Feature Properties

Nestled within the gated enclave of Stratford Place, this fully reimagined 2024 estate is a breathtaking statement of modern luxury and timeless design. Elevated on 1.17 acres with sweeping views of downtown Austin and the Hill Country, the residence spans 6,026 square feet of conditioned living space, plus an additional 1,032 square feet of covered, screened-in outdoor living, creating a perfect balance of indoor comfort and alfresco elegance. Masterfully transformed by architect Chris Sanders, builder David Wilkes, and designer Laura Britt, every element has been meticulously curated to achieve harmony between form and function. Inside, expansive living spaces unfold seamlessly, anchored by a dramatic double-sided fireplace and walls of retractable glass that dissolve the boundaries between indoors and out. A custom wine room, formal bar, dual offices, and media room create an environment tailored for both elevated entertaining and effortless daily living. The chef’s kitchen is a showpiece—featuring Sub-Zero and Wolf appliances, dual ice makers including Scotsman Sonic Ice, handcrafted stone and marble surfaces, and refined lighting by Visual Comfort and Hammerton. The main-level primary suite is a serene retreat with spa-caliber bath, dual California Closets, and panoramic skyline views. Four additional en-suite bedrooms upstairs provide privacy and comfort for guests. The outdoor living spaces rival any resort, complete with screened-in patios, Bromic heaters, a summer kitchen, and a sparkling pool and spa framed by stunning vistas. Fully automated with Lutron and Control4 systems and beautifully furnished by Laura Britt Interiors, this residence delivers turnkey sophistication just minutes from downtown. 3111 Above Stratford Place embodies the pinnacle of Austin luxury—architectural excellence, privacy, and an effortless connection to the city below.

3111 Above Stratford Pl, Austin

$8,995,000

7 Beds ⋅ 9 Baths ⋅ 3699538 MLS

Owner financing available for qualified buyers. Private, gated 10+/- acre estate at the end of the road and backing to the Balcones Canyonlands, this property offers views of Lake Travis and the surrounding Hill Country with privacy just minutes from lake access. The thoughtfully designed compound includes a 4,744+/- sq ft custom main residence, a 2,600+/- sq ft guest house, and premier equestrian facilities, all oriented to capture the protected natural landscape. The main residence features dramatic two-story windows, multiple indoor and outdoor living areas, a two-sided stone fireplace, and expansive covered and uncovered patios with an outdoor kitchen and fireplace, ideal for entertaining and sunset views. The primary suite offers a spa-like bath with copper sinks, soaking tub, walk-in shower, and custom closet. A chef’s kitchen with a Bertazzoni range, custom cabinetry, butler’s pantry, office, media room, and additional living spaces complete the home. The guest house includes a private courtyard with cooking center, flexible bedroom and office spaces, porcelain tile floors, and an upstairs apartment with private entrance and preserve views. Equestrian amenities include a ~2,000 sq ft six-stall barn with smart-controlled water systems, indoor and outdoor wash racks, tack room with bath, and a second-floor one-bedroom apartment with balcony, plus a riding arena and two fenced pastures. The barn offers versatility and could be reimagined to support a variety of hobbies from a party barn for entertaining, to a toy barn, or a private workshop, gym, or creative studio. Located about 20 minutes from the iconic Pennybacker Bridge, the property offers preserve frontage, approximately one mile of trails, multiple dwellings, and turnkey horse facilities, ideal for a private estate, equestrian operation, or family compound, all while remaining just 10 minutes from the Four Points area and about 30 minutes to downtown Austin.

15608 Mary St, Volente

$8,990,000

4 Beds ⋅ 5 Baths ⋅ 9203527 MLS

Welcome to Sky West Ranch, an extraordinary 73.55-acre luxury ranch in Fredericksburg, Texas, where exceptional equestrian amenities, over 2,000 feet of Pedernales River frontage, and refined Hill Country living come together in one remarkable offering. Behind a private gated entrance, the fully fenced property unfolds across rolling pastures, mature live oak and pecan trees, and pristine riverfront. At its center sits an architecturally striking 8,595-square-foot residence featuring four en suite bedrooms, a study, expansive living spaces, game room, private theater, chef's kitchen, and timeless finishes including slate and hardwood floors, soaring architectural details, double-framed walls, and a 100-year roof. Designed for the equestrian lifestyle, the ranch features one of the largest private covered riding arenas in Central Texas, a newly constructed horse barn with stalls, tack room, tack-up areas, wash bays, and multiple cross-fenced pastures, offering exceptional infrastructure for recreational or competitive riders. Beyond the arena, enjoy over 2,000 feet of Pedernales River frontage, a stocked granite-lined pond, abundant wildlife, rolling terrain, resort-style pool, separate guest house, and riverside pole barn. Just minutes from downtown Fredericksburg and the Texas Wine Country, Sky West Ranch offers exceptional privacy, soil tested for vineyard potential, and the rare opportunity to own one of the Hill Country's premier luxury equestrian estates. Ideal as a full-time residence, weekend retreat, family compound, or legacy property, this remarkable ranch offers a combination of luxury, live water, and world-class equestrian amenities that is rarely found in a single offering.

4900 Goehmann Ln, Fredericksburg

$8,950,000

3 Beds ⋅ 4 Baths ⋅ 8497547 MLS

Rarely does a Lake Austin property offer this combination-100 feel of waterfront, a flat, usable lot, and a brand new private boat dock. Perfectly positioned on what is known as the "Gold Coast of Rivercrest", this exceptional Lake Austin waterfront retreat has a comfort-chic vibe, two expansive covered decks, and sits on almost a half acre lot in acclaimed Eanes ISD. Minutes to some of the best Austin restaurants and just a short commute to downtown Austin. The combination of flat waterfront lots and new private boat docks are becoming increasingly difficult to find, making this a rare opportunity not to be missed!

