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Edward Vivanco
Gorgeous French Provence inspired custom home situated on a large corner lot in the back of the neighborhood.
Plenty of room to play on this oversized lot. You also have access to additional covered parking with the porte cochere on the side of the home.
Grand, formal 2 story front entry is just one of the stunning details in this lovely home.
Gorgeous details like these solid wood floors are noticeable from the moment you walk inside the home.
Every detail is beautiful and well thought out. You will enjoy plenty of storage with custom built-ins along the back wall of the office. 
The spacious and stunning front office allows for privacy with double french doors.
Opposite of the home office is the inviting yet grand formal dining room.
Stunning floor to ceiling windows along one wall of the dining room are framed by beautiful custom drapes.
Enjoy hosting dinner with this beautiful and spacious dining room with easy access to the butler's pantry and kitchen through the swinging door.
Absolutely beautiful first floor living room features a wall of windows with custom drapes, hardwood floors, cathedral ceiling with stunning woodwork and gorgeous gas log fireplace.
Beautiful architectural details are displayed in the arched hallway mirroring the arches over the back wall of windows and the second story arched windows as well. 
This stunning room is large and grand but also warm and inviting at the same time. The back windows give a beautiful view of the custom built pool and spa.
Open concept floor plan with the open space between the formal living room and the kitchen.
Oversized chef's kitchen features a center island with custom cabinetry, built-in refrigerator drawers, farmhouse sink and additional space for seating.
Enjoy cooking with professional grade appliances like this 6 burner Thermador gas range with griddle, double oven, and convection capability. 
Ample storage space available in the hand painted cabinets and accented by this beautifully hand painted stove vent hood. 
Entertaining is made easier with a second smaller sink, ice maker and wine refrigerator.
Butler's pantry connects the kitchen to the formal dining room. Door in the butler's pantry accesses the large, walk-in pantry.
You will love the floor plan of this lovely home. The back corner of the kitchen includes a second staircase for convenient access to the opposite side of the house.
Spacious, eat-in kitchen features a corner of windows with custom drapes overlooking the beautiful pool and patio.
Spacious first floor utility room with sink, granite countertops, and additional cabinet storage space
One of three half bathrooms in the home. This home has direct access to the backyard area and pool.
Well thought out mud room and bonus office area off the entrance from the covered porte cochere. 
Retreat and relax in this breathtaking first floor primary suite.
Primary retreat features soaring ceilings, beautiful chandelier, floor to ceiling windows, and private access to the backyard.
Luxurious spa like primary bathroom features marble floors with stunning glass tile inlays, custom hand painted ceilings, dual sinks, and vanity area.
Gorgeous glass enclosed shower and separate soaking tub with beautiful tile work and European inspired finishes.
Spacious, spa like primary bathroom is a place to retreat and relax. Every detail is stunning.
Custom features like pull-down bars, custom cabinetry and shelving, cushioned bench, and tie rack will keep you organized in this large walk-in closet off of the primary bathroom. 
The second hand painted luxurious half bathroom is on the first floor near the formal living room.
Ascend upstairs with this beautiful iron scrollwork railing. Additional art niches and built-in shelves provide ample opportunity to display your favorite art pieces and collections.
One of four upstairs bedrooms features soaring ceilings, plantation shutters, custom window valances, walk-in closet and ensuite private bathroom.
This full private bathroom is within the first upstairs bedroom. It has its own separate sink area, shower and tub combo with beautiful tile, and glass tile inlays within the floor.
Another one of the large upstairs secondary bedrooms features custom paint, plantation shutters, high tray ceiling, walk-in closet, and private ensuite full bathroom.
Adorable full bathroom is the ensuite one of the secondary bedrooms.
Another upstairs secondary bedroom features custom drapes, vaulted ceiling, floor to ceiling windows and an adjoining jack and jill bathroom.
Each side of the jack and jill bathroom has its own private sink area. 
Stunning tile work throughout this bathroom and a glass enclosed shower tub combination.
This private sink area connects to the fourth upstairs secondary bedroom.
Fourth secondary upstairs bedroom previously used as a kids school room features cork inlays to hang art work or kids projects.
Bonus upstairs flex room can be tailored to your lifestyle. It can be used as a game room, playroom, media room, homeschool room, workout space, etc. 
Another view of the spacious upstairs family room. There is a half bathroom off this room so that guests do not have to go into any of the bedrooms.
Large upstairs utility room with sink and ample storage provides convenience with all of the upstairs secondary bedrooms. Monitor for the Alert 360 security system including panic alarm and surveillance system is located in the corner of the utility room.
Gorgeous outdoor patio with hardwood ceilings, recessed lighting, stone fireplace with a place for a television, and built-in grill.
Stunning custom designed pool with high end features like paramount PV-3 in-floor cleaning and circulation system, upgraded water blue pebbletec, BADU swim jet system, and Sunshelf entry with water feature and LED geysers.
Relax and unwind in your own backyard oasis. Stunning 5 bedroom 4 full & 3 half bath French Provence style custom built home on an oversized corner lot zoned to highly sought after Hunters Creek Elementary, Spring Branch Middle and Memorial HS. Gorgeous details throughout this well laid out floor plan including 2 separate office spaces, private primary first floor suite with beautiful bathroom and walk-in closet, open concept living space to a chef's kitchen with oversized island and high end appliances, 4 upstairs secondary bedrooms with private bathrooms, bonus upstairs flex space, upstairs and downstairs utility rooms and 2 staircases. Beauty is in the details; gorgeous hard wood floors, custom cabinetry and built-ins, cathedral ceilings, stunning tile work. Private backyard oasis features custom designed pool and spa with high end features, large covered patio with hardwood ceilings, stone fireplace, and built-in grill. Home supported by Generac generator and extensive security system. Never flooded per sellers.
| District: | Spring Branch |
| Elementary School: | Hunters Creek Elementary School   Excellent |  |
| Middle School: | Spring Branch Middle School  Good | |
| High School: | Memorial High School Excellent | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $369.59 | $2,277,028 | 0.00% | $2,277,028 | 0.00% |
| 2022 | $369.59 | $2,277,028 | 30.37% | $2,277,028 | 30.37% |
| 2021 | $283.48 | $1,746,527 | -7.80% | $1,746,527 | -7.80% |
| 2020 | $307.45 | $1,894,194 | 0.00% | $1,894,194 | 0.00% |
| 2019 | $307.45 | $1,894,194 | 2.14% | $1,894,194 | 2.14% |
| 2018 | $301.01 | $1,854,509 | 0.00% | $1,854,509 | 0.00% |
| 2017 | $301.01 | $1,854,509 | 4.61% | $1,854,509 | 4.61% |
| 2016 | $287.74 | $1,772,785 | 0.00% | $1,772,785 | 0.00% |
| 2015 | $287.74 | $1,772,785 | -1.24% | $1,772,785 | -1.24% |
| 2014 | $291.35 | $1,795,000 | 21.69% | $1,795,000 | 21.69% |
| 2013 | $239.41 | $1,475,000 | 3.51% | $1,475,000 | 3.51% |
| 2012 | $231.29 | $1,425,000 | $1,425,000 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $739,050 |
| Market Improvement Value: | $1,537,978 |
| Total Market Value: | $2,277,028 |
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 % |
| SPRING BRANCH MGMT DISTRICT: | 0.1000 % |
| Total Tax Rate: | 2.2332 % |
