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Edward Vivanco
Lake luxury met with tradition. Welcome to 506 French Kingston. Gorgeous landscaping and porte cochere introduce this stunning residence that defies all expectations.
Located in the gated community of The Cliffs at South Shore and at the end of a cul-de-sac.
semi circle drive leading to ample parking space
3 car garage, additional parking space and 9' door on 3rd bay. 30-amp outlet for small RV/camper. French doors exit to front semi-circle drive
epoxied flooring and 9' door
Welcome your guests via porte cochere for easy drop off access. 
Enter the home through 8 foot custom Durango steel and glass French doors
Large butt glass windows welcome views of the lake throughout the home
An open concept floor plan blends natural tones and textiles creating luxurious and sophisticated spaces.
The foyer highlights 14 foot ceiling with custom design arches featuring natural lighting, tiled flooring
Formal Dining: A place to bring friends and family together, this space showcases raised, vaulted ceiling with chandelier, lighted arched nook for china cabinet/buffet, 3 tall windows with solar shades and 3M film facing planted gardens out front
Study: double doors open into a generous work space with step ceiling, 3 glass windows with roller shades and numerous electrical outlets and direct ethernet connection.
Seller's Retreat: a sense of calm, designed in a soothing color palette. Newly painted walls & trim, re-carpeted in 2021, 
French doors with between the glass blinds exiting to veranda, 3M energy saving films & solar roller shades, Tray ceiling with rope lighting, lighted art niche.
Immerse yourself and soak away the days stresses in the primary baths jetted tub.
New walnut custom cabinets, soft close doors, roll-out shelves, granite countertops and refrigerator/freezer for max convenience. 
Separate vanities with Kohler sinks, Delta faucets & lighted mirror
Two walk in closets with built in chest of drawers, door activated lighting plus 1 with wall of custom shoe storage, other with stackable washer/dryer
Half bath exits to veranda & pool area
Laundry/Utility Room: highlights natural lighting, spacious countertop space and cabinet storage.
Built-in ironing board with light, broom closet
Built in desk with cabinets featured near kitchen
10 foot slab or granite surround the rear vented gas fireplace
Living room features high ceilings, tile flooring and natural light through the windows that overlook the backyard oasis.
KitchenAid Stainless steel appliances, wine refrigerator, warming drawer are to mention a few.
Pantry features 5x5 built-in shelves
4 burner gas cook top situated on the island for central convenience. 
Tech Lighting pendants over bar counter
Secondary bedroom features double door closet
walk in shower, comfort-ht. Kohler toilet, sink cabinet with 1 tower and bridge with lighting feature. 
Seating in walk in shower
Arched hallway with 3x8 door at entrance, walk in closet with built-in chest of drawer plus shelves
Handicap accessible sink, shower with grab bars & wand
8 foot metal clad door with shades between the glass exits to veranda
5 ceiling fans and outdoor speakers line the back patio along the home
Generous 40ft pool with jetted hot tub, lap lane and sun deck
Outdoor bar featuring sink, refrigerator, gas hook-up for grill and 1240 sq feet of veranda
Relax under the veranda or in the hot tub while the sun sets
Lay out by the pool all day without having the sun setting in your face. Sun sets over top and front of home. 
Covered boat dock with lift and decking for an area to great your guest
View from back yard of sunrise 
Open green space leading to the 35 foot private boat launch
Property located across the lake from Walden Golf Course (featured on the top right of photo) and to the left the white tall building features world renowned Margaritaville. 
Custom, brick, 1-story, waterfront home on Lake Conroe, most rooms w/open-water views. Over 250’ waterfront incl boat launch & 2-slip dock on 1.069-ac cul-de-sac lot in gated Cliffs at South Shore subdivision. Wrought iron fencing encloses 40’ pool w/lap lane, sun deck & hot tub, 1200+ sq ft covered attached veranda & lawn/landscaping. Sunrises at waterfront, sunsets at property front.Floor plan maximizes lake views in most rooms. Enter thru custom oversized glass & steel doors opening to expansive lake views w/several doors exiting to lakeside veranda.Kitchen w/stainless steel appliances, wine refrig, stove & downdraft fan, oven w/warming drawer. Owners’ retreat has 2 walk-in closets w/built- ins, 2 vanities, jetted tub &door to veranda. Dedicated AV closet distributes sound, 3+ car garage w/one 9’ garage door, RV outlet & epoxy floor, 2 HVAC zones, 2 gas water heaters, gutter covers on front side, new/2022 roof w/Tech Shield
| District: | Montgomery ISD |
| Elementary School: | Stewart Creek Elementary School   Good |  |
| Middle School: | Montgomery Junior High School  Excellent | |
| High School: | Montgomery High School Good | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $445.35 | $1,444,720 | -0.52% | $1,415,700 | 10.00% |
| 2022 | $447.66 | $1,452,200 | 24.12% | $1,287,000 | 120.00% |
| 2021 | $360.67 | $1,170,000 | 3.63% | $585,000 | 3.63% |
| 2020 | $348.03 | $1,129,000 | -1.83% | $564,500 | -1.83% |
| 2019 | $354.51 | $1,150,020 | 0.00% | $575,010 | 0.00% |
| 2018 | $354.51 | $1,150,020 | 12.19% | $575,010 | 12.19% |
| 2017 | $315.97 | $1,025,020 | 109.19% | $512,510 | 4.59% |
| 2016 | $151.05 | $490,000 | -14.84% | $490,000 | -14.84% |
| 2015 | $177.37 | $575,400 | 64.40% | $575,400 | 64.40% |
| 2014 | $107.89 | $350,000 | 28.93% | $350,000 | 28.93% |
| 2013 | $83.68 | $271,460 | -50.00% | $271,460 | -50.00% |
| 2012 | $167.36 | $542,920 | $542,920 |
2023 Montgomery County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $644,320 |
| Market Improvement Value: | $800,400 |
| Total Market Value: | $1,444,720 |
2023 Tax Rates |
|
|---|---|
| EMERGENCY SVC DIST 2: | 0.1000 % |
| MONTGOMERY COUNTY: | 0.3696 % |
| MONTGOMERY CO HOSPITAL: | 0.0498 % |
| STANLEY LAKE MUD: | 0.4300 % |
| MONTGOMERY ISD: | 1.0487 % |
| Total Tax Rate: | 1.9981 % |
