Breezy River Villa presents a rare opportunity to acquire a luxury riverside compound on 2.80 acres with 200 linear feet of direct Pedernales River frontage in the Spicewood submarket of Travis County, Texas. The 4,549 SF main villa plus a detached guest apartment have been operated as both a short-term rental and a private event venue — including weddings — with an established brand and web presence at breezyriverranchvilla.com. The property is priced at $439/SF, below the active submarket median of $477/SF for comparable waterfront single-family product in the 78669 zip code INVESTMENT HIGHLIGHTS The property's combination of gated privacy, direct river access, and compound-style layout creates a use case that is genuinely difficult to replicate in this submarket. Two private electric gates, a limestone bluff setting, 200 feet of spring-fed Pedernales River frontage, and a detached guest apartment on 2.80 acres provide the physical and operational infrastructure for a range of premium hospitality, retreat, or private use strategies. The property features a natural spring-fed swimming hole at the base of the limestone bluff that has never gone dry — a rare and irreplaceable amenity in a Hill Country market where reliable year-round water is the exception, not the rule. The detached garage apartment operates independently of the main villa, providing flexibility for a caretaker, additional guests, or separate rental income depending on the operator's strategy. An additional 34.5 acres is available for separate acquisition and includes three cabins (one site-built), an outdoor horse arena, barn, stock tank, equipment shed, and greenhouse. If the full 37.3-acre tract is acquired together, the land remains fully unrestricted under Travis County OCL zoning, enabling higher-intensity uses without deed restriction limitations. USE CASE SCENARIOS Wellness Retreat / Private Retreat Center: The property's physical layout — main villa, independent guest apartment, river access, gated entry, and optional 34.5-acre addition — is well-suited to small-group wellness programming, executive retreat hosting, or a licensed retreat center operation. The library bedroom with a Juliet balcony and stargazing terrace, the primary suite sunroom, and the south-facing living and dining rooms overlooking the river canyon collectively create an environment purpose-built for the retreat experience. With the additional acreage, the existing cabin infrastructure provides immediate capacity for expanded programming without ground-up construction. Private Family Compound: For a family office or high-net-worth buyer seeking a generational hold asset, the combination of gated privacy, river frontage, guest apartment, and optional unrestricted acreage positions this as a long-term compound with meaningful amenity depth. The property accommodates multiple generations simultaneously across the main villa and guest apartment, with room to expand via the additional land. Private Event Venue: The property has a history as a private event venue, including weddings. The limestone bluff, river views, canyon sunsets, and gated seclusion create a natural event setting that commands premium pricing in the Austin/Hill Country market. 1031 Exchange Target: At $1,995,000 with seller financing available, the property fits within a typical 1031 replacement property range for investors exiting smaller residential or commercial positions. Seller is open to creative structuring.