3100 Rivercrest Dr, Austin

$8,900,000

6 Beds ⋅ 9 Baths ⋅ 21289492 MLS

Breathtaking Estate with Equestrian Features in the Heart of DFW! Welcome to 480 E Jeter Road, a 26-acre Bartonville estate that blends the rugged beauty of Country living with the comfort and convenience of DFW. With 12,833 sq. ft. of living space, including 9,683 sq. ft. in the main residence plus 3,150 sq. ft. in guest apartments and offices, this property offers unmatched flexibility for multigenerational living. The main residence showcases stone architecture, a standing-seam metal roof, hardwood floors, and refined finishes. The main home features two chef’s kitchens with Miele, Sub-Zero, Wolf, and Bosch appliances, a Control4 smart system, and a primary first-floor suite with two custom bathrooms and direct pool and patio access. Upstairs, nearly 2,000 sq. ft. functions as an independent residence with gym, bedrooms, 2 full baths and full kitchen. The private exterior entrance, or the use of the interior dedicated elevator, the ADA-accessible suite is perfect for both young and old. Outdoor amenities include a resort-style pool with fountains and fire features, a removable child-safety fence, and a 48 kW Generac generator with dual 1,000-gallon propane tanks powering the home for up to a week. The barn adds offices, restrooms, laundry, and a 1-bedroom apartment. Equestrian facilities include a 700 sq. ft. run-in shed, 13 stables, automatic watering stations, and an irrigated outdoor arena. The property also includes a FEMA-rated safe room, dual Brown Safe Co. safes, soft-close cabinetry, a 1.3-acre dog park with shower. With 45,000 sq. ft. of paved parking, zoning that allows 5-acre lots, and proximity to Liberty Christian, DFW Airport, Plano, and Dallas, this estate is both a retreat and investment. Private, luxurious, and versatile, this Bartonville estate is a rare opportunity to own a one of a kind estate in the Metroplex, where lifestyle, luxury, and location come together.

480 E Jeter Rd, Bartonville

$8,900,000

3 Beds ⋅ 6 Baths ⋅ 21232424 MLS

Tucked within the exclusive, gated and 24-hour guarded Place des Vosges enclave on Turtle Creek Blvd, just south of Highland Park, this extraordinary Andres Construction custom-built one owner residence offers a rare convergence of architectural integrity, museum-quality construction and world-class artistry. One of only 16 homes in this prestigious community, the property stands apart for its bespoke design and unparalleled features. Created with art collectors in mind, the home’s most remarkable feature is the James Turrell Skyspace, one of only a handful in residential settings worldwide. Set within a circular, rosewood-paneled library beneath a turret, the motorized roof opens to the sky, transforming the space into an immersive light installation and experience. Equally significant is the monumental 18th-century marble chimneypiece attributed to Sir Henry Cheere, carver to Westminster Abbey, an approximately six-foot-tall hand-carved work of art anchoring the dramatic two-story living room Designed by James Langford as a modern interpretation of a French château, the home showcases a solid limestone exterior, slate roof, and commercial-grade steel and concrete construction, an uncommon level of quality in residential real estate. Inside, a striking contemporary aesthetic unfolds, carefully curated by designer Paul Draper, with an exceptional palette of limestone, marble, onyx, lime-washed ash, plaster and metalwork. This exceptional residence features three bedrooms, multiple living and dining areas, a media room, gallery spaces, private office spaces, elevator access to all four levels, and refined indoor-outdoor living. A rare offering, this home is both a sophisticated retreat and a true collector’s unique treasure in one of Dallas’ most coveted locations.

3901 Turtle Creek Blvd Unit 7, Dallas

$8,750,000

6 Beds ⋅ 9 Baths ⋅ 21277681 MLS

Experience sophisticated luxury in this remarkable Mediterranean-inspired residence located within the prestigious gated enclave of Kings Gate in Plano. Encompassing more than 13,000 square feet of air-conditioned living space, this estate was thoughtfully designed to balance grand entertaining with elevated everyday comfort. The expansive floor plan offers six generously sized bedrooms, seven full bathrooms, and two additional powder baths. Upon entry, guests are welcomed by a breathtaking circular foyer highlighted by a sweeping staircase and surrounded by elegant formal living and dining areas that set the tone for the home’s refined design. Privately positioned on the main level, the lavish primary retreat features a peaceful sitting area, spa-like bath, and an oversized custom wardrobe space. At the center of the home, the gourmet kitchen is designed for gathering and entertaining, complete with two oversized islands, breakfast area, and effortless connection to the spacious family room overlooking the outdoor living areas. Additional amenities include; a private study, theater worthy media room with two rows of stadium seating, a dedicated elevator space for future installation, an attached In-Law or Nanny Quarters that has discreet entry from outside and has its own private staircase that can be accessed from the second floor featuring a kitchenette with sink. The upper level offers exceptional versatility with expansive entertaining spaces, balcony access, and flexible areas ideal for guests, recreation, or multigenerational living. Designed to embrace indoor-outdoor living, the resort-inspired backyard features a sparkling pool and spa with speakers built into the landscaping, covered entertaining spaces, and beautifully integrated Cabana perfect for year-round enjoyment and grilling! An oversized four-car garage and expansive motor court complete the property, providing exceptional functionality and striking curb appeal. Come see this elegant estate!

6432 Sudbury Rd, Plano

$8,750,000

5 Beds ⋅ 7 Baths ⋅ 21203338 MLS

This one-of-a-kind, completely custom luxury estate sits on 3.7 gated acres and offers unmatched craftsmanship, privacy, and resort-style living. From the circular drive and gated entry to the stunning stone elevation and Texas-sized front porch, every detail has been thoughtfully designed. Inside, soaring ceilings, solid wood beams, custom wood doors, and white oak floors set a tone of timeless elegance. The grand living room showcases vaulted beamed ceilings, a stone fireplace, and expansive Marvin windows overlooking a breathtaking backyard oasis with a large heated and cooled diving pool, cold plunge, spa, three fire pots, multiple covered patios, and a full outdoor kitchen and bar. Entertain effortlessly with a formal dining room featuring a brick fireplace and beamed ceilings, connected to a temperature-controlled wine room. The chef’s kitchen includes top-of-the-line Thermador and Miele appliances—double ovens, two microwaves, two dishwashers, a steam oven, and a built-in fridge—plus a Miele coffee maker. The romantic primary suite features vaulted ceilings, a luxurious en-suite bath with heated floors, and a custom walk-in closet. A private office with custom built-ins, a laundry room with sink, island, and cabinetry, and a concrete-reinforced saferoom offer both luxury and security. With 4 Isokern gas-wood-burning fireplaces, custom lighting, a full indoor-outdoor sound system, and heated-cooled patios, this home is designed for year-round enjoyment. Additional highlights include a 6-car epoxy-finished garage with attic lift, fully encapsulated attic space, lighted pickleball court, encapsulated pole barn for extra storage and parking, 4 geothermal HVAC units, deep water well with 2 holding tanks, drip and full-yard irrigation, security cameras throughout, and a Class 4 hail-resistant Boral Saxony composite slate roof. This property blends superior design, comfort, and functionality—truly a rare and exceptional offering.

