and tanning ledge, outdoor kitchen with fireplace, custom chandelier and grill. 
Entertaining made effortlessly! Beautifully enhanced with custom landscaping and pool lighting. 
Wonderful area with endless uses. Begin your day or unwind from a busy day! Tranquil retreat. 
Keep the cook company in this wonderful outdoor living area. Customized fireplace and wall treatment, iron chandelier and outdoor grill. 
This view shows the private courtyard. Huge palm trees line the perimeter. 
Enjoy the many special amenities and features this custom home offers. 
Notice the detail of the two windows in the wall. Grill and sink on wall. 
Looking for an amazing home? The attention to detail throughout this special home is evident from the circular drive and continues throughout the unique split floor plan featuring three bedrooms on the first floor, central courtyard with a custom pool/spa plus three covered outdoor living areas. Elegance and comfort greet you the moment you enter. Custom wall treatments, window coverings, chandeliers, extensive hardwood flooring, Chef's island kitchen open to the great room with dining area, built-ins and fireplace. The spacious master suite features a wall of windows viewing the courtyard, updated bath with custom features, HIS/HER vanities and a huge walk-in closet with dual sides. Two secondary bedrooms and hollywood bath are located on the opposite side of the house. Central stairs lead to the game room, fourth secondary bedroom and bath and an extra room/Flex room. Pool/spa and central courtyard is fabulous. You will love all the details this home offers.
| District: | Cypress-Fairbanks |
| Elementary School: | Yeager Elementary School   Average |  |
| Middle School: | Bleyl Middle School  Good | |
| High School: | Cypress Creek High School Good | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $153.37 | $597,668 | 11.19% | $591,250 | 10.00% |
| 2022 | $137.93 | $537,500 | 10.84% | $537,500 | 10.84% |
| 2021 | $124.44 | $484,939 | 3.68% | $484,939 | 3.68% |
| 2020 | $120.03 | $467,747 | -1.84% | $467,747 | -1.84% |
| 2019 | $122.28 | $476,512 | 3.25% | $476,512 | 3.25% |
| 2018 | $118.43 | $461,510 | 0.00% | $461,510 | 0.00% |
| 2017 | $118.43 | $461,510 | 0.00% | $461,510 | 0.00% |
| 2016 | $118.43 | $461,510 | 0.00% | $461,510 | 0.00% |
| 2015 | $118.43 | $461,510 | 0.00% | $461,510 | 2.08% |
| 2014 | $118.43 | $461,510 | 12.29% | $452,100 | 10.00% |
| 2013 | $105.47 | $411,000 | 0.00% | $411,000 | 0.00% |
| 2012 | $105.47 | $411,000 | $411,000 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $114,138 |
| Market Improvement Value: | $483,530 |
| Total Market Value: | $597,668 |
2023 Tax Rates |
|
|---|---|
| CYPRESS-FAIRBANKS ISD: | 1.0811 % |
| 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 % |
| LONE STAR COLLEGE SYS: | 0.1076 % |
| HC MUD 191: | 0.2170 % |
| HC EMERG SRV DIST 29: | 0.0989 % |
| HC EMERG SRV DIST 11: | 0.0302 % |
| Total Tax Rate: | 2.0698 % |
