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Edward Vivanco
Gorgeous home embraced by towering oaks in the quiet "back" section of the neighborhood.
The beautiful landscaping is serviced by a full automatic sprinkler system. The roof is approximately 5 years old. 
The backyard features a large pool with plenty of room to spare. The exterior siding was replaced with updated low maintenance cement board in October 2021. 
A great view of the large backyard. Meadow Place students are zoned to highly desired Fielder Elementary. 
This anchored freestanding pergola conveys! The back side of this property is located on the shady afternoon east side of the home as well for summer comfort. 
The crepe myrtle is the quintessential hallmark of Cinco Ranch and this one welcomes guests to the front door. 
Note the upgraded front entry with classic dentil molding, fluted wood trim and leaded glass sidelights and transom. 
The entry features double crown molding, recent LVT flooring and wrought iron stairs. 
Most of the interior has been painted in the past 5 years. 
An inside view of the entry. The Golf Club at Cinco Ranch, a daily fee course, is a short drive less than five minutes away.
The formal living room space is being used by the current owners as a music room and computer/work area. 
Note the double crown molding. The windows in this home were replaced in 2021 with high end double pane for additional energy savings as well a added exterior noise reduction. 
This formal dining room is being used as an additional sitting area and has great pool and backyard views. 
A long view of the open kitchen, breakfast room, family room area. 
The updated kitchen features granite counters and a diagonal stone backsplash with granite inlay. Working at the sink provides great backyard and pool views. 
The double ovens were installed in April 2023. This kitchen has tons of counter and cabinet space. 
The breakfast room boasts a bay window and pool views. It has an updated light fixture and is large enough to accomodate a family size table. Note the block glass transom over the back door. 
The large family room has a ceiling fan and a gas log fireplace. 
The doorway at the back right leads to the garage and utility room. 
The beautiful luxury vinyl in this room as well as the entry was installed in 2019.
The large primary bedroom has a vaulted ceiling and fan. The iconic Cinco Ranch Beach Club is just minutes away from Meadow Place. 
This large primary bedroom easily accomodates large furniture arrangements with plenty of room to spare. 
The primary bath has updated lighting, plumbing fixtures and shower with a seamless glass enclosure. 
The large jetted tub has an updated tile surround, 
This view shows the sitting area in the primary bedroom as well as the short private hallway to bedroom 2. 
This short hallway makes the next bedroom perfect for a nursery. It could also serve other uses such as an exercise room, study or home office making this a three-room primary suite. 
Bedroom connected to primary suite.
Meadow Place residents have quick access to upscale dining and retail at nearby LaCenterra and Villagio centers. 
the upstairs hall bathroom has updated lighting, plumbing fixtures and tub/shower surround. 
Another secondary bedroom this one being used for exercise. In addition to the double pane windows there is additional energy savings in the attic stair thermal barrier. 
This large secondary bedroom at the end of the upstairs hallway could easily serve as a gameroom if not needed as a bedroom. 
This photo shows the "mud room" area coming in from the garage as well as the large utility room that has space for a refrigerator AND a freezer. A window in a utility room is always a nice little extra to enjoy!
Another view of the large backyard. The brick on four sides of this home was an upgrade in this section. 
The pool surface and decking were redone in 2015.Stately Cinco Ranch classic with large pool zoned to coveted Fielder, Beck, Cinco Ranch HS school trac in highly desired Meadow Place. Brought up today's construction standards in 2021 w/high end double pane window replacement & cement board siding. PLUS roof, fence, int/ext paint, some flooring, pool refinish, dishwasher all recent! Cooktop 2022. Stainless double ovens, AC coil 2023! Design features incl, wrought iron stairs, double crown molding, block glass transom, FP w/brick hearth & custom wood trim mantel. Updated counters, lighting, fixtures, primary shower & tub. Large primary BR w/sitting area & short private hall to 2nd BR perfect for nursery or use as exercise rm or study/home office. Convenient "mud rm" off garage entry & large utility w/room for 2nd fridge AND freezer. Large backyard on shady east side w/pool, firepit and pergola that conveys! All Cinco amenities incl Beach Club, WaterPark, lighted tennis, nature trails, daily fee golf course. LOW TAX RATE! NO FLOODING!
| District: | Katy |
| Elementary School: | Edna Mae Fielder Elementary School   Excellent |  |
| Middle School: | Rodger & Ellen Beck Junior High School Excellent | |
| High School: | Cinco Ranch High School Excellent | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $152.06 | $402,346 | 15.86% | $334,372 | 10.00% |
| 2022 | $131.25 | $347,277 | 25.67% | $303,975 | 10.00% |
| 2021 | $104.44 | $276,341 | 0.00% | $276,341 | 0.00% |
| 2020 | $104.44 | $276,341 | 3.61% | $276,341 | 3.61% |
| 2019 | $100.80 | $266,723 | 3.34% | $266,723 | 3.34% |
| 2018 | $97.54 | $258,094 | 0.00% | $258,094 | 0.00% |
| 2017 | $97.54 | $258,094 | 3.65% | $258,094 | 4.84% |
| 2016 | $94.10 | $249,000 | 0.00% | $246,174 | 10.00% |
| 2015 | $94.10 | $249,000 | 6.73% | $223,795 | 10.00% |
| 2014 | $88.17 | $233,306 | 26.14% | $203,450 | 10.00% |
| 2013 | $69.90 | $184,955 | 0.00% | $184,955 | 0.00% |
| 2012 | $69.90 | $184,955 | $184,955 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $65,160 |
| Market Improvement Value: | $337,186 |
| Total Market Value: | $402,346 |
2023 Tax Rates |
|
|---|---|
| KATY ISD: | 1.1194 % |
| 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 % |
| HC EMERG SRV DIST 48: | 0.1000 % |
| CINCO MUD 9: | 0.2238 % |
| WILLOW FORK DRNG DIST: | 0.1600 % |
| Total Tax Rate: | 2.1383 % |