1711 Maranatha Way, Southlake

$8,700,000

6 Beds ⋅ 8 Baths ⋅ 21100181 MLS

Offered for the first time in decades, this distinguished estate presents one of Bluffview’s most treasured settings. With its timeless, understated allure, the 1940 Howard Meyer–designed residence rests on more than two acres of exceptional topography framed by majestic trees and mature landscaping. Beginning with its picturesque private drive, the property reflects a rare sense of scale, privacy, and architectural integrity. Spanning almost 9,400 sq ft with generous room proportions, high ceilings, and floor-to-ceiling picture windows, you’ll be swept back to a time of gracious entertaining, treasured family gatherings, and a home filled with love, laughter, and adventure. The first level is anchored by a welcoming foyer and elegant formals showcasing sweeping views of the spectacular grounds. A light-filled sunroom with an arched ceiling and brick flooring offers a tranquil retreat. Overlooking the lawn, the charming central library appointed with basketweave-patterned hardwoods, a full bath, and one of four fireplaces leads to an expansive Saltillo-tiled great room. A whimsically hand-painted kitchen and breakfast room capture the warmth and charm of this enchanting home, while intricate moldings, double staircases, silver closets, generous storage, and an elevator accessible from three sides add to its thoughtful design. Upstairs, the primary suite offers a spacious sitting room and two full baths, each with generous closets and dressing areas. Five additional bedrooms (or four + a game room) and three full baths complete the second level. A collection of detached spaces enhances the property’s versatility, including a two-room guesthouse, a cabana or fitness studio, and separate pool baths. The breathtaking grounds of 5007 Seneca are nearly indescribable. Enveloped in lush, manicured landscaping, brick pathways meander through multiple patios and a impressive brick-bordered parterre garden while expansive green lawns encircle this extraordinary setting.

5007 Seneca Dr, Dallas

$8,500,000

3 Beds ⋅ 3 Baths ⋅ 21316952 MLS

Beautiful 3 Bedroom, 3 and a half bath, custom built home. Property has 140.330 acres located in the city limits with ag exemption. Home is custom designed with lots of amenities. Custom built cabinets with granite counter tops, wood and tiled floors, custom designed beams and crowned moldings. Home is great for entertaining with a beautiful pool and lots of patio space for large gatherings. This property is a must see!

1255 Alexander Rd, Stephenville

$8,500,000

8 Beds ⋅ 4 Baths ⋅ 21260702 MLS

Located in the heart of Texas and overlooking the breathtaking Brazos River Valley, the ranch offers a truly unique opportunity to own a property rich in history and natural beauty. Once home to two neighboring camps—Buffalo Ridge, a cowboy camp for kids, and Prairie Valley Presbyterian Church Camp—the ranch carries with it generations of stories and memories. The current owners thoughtfully combined the properties and beautifully remodeled several of the original buildings, creating a warm and inviting retreat for family gatherings and entertaining friends. The ranch offers some of the most incredible views in the area extending out for miles. Featuring an excellent mix of open pasture land (much of which is in costal hay production) and heavily wooded areas ideal for wildlife habitat. Enjoy traversing along the banks of the creek under beautiful oak tree canopies, or winding through one of the many trails and seeing all this property has to offer. The property’s most remarkable natural feature is, of course, Iron Creek. With over 4,225 feet of frontage on both sides, this spring-fed creek provides a reliable year-round water source for livestock and wildlife alike. See Document section for full description and aerial.

104 Private Road 216, Whitney

$8,500,000

6 Beds ⋅ 8 Baths ⋅ 21067034 MLS

Discover exceptional luxury living in this magnificent custom-built estate featuring an impressive 9,100 square foot home spanning across 27.038 acres. This architectural masterpiece showcases state-of-the-art construction with premium materials and thoughtful design throughout. Enter through dual security gates leading to a concrete driveway that sets the tone for the grandeur within. Rich maple wood millwork flows seamlessly throughout the home, complemented by an elegant travertine marble staircase with custom iron work that serves as a stunning focal point. The formal dining room features French doors and dual chandeliers, creating an atmosphere perfect for memorable gatherings. The sophisticated study boasts a coffered ceiling, fireplace, alabaster lighting, and cleverly concealed hidden closets behind the walls. The extraordinary primary suite includes a sitting room, reading room, luxurious steam shower, and a custom closet. Stunning great room opens to a kitchen any culinary enthusiast will appreciate. This gourmet kitchen is equipped with commercial-grade double ovens, gas range, and Sub-Zero refrigerator and freezer. The home's superior construction includes foam insulation and solid-core doors throughout. Entertainment options abound with a media room, a game room featuring a mahogany bar, and a dedicated card table room. Step outside to enjoy the motorized screened in patio with built-in gas grill and fireplace or relax on the expansive patio off the game room with its elevated balcony overlooking the backyard. Wine connoisseurs will be delighted by the temperature-controlled wine room accommodating 2,300 bottles. Additional luxuries include three walk-in attics, a laundry room with dog shower, and guest quarters with separate entrance. Every bedroom includes ensuite bathrooms and walk-in closets, ensuring comfort and privacy for all occupants. Substantial 60 x 40 three stall horse barn with workshop featuring electrical service.

