Positioned in the heart of the Texas Hill Country, this exceptional **22.4-acre development opportunity** offers one of the most compelling outdoor hospitality sites currently available in Central Texas. Located along the scenic Pedernales River and just steps from historic downtown Johnson City, the property combines an irreplaceable natural setting with the infrastructure and entitlements that are nearly impossible to replicate today. Surrounded by the renowned Texas Wine Trail, state parks, wedding venues, breweries, distilleries, and countless outdoor recreation destinations, the property sits in the center of one of Texas' fastest-growing tourism markets. Austin and San Antonio are both approximately one hour away, while Dallas and Houston are within an easy weekend drive, making the site an ideal destination for regional travelers. The property benefits from **special zoning through the City of Johnson City** along with a fully executed **Development Agreement**, significantly reducing entitlement risk and accelerating the path to construction. Major infrastructure is already in place, including **city water, city sewer, fiber internet, and an installed lift station**, allowing the next owner to move directly toward development. Current approvals include **150 RV sites**, **16 luxury glamping accommodations**, resort-style amenities, and the ability to add **44 elevated waterfront accommodations** along the Pedernales River, creating multiple avenues for future expansion and increased revenue. The property is positioned for a premier outdoor hospitality destination while maintaining flexibility for a variety of development concepts. With entitlements secured, utilities installed, and the project substantially de-risked, this is a rare opportunity to acquire a shovel-ready development site in one of the most desirable destinations in the Texas Hill Country. **Seller is open to joint venture opportunities, creative financing structures, or other partnership arrangements. Location Description Located in the Heart of the Hill Country on the Pedernales River. In the heart of the wine country, this property is well located for an outdoor hospitality site.