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Edward Vivanco
Welcome home to 91 Palmiera Drive!
Three car garage with two EV charging ports, large circular drive with tumbled pavers and lush landscaping offering wonderful curb appeal
Grand covered front entry with soft arches and gas lanterns to lend to the Mediterranean style of the home
Enter through the grand double doors to the bight and airy front foyer with gleaming custom stone floors and a view straight through the formal sitting room to the lakefront backyard
Elegant formal sitting room with a gaslog fireplace and wall of windows overlooking the private backyard and lake
A formal dining room sits to the left of the entrance and enjoys the tranquil view of the front garden through the floor-to-ceiling arched window
Large formal dining room with brilliant stone flooring, crown molding and connection to the kitchen through the large Butler's pantry- perfect for private dinner parties
Butler's pantry with built-in storage and walk-in pantry connecting formal dining room and kitchen
Large Chef's eat-in kitchen with granite counters, solid wood cabinets, wine chiller, second rinsing sink and brand new commercial Dacor gas range!
New commercial Dacor gas range installed in 2022! Ample storage and upper glass-front display cabinets with stone backsplash and neutral granite counters make for a welcoming and warm space
Chef's kitchen overlooks large family room and breakfast space, perfect for entertaining and enjoying the view of the lake
Oversized island with bar seating and open to the family and breakfast rooms
Light and airy virtually staged family room with abundant natural light from wall of windows, high ceilings with crown molding and custom built-ins surrounding a cozy gaslog fireplace
Open floor plan with great connection to the kitchen
Kitchen open to breakfast room with wall of windows for tons of natural light and offering a spectacular view to the lakefront backyard
Breakfast room with stone flooring, built-in banquette and wall of windows
Front hallway with beautiful groin vault ceiling leading to the private study and primary suite
Private study at the front of the home with double glass French doors, architectural wood-beam tray ceiling, built-in solid wood cabinets and desk, oversized window and pocket door to a full bath 
First floor full bath with outdoor patio access and door to private study
Grand primary suite with double tray ceiling, three-sided gas fireplace, walls of floor-to-ceiling windows and generous sitting area overlooking lush backyard and lake 
The primary bath with dual head glass shower, double sinks plus make-up vanity
Make-up vanity with plenty of storage and entrance to one of two walk-in closets
First floor guest suite with private en-suite bath, walk-in closet and separate entrance to rear patio
First floor en-suite guest bath with tile shower and direct access to rear patio
Oversized mudroom, utility and workspace directly off the three car garage. This room offers abundant storage, additional space for a second refrigerator and a quiet owner's desk or bill-pay station
Up the grand curving staircase you will find hand-scraped wood flooring and a double homework station with built-in storage and room to spread out 
Upstairs full gameroom with gleaming wood floors, private access to the rear balcony and a wetbar equipped with a mini-fridge and sink
View of the large private balcony through French doors from the gameroom
Wet bar in the gameroom with sink, built-in solid wood cabinets and mini-fridge
Flex space with double doors could be utilized as a second floor private study or media room with blackout curtains
First of three bedrooms on the second floor with neutral carpet, large windows, walk-in closet and en-suite
Second of three bedrooms on the second floor with neutral carpet, large windows, walk-in closet and en-suite
Third of three bedrooms on the second floor with neutral carpet, large windows, walk-in closet and en-suite shared with gameroom
Rear covered outdoor summer kitchen with gas grill and newer mini-fridge overlooking the back yard and lake
Sit here and enjoy a fire on chilly Texas winter night, you can't beat the view!
Unobstructed lake views from this premium back yard with mature trees, supple gardens and lush green space
Rear elevation of this grand stucco home 
Lush manicured green space for pets and play with possibly a future pool
Room for a pool in this back yard with mature trees, supple gardens and lush green space- no rear neighbors
No neighbors on two sides, beautiful lake views
Nestled in the prestigious gated enclave of Carlton Woods this grand custom estate will not last long!
Stunning Carlton Woods Neighborhood Nestled in the prestigious gated enclave of Carlton Woods, this hard to find waterfront Leigh custom estate rests on a secluded lot with private views of the pond and great space to add a pool, should you desire. Desirable open plan that offers extensive stone flooring, floor-to-ceiling windows, 5 beds, 6 baths, 2 study options & game room! Chef's kitchen overlooks large family room and breakfast space w/granite counters, ample storage, wine chiller & a brand new commercial Dacor gas range. First floor primary w/sitting area, fireplace & amazing view of the private lakefront backyard. Guest suite down w/bath, private study + formal living & dining rooms on the first floor. Upstairs features a workstation, 3 beds w/ en-suites, game room, upstairs media or study and balcony to enjoy the view! Extensive outdoor living space includes summer kitchen & fireplace to sit and enjoy the views and privacy. Amenities include Country Club, tennis, pool, fitness center, parks and hike & bike trails.
| District: | Conroe |
| Elementary School: | Tough Elementary School   Excellent |  |
| Middle School: | McCullough Junior High School Excellent | |
| High School: | The Woodlands High School Excellent | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $286.68 | $1,590,200 | -7.55% | $1,590,200 | -7.04% |
| 2022 | $310.09 | $1,720,050 | 10.60% | $1,710,650 | 10.00% |
| 2021 | $280.36 | $1,555,140 | -5.25% | $1,555,140 | -5.25% |
| 2020 | $295.90 | $1,641,360 | 1.72% | $1,641,360 | 4.87% |
| 2019 | $290.91 | $1,613,660 | 13.41% | $1,565,170 | 10.00% |
| 2018 | $256.51 | $1,422,880 | 0.00% | $1,422,880 | 0.00% |
| 2017 | $256.51 | $1,422,880 | 1.34% | $1,422,880 | 1.34% |
| 2016 | $253.13 | $1,404,130 | 5.99% | $1,404,130 | 5.99% |
| 2015 | $238.82 | $1,324,740 | -8.78% | $1,324,740 | -8.78% |
| 2014 | $261.79 | $1,452,170 | -3.38% | $1,452,170 | -3.38% |
| 2013 | $270.95 | $1,502,950 | 3.97% | $1,502,950 | 3.97% |
| 2012 | $260.59 | $1,445,500 | $1,445,500 |
2023 Montgomery County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $300,000 |
| Market Improvement Value: | $1,290,200 |
| Total Market Value: | $1,590,200 |
2023 Tax Rates |
|
|---|---|
| MONTGOMERY COUNTY: | 0.3696 % |
| MONTGOMERY CO HOSPITAL: | 0.0498 % |
| LONE STAR COLLEGE: | 0.1076 % |
| MONTGOMERY CO. MUD #46: | 0.1873 % |
| CONROE ISD: | 0.9621 % |
| THE WOODLANDS TOWNSHIP: | 0.1714 % |
| Total Tax Rate: | 1.8478 % |