8901 Fm 455 E, Pilot Point

$8,499,999

5 Beds ⋅ 5 Baths ⋅ 13410839 MLS

An extraordinary legacy estate set along the bayou in prestigious Rivercrest, where historic craftsmanship meets modern engineering. Nestled among 65+ preserved mature trees, this private sanctuary offers a setting that feels worlds away from Houston. Originally built in the 1950s and meticulously enhanced over decades, the residence showcases handcrafted brickwork, artisan ironwork, imported materials, custom millwork, premium Andersen windows, and museum-quality finishes throughout. Engineered for resilience, the property remained dry during Hurricane Harvey and features extensive drainage infrastructure, dual city & well water systems, three-phase power, advanced security, irrigation, and backup systems. Resort-style grounds include cascading water features, rose gardens, an orchid house, gazebos, and curated landscaping. Luxury amenities include a catering kitchen, climate-controlled service areas, multiple entertaining spaces, and future expansion potential.

35 W Rivercrest Dr, Houston

$8,495,000

6 Beds ⋅ 8 Baths ⋅ 21281003 MLS

Located in the prestigious Hills of Kingswood, this completely custom-built home by Alford Homes is a seamless fusion of modern luxury and functional design, set on nearly an acre of resort-style grounds. Inside, vaulted ceilings with exposed beams, a statement fireplace, and hardwood flooring create a breathtaking first impression. The sleek open-concept kitchen is a showstopper, featuring a marble waterfall island, sub-zero refrigerator and freezer, a built-in Miele plumbed coffee system, dual dishwashers, gas range, and a striking chandelier. The adjacent walk-in pantry is equipped as a full prep kitchen—ideal for staffed entertaining. A wall of motorized glass pocket doors open to the outdoor living space, effortlessly extending the interior footprint. For year-round enjoyment, motorized screens lower to create a comfortable, shaded retreat free from unwanted pests. The nearly one-acre lot includes a sparkling pool and spa, an in-ground trampoline, basketball court, and a sunken fire-pit lounge that creates an unforgettable setting for entertaining. The covered patio offers room to dine, unwind, and take in the beautifully landscaped surroundings. The main-floor primary suite is tucked away for ultimate privacy, while the ensuite bath feels like a personal spa with dual vanities, a soaking tub, and an oversized walk-in steam shower—alongside his and hers separate custom closets. This home also offers two laundry rooms—one upstairs and one down—as well as a private office, a spacious game room, and a versatile bonus room to accommodate a variety of lifestyle needs. Set behind the guarded gates of one of Frisco’s most elite communities, this residence offers privacy, prestige, and unparalleled access to upscale amenities. Enjoy being just minutes from The Star, Legacy West, and Frisco’s finest dining, shopping, and entertainment destinations—all while returning home to a quiet, secluded retreat that feels worlds away.

3875 Balfour Ct, Frisco

$8,450,000

7 Beds ⋅ 12 Baths ⋅ 21210529 MLS

A rare offering of uncompromising elegance, this ultra-exclusive estate presents a lifestyle of prestige & refinement on 2 secluded, tree-lined acres in Chateau Du Lac. Beyond the private guard gates, a sweeping arrival sets the stage for grandeur, leading to a palatial residence where every detail reflects timeless artistry & modern indulgence. The grand foyer makes a breathtaking first impression w-a double staircase, glittering chandelier & intricate millwork that whispers of estate-quality craftsmanship. Within, 7 luxurious bdrm suites, provide a sanctuary for both intimate living & lavish entertaining. Formal living dazzles w-two-story windows, a Juliet balcony + a stately fireplace while the chef’s kitchen—a culinary masterpiece w-dual islands, professional-grade appliances, and bespoke cabinetry—caters to both quiet family dinners and grand soirées. The primary suite is nothing short of a private retreat: a fire-warmed sitting area, a spa-inspired bath w-a deep soaking tub + dual vanities, doors to a secluded patio + an expansive boutique-style wardrobe create a haven of indulgence. Entertaining is elevated to an art form w-resort-inspired amenities including a year-round indoor pool & heated spa, an expansive enclosed patio designed to escape the Texas sun, a wine room, a private library + executive study, a billiards lounge w-a wet bar & a state-of-the-art media room. Guests can enjoy private quarters in the full mother-in-law residence complete w-its own kitchen. Outdoors, manicured grounds, grand patios & balconies provide a seamless extension of the living space. An elevator rises to the crown jewel of the estate: a rooftop deck that reveals stunning views offering an unforgettable backdrop for sunset entertainment or starlit gatherings. With 4 stately fireplaces, refined architectural details at every turn & a setting of unmatched privacy, this estate is more than a home—it is a world of its own, crafted for those who command only the finest.

2100 Cavalier Way, Flower Mound

$8,400,000

6 Beds ⋅ 8 Baths ⋅ 21308277 MLS

Three structures, one full acre in Preston Hollow, and a single great lawn bringing them together. This isn't merely a house — it's a camp, in the Gilded Age sense of the word. The 4,449-square-foot main residence is only the beginning. Add the pool house and guest cottage and you reach nearly 8,900 air-conditioned square feet — a style of family compound rarely found within city limits. The acre is wedge-shaped, and a fifty-foot setback opens the backyard generously behind the home, so it lives far larger than other one-acre lots nearby. The main residence is the quiet anchor. A comprehensive renovation preserved the warmth of the original architecture while layering in every modern comfort: Lutron lighting, integrated Sonos audio, fully remodeled kitchen and bathrooms. Upstairs belongs to the family, with a serene primary suite, three more bedrooms, and a generous game room. The pool house is built for the way you entertain — intimate enough for a Tuesday-night dinner, equipped for the epic party. Full kitchen, bar, lounge, covered and heated al fresco dining on two sides, with a media room and game room below. Because it stands apart, guests linger without encroaching on your space. Across the lawn, the cottage is a third way to live here, featuring a bedroom suite with a steam shower, wet bar, and flex space, ready to house visiting parents, give an older child independence, or serve as a private office. Outside: a 75-foot lap pool, grounds by Marlin Landscape, a fire pit, and a vintage Airstream that conveys with the property. And for all its seclusion, Inwood Village, Dallas's top private schools, Love Field, and the Park Cities are all minutes away. A private retreat, fully woven into the city you already love.

