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5229 Hupedo Ranch Rd - Breezy River Ranch 5,827 SF Specialty Building Offered at $2,751,136 CAD in Spicewood, TX 78669
Investment Highlights
- ±4,549 SF Main Villa on ±2.8 Acres Custom native stone home with river frontage and gated access.
- Unrestricted land if Purchased in Full (Entire ±37.3 acres )Check with county for development guidelines
- Seller Financing & Flexible Purchase Options Willing to subdivide or finance qualified buyers.
- Direct Pedernales River Access - Metal staircase to riverside, ideal for fishing, kayaking, and recreation.
- Turnkey for Retreat or Private Use Ideal for health/wellness retreats, corporate getaways, or legacy estate.
Executive Summary
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.
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.
Property Facts
| Price | $2,751,136 CAD | Lot Size | 2.80 AC |
| Price Per SF | $472.14 CAD | Building Size | 5,827 SF |
| Sale Type | Investment or Owner User | No. Stories | 2 |
| Property Type | Specialty | Year Built/Renovated | 1992/2018 |
| Property Subtype | Residential Income | Parking Ratio | 1.72/1,000 SF |
| Building Class | B | ||
| Zoning | Unrestricted - The Villa ( ±2.8 AC) and Ranch ( ±34.5 AC) are currently completely unrestricted. If purchased as a portfolio property will remain unrestricted. | ||
| Price | $2,751,136 CAD |
| Price Per SF | $472.14 CAD |
| Sale Type | Investment or Owner User |
| Property Type | Specialty |
| Property Subtype | Residential Income |
| Building Class | B |
| Lot Size | 2.80 AC |
| Building Size | 5,827 SF |
| No. Stories | 2 |
| Year Built/Renovated | 1992/2018 |
| Parking Ratio | 1.72/1,000 SF |
| Zoning | Unrestricted - The Villa ( ±2.8 AC) and Ranch ( ±34.5 AC) are currently completely unrestricted. If purchased as a portfolio property will remain unrestricted. |
Amenities
- Waterfront
- Air Conditioning
1 1
Exceptionally drivable
100/100
Somewhat bikeable
20/100
Property Taxes
| Parcel Numbers | Improvements Assessment | $81,392 CAD | |
| Land Assessment | $3,321,847 CAD | Total Assessment | $4,108,415 CAD |
Property Taxes
Parcel Numbers
Land Assessment
$3,321,847 CAD
Improvements Assessment
$81,392 CAD
Total Assessment
$4,108,415 CAD
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5229 Hupedo Ranch Rd - Breezy River Ranch
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