Seventeen acres of elevated Hill Country terrain, two cabins, a working ranch infrastructure, panoramic ridgeline views, and a gate that closes the rest of the world out. This is Lot 1 at Breezy River Ranch — and it is ready the day you close. The land sits above the Pedernales River canyon with open meadows, mature hardwoods, and multiple natural homesites across gently rolling, elevated ground. The views from the ridge are the kind you drive two hours to find. You are 15 minutes from Bee Cave and 45 minutes from downtown Austin. The land does not know that. On-site improvements include two tiny home-style cabins, a water well, a septic system, and electricity — meaning you are not starting from scratch. You are starting from ahead. Ranch infrastructure includes a barn, two horse stalls with feed shed, a corral, and a stock tank. Equestrian ready. Hobby ranch ready. Weekend retreat ready. Right now. Access is through two secure motorized gates shared with the adjacent Villa tract — the same gated private road that makes this corner of Spicewood one of the most quietly coveted addresses in Travis County. Light deed restrictions apply when purchased individually. Here is where it gets interesting: combine Lot 1 with the adjacent 13+/- acre riverfront Tract 2 and the 6.71+/- acre Villa lot — and the entire 37.3+/- acre property becomes fully unrestricted. No limitations. Private compound. Equestrian operation. Wellness retreat. Short-term rental resort. The land decides what it becomes when you own all of it. Seller financing available. Seller is flexible on subdivision configuration. Acreage and property lines are approximate and subject to survey. No deed restrictions have been recorded; a draft of proposed restrictions is available upon request. Tax amounts are estimated pending individual PID assignment. This is the Hill Country acreage play that pencils on its own and unlocks something bigger if you want it to.