4506 Isabella Ln, Dallas

$8,400,000

7 Beds ⋅ 10 Baths ⋅ 21238158 MLS

Welcome to a private retreat—where luxury, comfort, and thoughtful design come together effortlessly. This residence surrounds you with exceptional craftsmanship, featuring contrasting marble and tilework throughout for a warm, refined feel. A striking black and beige marble entry sets the tone as you step inside, leading you into a private office with a paneled accent wall, hidden secret room, and built-in shelving offering generous storage and display space. The living room invites you to relax and connect, anchored by a dramatic floor-to-ceiling marble-clad fireplace, vaulted ceilings, and recessed lighting. Expansive store front windows overlook the pool for easy entertaining or quiet evenings at home. At the heart of the home, the kitchen is designed around you—with floor-to-ceiling glass cabinetry, a commercial-grade gas range, sleek vent hood, oversized island with breakfast bar, sink overlooking the pool, prep kitchen, and walk-through pantry that keeps everyday life organized. The dining room features a backlit marble wall with integrated wine display, creating a space that feels both elevated and welcoming. The primary suite gives you a true escape with pool views, vaulted ceilings, and a spa-like marble bath with infinity soaking tub, multi-head shower, dual vanities, seated vanity area, and his-and-hers two-story custom closet. A nearby laundry room and dedicated gym make daily living simple and convenient. A rare Texas basement offers a bar, wine lounge, and futuristic spaceship-inspired theater. The detached casita gives you flexibility with a private garage, chef’s kitchen, vaulted wood-beam ceilings, wood-paneled fireplace, and peaceful pool views. Outside, you get resort-style living every day with a pool and spa, marble arch water feature, outdoor kitchen, fire pit, putting green, and seating areas, made for hosting or unwinding.

1125 W Blondy Jhune Rd, Lucas

$8,300,000

5 Beds ⋅ 8 Baths ⋅ 8357433 MLS

This is an iconic opportunity to secure one of the most compelling new construction estates in Austin’s luxury landscape. 32.3 acre lot only, also for sale with SELLER FINANCING for $2.995M! Perched at the apex of 32 acres, this to-be-built estate introduces a new benchmark for Mountain Modern living—an offering where architectural precision meets the raw beauty of where Serengiti meets the Hills of Austin . Inspired by the highest caliber of contemporary estate design, this residence is reimagined for a premier homesite defined by sweeping views, natural privacy, and enduring exclusivity of a 920 acre reserve. Set at one of the highest elevations in Travis County, the estate is thoughtfully designed to live as a single story, with approximately 80% of the living space on the main level. The primary suite, private guest quarters with separate entry, executive office or sixth bedroom, theater, and game room create a seamless lifestyle of comfort and accessibility. Walls of glass dissolve boundaries between indoors and out, with La Cantina accordion sliders and vanishing glass doors framing panoramic Hill Country vistas and inviting effortless entertaining. The outdoor experience is nothing short of breathtaking—an oversized pool anchors the setting, complemented by a fully equipped outdoor kitchen and multiple lounge and dining areas designed to capture sunset views and quiet moments alike. Upstairs, three en-suite bedrooms, a refined library or secondary office, and a striking glass-wrapped flex space—engineered for a gym, studio, or collector’s showcase—offer versatility without compromise. Every finish reflects uncompromising quality: 3” mitered quartz and quartzite surfaces, Miele appliances, solid brass fixtures, bespoke cabinetry, solid-core doors, premium window systems, and architecturally expressive ceiling treatments.

20640 Moreh Peak Pass, Austin

$8,200,000

4 Beds ⋅ 7 Baths ⋅ 5569466 MLS

This extraordinary Spanish Colonial estate was featured in the 2026 Wine & Dine Around the Bay benefiting Baylor Scott & White Medical Center & is a celebration of timeless architecture, old-world craftsmanship, and modern luxury. Located within the prestigious Escondido Golf & Lake Club, steps from The Great House, the nearly 7,250-square-foot residence welcomes guests through a private gas lantern-lit courtyard into a home where every architectural detail has been thoughtfully curated and sourced from around the world. The residence showcases hand-carved Spanish doors dating from the 16th, 17th, and 18th centuries, reclaimed 19th-century hand-hewn oak beams, a rare French limestone fireplace supported by finely detailed Atlas figures, and a circa-1820 French limestone kitchen hood sourced from France. The chef's kitchen is highlighted by dramatic backlit Cristallo Cobalt quartzite and illuminated by hand-carved giltwood processional lanterns from France. Custom Durango steel windows flood the home with natural light, creating a seamless connection to the resort-style outdoor living spaces featuring a pool, full outdoor kitchen, fireplace, and multiple entertaining areas. Designed for both elegant living and unforgettable gatherings, the home offers three spacious bedroom suites & a bunk room with six built-in queen-size bunks, each equipped with its own charging station, making it ideal for hosting family and friends.

