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Edward Vivanco
This beautiful custom home sits on a corner lot with a side entry garage, giving you such pretty curb appeal! 
As your guests come up the sidewalk flanked by gardens they will notice the 8 foot double leaded glass front doors. 
Step into the grand foyer with 19 foot ceilings, wood floors and grand staircase! Notice all the detailed moldings. 
This is the view as you enter the home with your eyes being drawn through the formal living room, out the curved wall of windows and to the backyard! 
To the left of the foyer is this formal dining room with more impressive windows and 15 foot ceilings! This room is meant for special occasions or special moments....where memories are made! 
Need a home office? This study is handsome with the wood floors, stained wainscoting and moldings...and has large windows overlooking the front gardens. 
There is a workspace also, great for display, books, or your storage needs and offers a door for a peaceful setting when needed.
Having friends over, this is the spot to relax, visit, enjoy the fireplace and the view of the back. This room has both 10 foot ceilings, and the back window wall is 19 foot! 
Perfect spot for entertaining where your guests can flow from this living room, into the dining room and the kitchen and family room are through the doorway you see behind the stairs on the right. This fireplace is also a double sided fireplace with the family room. 
Oh my! These windows are as grand as this piano!
This is the family room on the other side of the double sided fireplace. Complete with built-ins this is the cozy family area. 
You can see the size of the space more in this photo and with virtual staging. The breakfast room is at the far end of the room where the picture is hanging. Windows face both the side yard and the back yard. The door leads to the 3 car garage.
Another view of the family room area showing how it is open to the kitchen. Here the room is virtually staged to show how a sofa and chair can easily fit in this space. 
This door leads out to the side of the home, convenient for your best of friends who might park on the driveway! This room has 10 foot ceilings. We have virtually staged this room so that you can see it can easily accommodate a nice size table. 
The kitchen is another grand room with 14 foot ceilings adding the drama! Look at all the cabinets for storage! And, an island that is perfect for projects or serving. Just to the left of the refrigerator is a large walk in pantry. 
Beautiful Quartz counters and the new backsplash are so light and bright, perfect for today's look. All the appliances are recent as well! 
Sur la Table here I come! I have room for everything I might need! 
Another wall of counters and cabinets, and the new appliances, including double ovens! 
This butler's pantry is between the kitchen and dining room, a perfect spot for your dining room items. 
The primary suite is located on the opposite side of the home from the kitchen and family room, making a very peaceful setting. 
Offering 10 foot ceilings and windows to the back gardens. 
This bath has it all! A large shower, soaking tub and 2 vanity areas! So much natural light from the windows...
This room also has 10 foot ceilings, and space allowing 2 to dress comfortably. 
This is the second vanity and linen closet. There are also 2 closets! 
What a perfect spot for doing laundry! Notice the storage space in this room also, and there is room for an extra fridge if needed, or hang up space. 
This is the guest bath located downstairs. 
Upstairs you will find this nice size game room that enjoys the upper level of the curved window wall downstairs. This room has 10 foot ceilings. 
Another view of the game room. There is so much natural light in this home for you to enjoy! 
One of my favorite features of this home! This is such a grand space!!!
One of the secondary bedrooms upstairs, this one faces the side of the home. None of the upstairs windows looks directly at a neighbor....love it! 
This is the bath serving the previous bedroom and game room. 
The wet area of this bath.
This secondary bedroom is on the other side of the game room and the windows overlook the backyard. It shares a Hollywood bath with the next bedroom. 
The vanity area for the previous bedroom...very spacious! 
This front bedroom has an 11 foot ceiling! The 2 bedrooms on this side of the home offer walk in closets. 
This is the vanity area for the previous bedroom. 
And, the wet area for the Hollywood bath. 
This backyard is so spacious, with plenty of room for a pool if you wish! This is all new cement board siding on the home! And, the roof is being replace in March 2024! 
Pretty landscaping for you to enjoy! 
Love the deck...perfect for a table for dining or perhaps lounge chairs to catch a few rays. 
This is the side of the home showing the 3 car garage and triple wide driveway! 
This view shows the scope of the home and backyard. Notice the depth of the third bay of the garage. 
So pretty from above! 
The location is ideal! Hop on a hike & bike path to many areas including Northshore Park, Hughes Landing, Market Street, the Waterway, Pavilion and The Woodlands Mall!
This is looking north towards Research Forest....
Don't miss this opportunity to call 3 Blanketflower your new home! It is so perfect and waiting for you! 
1st floor 
2nd floorEverything you ever wanted in this beautiful custom home in an upfront location in the sought after neighborhood of Herald Oaks! Beautiful curb appeal is stately on this corner lot. Built in 1993, offering 2 living areas down, open floorplan, 3 bdrms, 2 baths & game room up! High ceilings & windows that allow in natural light! Kitchen is updated w/quartz, backsplash & appliances! Wood floors in most of the downstairs. Dramatic 2 story dbl paned windows in formal living room will delight your eyes! Double sided fireplace between formal living & family. Primary suite offers spacious bath. Backyard will easily accommodate a pool & room to play. New siding/paint on the exterior & NEW Roof 3/2024! Meticulously maintained by original owner. Top rated schools including College Park High School with Academy of Science & Technology! Within a short distance to Northshore Park, Hughes Landing, Market Street & Pavilion! Enjoy the activities in Town Center including July 4th fireworks, so easily!
| District: | Conroe ISD |
| Elementary School: | Ride Elementary School   Good |  |
| Middle School: | Knox Junior High School  Excellent | |
| High School: | College Park High School Excellent | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $202.43 | $730,770 | 8.97% | $710,940 | 10.00% |
| 2022 | $185.77 | $670,620 | 11.75% | $646,310 | 10.00% |
| 2021 | $166.23 | $600,090 | 12.35% | $587,550 | 10.00% |
| 2020 | $147.96 | $534,140 | 8.23% | $534,140 | 8.23% |
| 2019 | $136.71 | $493,540 | -3.47% | $493,540 | -3.47% |
| 2018 | $141.63 | $511,280 | -4.02% | $511,280 | -4.02% |
| 2017 | $147.56 | $532,690 | 0.00% | $532,690 | 0.60% |
| 2016 | $147.56 | $532,690 | 4.68% | $529,510 | 10.00% |
| 2015 | $140.96 | $508,860 | -2.04% | $481,370 | 10.00% |
| 2014 | $143.89 | $519,440 | 30.57% | $437,610 | 10.00% |
| 2013 | $110.20 | $397,830 | 0.00% | $397,830 | 0.00% |
| 2012 | $110.20 | $397,830 | $397,830 |
2023 Montgomery County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $120,000 |
| Market Improvement Value: | $610,770 |
| Total Market Value: | $730,770 |
2023 Tax Rates |
|
|---|---|
| MONTGOMERY COUNTY: | 0.3696 % |
| MONTGOMERY CO HOSPITAL: | 0.0498 % |
| LONE STAR COLLEGE: | 0.1076 % |
| MONTGOMERY CO MUD 7: | 0.1153 % |
| CONROE ISD: | 0.9621 % |
| THE WOODLANDS TOWNSHIP: | 0.1714 % |
| Total Tax Rate: | 1.7758 % |
