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Edward Vivanco
Welcome to 531 Ramblewood!
Twilight!! 
Foyer view of the 8 foot Custom Steel Double Doors.
Stepping inside the foyer you get a perfect view of the open living spaces & right through the wall of french doors to the back yard. 9 ft ceilings, Hardwood floors throughout downstairs, specialty moldings, custom stair iron, the list goes on...
Dining room storage
Study with closet, custom window treatments, built ins, designer lighting & speakers. Could be an additional downstairs bedroom.
Formal Dining & view of the bar
Fabulous bar located off Kitchen & Dining Room, includes sink, Scotsman nugget ice maker & Sub Zero wine chiller.
Family Room is bright & beautiful because of the triple set of 8 ft French doors overlooking the backyard! Cast stone fireplace surround, remote gas fireplace, unique built ins, surround sound AV system, & designer lighting! 
Family Room viewing open living spaces.
Stunning Kitchen with 10 Ft coffered ceiling, quartzite island & quartz counters, access to the bar & the chefs office. Custom unique designed cabinets, 2 sinks, designer lighting, & the La Cornue Range in stainless & brass!!
Kitchen view to the breakfast & family room. Steel Door to walk in Pantry, breakfast bar, & gorgeous windows!
THIS Pantry!!! The Steel Door opens into a brilliant space!! Apron sink, warming drawer, microwave drawer, quartz counters & numerous outlets allows the pantry to function as a caterers kitchen. Drawers & shelves give you ample storage. 
Chef's Office & craft space. Exceptional storage, window seat, speakers, one of a kind ribbon display for wrapping & modern bookcase. 
Breakfast Room has a gorgeous view of the backyard with the large corner of windows & a unique feature, a gas fireplace for cozy meals!
Primary Bedroom with 10 ft raised ceiling, hardwood flooring, specialty lighting, & space for a sitting area. Primary Bath is a HIS & HERS!!!
HIS Bath with shower, marble counters & built in dresser.
His closet attached to his bath has an additional built in dresser, shoe shelves, and hanging space that includes pull down racks to maximize space. 
Her Bath with beautiful soaker tub. marble counters, vanity space with lipstick drawer, silmply human lighted mirror & private WC.
Powder Bath on 1st floor. Quartzite vanity with vessel sink.
Laundry Room on 1st floor, has access to space under the stairs that could be converted for more storage & a custom built folding table on wheels.
Media Room, up a separate staircase, has full bath, balcony overlooking backyard, kichenette/bar, fireplace, built ins, surround sound, 3 large storage rooms, use for holiday storage, one has a dedicated freezer spot & shelving for backup household inventory. Pool Table to remain.
Media Room 
Media Room full bath
Media Room space with hide away bed in window seat.
Secondary Bedroom on 2nd floor of the main house this is a large bedroom with lots of space, 1 walk in & 1 reach in closet and attached to the Carrara marble Jack & Jill bath.
1 of the 2 vanities for the Carrara marble Jack & Jill bath, large shower with barn door style glass door & Carrara Base tile for an extra special detail, quartz counters, modern Brizo fixtures & fun lighting. 
Another secondary bedroom is large, has a double walk in closet, specialty lighting and access to the 2nd Jack & Jill bath.
1 of the 2 vanities in the additional Jack & Jill bath in the children/guest wing. Striking patterned tile is a highlight, this bath also has quartz counters, modern Brizo fixtures, fun bubble lighting, 
The 2nd story to the main house is finished off with a third bedroom that can be seen through the middle door here & this open "Study Loft" with doors out to balcony (not pictured from this angle is a built in desk, hall walk in closet, an additional walk in closet & access to the tiled Jack & Jill.) NOTE: This space could easily be converted into an additional very large bedroom, changing the bedroom count upstairs to 4 bed 2 Jack & Jill baths
The triple set of French doors from the Family Room lead out to a covered Pergola Style Patio with metal seam roof and french crushed granite surface. 72" ceiling fan & lighting makes this an enjoyable outdoor spot.
Backyard view to the house & this is only a portion of the enormous lot. Newly renovated pool with bright white limestone, tanning ledge & water feature all work done in 2018.
Summer Kitchen has built in gas grill, granite counters & clean water sink.
From this angle you get SOME idea how large the backyard really is, the shady area in the back has been landscaped with the French crushed granite for low maintenance & owner installed 80 azaleas in the back beds (after photo was taken) along the fence line that will be spectacular when they bloom in spring.
Vanity in the pool 1/2 bath that can also be accessed from the garage. Modern white oak cabinets and hardware, and not shown an extra storage cabinet for towels & sunscreen. Step right outside and there is an outdoor shower.
Private outdoor shower right outside the pool 1/2 bath!Quintessential southern charm pairs effortlessly with modern luxury in sought after Yorkshire. This home was built to entertain!! Natural light floods the open concept floor plan highlighting the 9 & 10 ft. ceilings & beautiful hardwood flooring in the stunning living spaces. A true Chef’s kitchen, just a few features include La Cornue double oven range, coffee bar, catering pantry, chefs office & wet bar. Equal attention has been given to the private family spaces. The primary wing offers a dark moody study & primary bedroom with true luxury being his-and-her spa-like ensuites with marble, custom stone & walk in closets. Children & guests will enjoy their own wing upstairs that offers a study loft, 3 bedrooms & 2 striking Jack-&-Jill baths. The finale is the perfect Media/Game room “suite” with its own kitchenette/bar, window seat hide away bed, fireplace, & private bath. LARGE backyard with covered patio, shimmering pool, summer kitchen, pool bath & outdoor shower.
| District: | Spring Branch |
| Elementary School: | Meadow Wood Elementary School   Good | |
| Middle School: | Spring Forest Middle School Good | |
| High School: | Stratford High School Good |  |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $326.26 | $1,963,731 | 16.54% | $1,853,500 | 10.00% |
| 2022 | $279.95 | $1,685,000 | 32.26% | $1,685,000 | 32.26% |
| 2021 | $211.66 | $1,274,000 | 4.35% | $1,274,000 | 5.29% |
| 2020 | $202.83 | $1,220,851 | 10.99% | $1,210,000 | 10.00% |
| 2019 | $182.75 | $1,100,000 | 42.78% | $1,100,000 | 42.78% |
| 2018 | $127.99 | $770,400 | -33.56% | $770,400 | -33.56% |
| 2017 | $192.66 | $1,159,600 | -0.03% | $1,159,600 | -0.03% |
| 2016 | $192.72 | $1,160,000 | 0.00% | $1,160,000 | 0.00% |
| 2015 | $192.72 | $1,160,000 | 7.97% | $1,160,000 | 7.97% |
| 2014 | $178.50 | $1,074,367 | 2.33% | $1,074,367 | 2.33% |
| 2013 | $174.43 | $1,049,900 | 25.32% | $1,049,900 | 25.32% |
| 2012 | $139.18 | $837,750 | $837,750 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $738,382 |
| Market Improvement Value: | $1,225,349 |
| Total Market Value: | $1,963,731 |
2023 Tax Rates |
|
|---|---|
| SPRING BRANCH ISD: | 1.0789 % |
| 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 CITY OF: | 0.5192 % |
| Total Tax Rate: | 2.1332 % |