125 Plaza Escondido, Horseshoe Bay

$8,150,000

5 Beds ⋅ 7 Baths ⋅ 21305267 MLS

Stunning 5 bedroom new construction in the heart of the Park Cities! Buy now and customize for a late 2026 move in. This transitional Santa Barbara-inspired residence by R+D Residential Homes and Brandy Scott Interiors delivers timeless elegance with modern luxury. Thoughtfully designed to impress, the home features warm white stucco, terracotta barrel tile roofing, and copper gutters. Buy now and customize the home to suit your style and needs. The first floor is built for entertaining and everyday living. The home has it all while featuring a dedicated study or lounge with a full bar and climate-controlled wine storage, plus an expansive great room with abundant natural light and 11' ceilings. Seamless indoor-outdoor flow is achieved through floor-to-ceiling sliding doors that open to a covered patio equipped with heaters and phantom screens—creating a true extension of the living room to the outdoors for year-round gatherings. The chef’s kitchen showcases beige slab cabinets with radius edges, Taj Mahal quartzite countertops, a sculptural plaster vent hood, commercial-grade appliances, and a stunning pantry. White oak hardwood floors, custom paint-grade paneling, and premium finishes like Arabescato and Calacatta marble fireplaces elevate the home's appeal. Additional first-floor highlights include a downstairs pool bath and a large backyard perfect for a pool or play area. Upstairs, the primary suite is an exceptional retreat with vaulted ceilings, an oversized master closet with custom cabinetry, and a spa-like bathroom featuring marble countertops, a carved marble shower bench, luxurious brass fixtures, and high-end limestone flooring. Exceptional craftsmanship, on-trend details (warm neutrals, mixed metals, plaster finishes, and thoughtful millwork), and premium materials throughout make this new home a Park Cities gem! A must-see for those seeking move-in ready luxury selections with timeless appeal. Pics are from builder's pervious homes.

3625 Colgate Ave, University Park

$8,000,000

3 Beds ⋅ 3 Baths ⋅ 21077398 MLS

Discover the unmatched beauty and functionality of CJR Ranch, a premier 425-acre property in the heart of Henderson County. Currently operating as a productive cattle and horse ranch, this expansive estate offers a blend of open pasture, mature hardwoods, and rolling terrain with dramatic elevation changes that showcase sweeping views of the East Texas countryside. At the center of the ranch sits a charming 3-bedroom residence, perfectly situated to take in the scenic surroundings. A large barn provides ample space for livestock, equipment, and storage, making this property ideal for ranching, recreation, or future development. Multiple lakes and ponds are scattered across the land, offering natural water resources for livestock and enhancing the property’s recreational appeal—whether for fishing, wildlife, or simply enjoying peaceful afternoons by the water. With its combination of size, water features, and topography, CJR Ranch is a rare opportunity for those seeking a working ranch, private retreat, or long-term investment in one of East Texas’s most desirable regions.

12301 N Holland St, Eustace

$7,999,000

6 Beds ⋅ 8 Baths ⋅ 21305085 MLS

Magnificent estate within the prestigious guard-gated community of Vaquero.Mature trees and impeccable landscaping create stunning drive-up appeal, while a custom steel and glass entry opens to a marble mosaic foyer with a designer chandelier overlooking the resort-style pool courtyard.A sun-filled private study features hardwood floors, custom built-ins, and a hidden room.Two luxurious guest suites on the main level offer hardwood flooring, spacious walk-in closets, and elegant ensuite baths.The gourmet kitchen is designed for the discerning chef, showcasing an oversized island, 72-inch Sub-Zero refrigerator and freezer, double Wolf range with gas cooktop and griddle, and Miele dishwasher.The adjoining dining room features custom cabinetry, integrated television, and beautiful outdoor views.The dramatic living room boasts soaring ceilings, a floor-to-ceiling stacked stone fireplace, floating shelves, and walls of windows.The primary suite is a private retreat with hardwood floors, automated blackout draperies, a linear fireplace, sitting area, and tranquil views. Its spa-inspired bath includes dual vanities, a freestanding soaking tub, oversized multi-head shower, and separate custom walk-in closets.A flexible media room and office complete the main level.An elegant staircase and private elevator lead to the lower level, where a spacious game room with wet bar and beverage refrigerator is ideal for entertaining. Three additional bedroom suites, including one currently serving as a fitness room, provide exceptional versatility.The spectacular courtyard is the heart of the home, featuring a resort-style pool and spa with dramatic fire and water features, a striking fire bar, and beautifully landscaped grounds with extensive lighting, a stately flagpole, and an impressive motor court. Every detail has been thoughtfully curated to create a residence of timeless elegance, exceptional comfort, and effortless luxury.Open Enrollment Carroll ISD.Social Membership Available.

1203 Perdenalas Trl, Westlake

$7,995,000

5 Beds ⋅ 8 Baths ⋅ 38836833 MLS

Exceptional new construction by Build 48 situated on a sprawling 22,400 SF lot, offering 8,450 SF of thoughtfully designed living spaces with 5 bedrooms and 5.3 baths. This architecturally stunning home blends timeless elegance with modern luxury through bespoke finishes, extensive millwork, designer lighting, and European white oak flooring throughout. The chef’s kitchen features a 43” La Cornue range, paneled double refrigeration, marble detailing, hidden pantry access, and seamless flow into expansive living and entertaining spaces. The first-floor primary suite offers a private retreat with fireplace, coffee bar, spa-inspired bath and exquisite marble and brass detailing. Additional highlights include a climate-controlled wine room, game room with wet bar and elevator-capable design, whole-home generator, reverse osmosis water system, summer kitchen, gated motor court, and 3-car garage. Outdoor living is enhanced by lush landscaping, gas lanterns, copper accents, and large yard.

19 Willowron Dr, Houston

$7,995,000

5 Beds ⋅ 8 Baths ⋅ 59013863 MLS

This exceptional River Oaks new construction by Brookstone Homes, redefines timeless architecture. The main residence offers 5 bedrooms, 5 baths and 3 powder baths. Interiors showcase French White Oak floors, a bespoke paneled entry, soaring ceilings & abundant natural light. Formal living & dining spaces flow seamlessly, anchored by a Viola marble fireplace, bar & climatized wine room. A dramatic 3-story foyer leads to a refined study. The kitchen opens to the family & breakfast rooms, blending European elegance with modern luxury. Kitchen features include honed dolomite countertops, plaster vent hood, Wolf and Sub-Zero appliances, built-in coffee maker & adjacent Scullery with second refrigerator and dishwasher. The primary suite is a serene retreat with spa-inspired bath, coffee bar & 2 walk-in closets. Additional highlights include a mudroom, 2 game rooms, elevator for all levels, covered patio with summer kitchen, brick motor court, 3 car garage & full quarters. Per Seller

3717 Chevy Chase Dr, Houston

$7,995,000

5 Beds ⋅ 8 Baths ⋅ 21228111 MLS

Stunning timeless Mediterranean estate, masterfully designed & built by Jauregui Architect & Builder. Pristinely set on almost 3 private, tree-filled acres, this estate combines the peaceful tranquility of mature native oaks, a babbling creek, natural areas & mature landscaping. Enter through the grand double iron gate to a paver-lined drive + circular motor court centered by a dramatic fountain. Once inside you are greeted with a perfect blend of classic craftsmanship & modern luxury, boasting extensive natural stone, gorgeous custom millwork, exceptional floor plan with curated highest-end finishes. The breathtaking Great room boasts a custom stone fireplace, wood-beamed ceilings, floor-to-ceiling Glass Windows capturing views of Outdoor Living & acreage beyond. The Chef’s Kitchen offers double island layout, Wolf double range w ovens, double full-size Sub-Zero refrigeration w two freezer drawers, Butler’s Pantry + walk-in Pantry. Designed for both everyday living and entertaining, the 1st level offers multiple living areas including a spacious Game Room, fully equipped Bar, billiards area & game alcove with wall of doors that open to patio + a private executive Study with detailed wainscoting. Retreat from the day to the beautiful Primary overlooking the pool & backyard oasis beyond, with an expansive spa Bath. Spacious, private Guest suite is also down. Upstairs you find 3 Bedrooms suites, Game Room, shared covered balcony, 23'x 23' Fitness room, large storage room ideal for craft or wrapping. The resort-style Outdoor patio spans over 1,400 square feet of covered living, complete with custom fireplace, fully-equipped outdoor kitchen w dual Big Green Eggs, gas grill, bev fridge & built in screens + more. Sparkling infinity-edge pool, spa, multiple fire features, walking paths, private water well, and Tennis Court at rear of the property completes this idyllic resort backyard. Located minutes from DFW Airport & Southlake Town Square. This is truly a Rare find!!!

690 S Peytonville Ave, Southlake

$7,995,000

5 Beds ⋅ 7 Baths ⋅ 9191858 MLS

Newly staged and ready to impress, this contemporary masterpiece by Savig’s, envisioned by the legendary architect Dick Clark, crowns one of the highest peaks in Amarra. A true icon of Barton Creek, the residence elevates luxury living with bold design, sweeping views, and seamless indoor-outdoor connection. The architecture frames a lifestyle of refinement and retreat: a stunning pool and spa combination, a secluded sunken patio with fire pit, and a rooftop terrace with sweeping vistas of Barton Creek and the Fazio Canyon Golf Course. At the heart of the home, the expansive outdoor patio becomes a private central courtyard, opening to the entire main level and creating a spectacular setting for entertaining. Inside, the open layout lives like a single story, offering a butler’s pantry, five bedrooms including a luxurious master suite, a sleek office, and a versatile downstairs bonus room—perfect as a game room, wellness studio, or guest suite. Elevated high on a hilltop, the home affords unmatched privacy and panoramas from every terrace and entertaining space. Experience next-level Barton Creek luxury.

4416 Amarra Dr, Austin

$7,988,600

5 Beds ⋅ 8 Baths ⋅ 21253825 MLS

Hard to find almost 10 acres in Southlake!!!! Value in the land alone. Enjoy ultimate luxury living with this extraordinary Spanish resort-style estate. Plenty of room for cattle or horses. Mature oak trees surround this private, gated retreat located within highly sought-after Carroll ISD. This stunning property offers 8,882 square feet of refined living space, including 5 bedrooms, 7 baths, and a thoughtfully designed layout that seamlessly blends indoor elegance with outdoor serenity. The primary residence features grand living areas, soaring ceilings, and timeless architectural details throughout. Beautifully updated kitchen with Sausalito tile, Taj Mahal quartzite countertops and separate patio for morning coffee. Large updated family room overlooking both front yard and backyard courtyard with timeless fountains. Elevator makes it easy for upstairs access. Step into your backyard paradise where a sparkling pool, custom water fountains, and outdoor kitchen for unforgettable entertaining. Multiple outdoor living and dining areas invite you to relax and unwind amid nature's beauty. A separate carriage house above the garage provides flexible space for guests or extended stays, while the 5-car showcase garage is a collector’s dream. This estate is a rare blend of natural beauty, resort-style amenities, and refined comfort—truly one of Southlake’s hidden gems.

1900 Shady Oaks Dr, Southlake

$7,950,000

6 Beds ⋅ 9 Baths ⋅ 21232694 MLS

LOCATION. LAKE VIEWS. NATURE PRESERVE. Welcome to 2800 N Kimball, where architectural brilliance meets natural serenity on 2.69 lush acres with breathtaking Grapevine Lake & full access to nature preserve. Over 13,000 Sq Ft under roof this masterpiece showcases 3 and a half levels of unparalleled luxury. An elevator provides seamless access to all three levels. Enter through a grand 10-foot iron and glass pivot door into 26-ft soaring ceilings. The great room boasts a stunning 16-foot bookmatched blue diamond wall with linear fireplace and custom marble accents. Folding glass doors reveal a resort-style oasis with treetop-level infinity edge pool, custom spa with outdoor screens, & interconnected climate control throughout. The culinary kitchen features a waterfall marble island, 48-in Wolf range, Sub-Zero refrigerator, and Wolf coffee maker, and adjacent scullery with professional appliances. The dining room captivates with a glass-encased wine wall beneath 26-ft ceilings, while the sophisticated study displays bookmatched features and black fluted wood accents. The luxurious primary suite offers 12-ft tray ceilings, 48-inch gas fireplace, and spa-inspired ensuite with RARE Brazilian blue agate wall, Hollywood soaking tub, herringbone glass tile & cathedral ceiling. Two custom closets include a reinforced vault room & full laundry suite. A relaxation room with coffee bar opens to private pool cabana. First level presents five ensuite bedrooms. The lower level features entertainment sanctuary with wet bar, ensuite bedroom, flex room, and nine-car collector's garage. Upper level boasts game room, media room, covered balcony with Lake Grapevine views, and turfed rooftop with epic panoramic vistas stretching to the horizon. NO HOA. Carroll ISD. Estimated completion late Spring of 2026. 1-2 min. drive to boat ramp & 10 min drive to DFW airport. For the horse hobbyist, an Equestrian Barn suitable for up to 4 horses awaits you. Hiking trails from barn to the lake.

2800 N Kimball Ave, Southlake

$7,950,000

5 Beds ⋅ 6 Baths ⋅ 2029991 MLS

Nestled in the prestigious Stratford Hills enclave, this architectural gem commands a private 1.5-acre estate with sweeping green belt vistas. The property exudes refined elegance and serenity, creating an intimate sanctuary within beautifully manicured grounds. Step inside to discover soaring steel-framed windows that frame the breathtaking living space, where panoramic pool views meet the warmth of a handcrafted stone fireplace. The chef's kitchen anchors the home with lustrous marble surfaces and twin oversized islands. The gracious dining room transforms every meal into an occasion worth savoring. A stylish bar and climate-controlled wine cellar complete the entertaining spaces, designed for hosting in unparalleled style. The primary suite provides a peaceful haven with expansive proportions, tranquil landscape views, and a spa-inspired bathroom paired with a generously appointed walk-in closet. The main floor includes an additional bedroom with private ensuite, offering convenience and seclusion for family or overnight guests. The upper level reveals an impressive recreation and media space, complemented by three additional bedrooms, each capturing distinctive perspectives of the estate's natural beauty. Outside, the grounds unfold as a private paradise featuring a stunning infinity-edge pool with integrated spa. The substantial terrace, complete with an outdoor kitchen and radiant heating, extends the living space into every season. The expansive grounds provide complete privacy while cultivating a peaceful ambiance that elevates outdoor enjoyment. A practical 3-car garage and generous front parking complete this exceptional property, where functionality seamlessly meets luxury. This isn't simply a home—it's an expression of distinguished living for those who value comfort, seclusion, and elegance in one of the area's most coveted communities. For Sale: $7,950,000 For Lease: 35,000/Month

101 Stratford Reserve Pl, Austin

$7,950,000

5 Beds ⋅ 8 Baths ⋅ 21207770 MLS

Currently under construction by premier builder Danes Custom Homes, 4620 Melissa Lane is a thoughtfully designed estate that blends timeless architecture w modern luxury. Collaboration w Enrique Montenegro of SHM Architects & Erin Sander Design, the residence reflects a refined aesthetic w exceptional attention to detail. Spanning 7,888 SF on a .53-acre lot (125 x 175) the home offers 5 bedrms, 6 full baths & 2 half baths, incl a downstairs primary suite & guest suite. The floor plan is designed for both everyday living & entertaining with generous living spaces, a dedicated study, playroom & seamless transitions btwn indoor & outdoor environments. The exterior showcases a sophisticated combination of Old Texas Brick & limestone, accented by a standing seam metal roof, custom gas lanterns & clean-lined architecture. Oversized windows provide abundant natural light, while expansive La Cantina sliding doors create a true indoor-outdoor experience opening the great rm, kitchen & bfast area to the covered loggia w Infratech heaters, overlooking the pool, spa & landscaped yard. Inside, elevated finishes define every space, incl wide-plank white oak floors, custom cabinetry, & culinary kitchen equipped w Sub-Zero, Wolf, & Miele appl. Luxurious plumbing fixtures by Watermark, Waterstone, Rohl, Toto & Franke further enhance home’s curated design. Primary suite offers serene retreat w 2 boutique-style closets & a spa-inspired bath. Designed w wellness & comfort in mind, home feat dedicated space for rejuvenation w fitness room, sauna & pool bath w walk-in shower. Modern conveniences incl 2 Isokern FP, pre-wiring for surround sound, security w cameras (Cat 5 & 6) & motorized shades. Addl' highlights incl a 3-car garage w epoxy flooring, integrated exterior lighting, extensive landscaping & abundant storage. Exceptional new construction offers rare opportunity to own a meticulously crafted, design-forward home in one of Dallas’ most sought-after neighborhoods.

4620 Melissa Ln, Dallas

$7,950,000

5 Beds ⋅ 7 Baths ⋅ 21050293 MLS

French country elegance meets Texas charm on 7.7 fully fenced acres in coveted Northwest Colleyville. This 9,600 SF estate offers 7 living areas, 5 bedrooms, 7 baths, and endless amenities designed for both everyday living and grand entertaining. Inside you’ll find soaring ceilings, hand-carved fireplaces, Gracie hand-painted wallpaper, a chef’s kitchen with dual islands open to the breakfast area & oversize family room. The game room with onyx wet bar overlooks the backyard living. A catering scullery provides prep and cook space for entertaining large groups. The media room is perfect for private viewings. The formal living and dining rooms both open to a covered front terrace. The private executive office is fully paneled in mahogany. The primary suite is its own retreat with dual en-suite baths, custom 3 level closet, a private sitting room, safe room, and stunning views of the grounds. Out back you'll find resort-style living including a pool with beach entry, glass-walled pool house with a full kitchen and 2 luxury baths, outdoor kitchen, firepit, and putting green. Additional highlights include a 4-car garage with one bay climate-controlled and currently used as a dog room, gorgeous glass Hartley Botanic greenhouse, and very secure chicken coop. Updated systems throughout ensure comfort and peace of mind. There is an additional garage-shop-service building with 5 auto bays, space for RVs and an efficiency apartment. Wells on the property are for landscape use. This is a rare blend of sophistication, privacy, and luxury living in one of Colleyville’s most desirable areas.

6401 Westcoat Dr, Colleyville

$7,900,000

5 Beds ⋅ 4 Baths ⋅ 2615563 MLS

The Crown Jewel of Historic Austin Homes Step into a living piece of Austin’s history, an extraordinary estate built in 1889 and masterfully restored to reflect the soul of the city. Perched on a lush acre just minutes from downtown, this iconic residence offers an unmatched blend of architectural heritage, enduring craftsmanship, and modern comfort. From its hilltop vantage point, sweeping skyline views frame daily life in beauty and perspective, while the home’s granite exterior crafted from the same stone as the Texas Capitol stands as a testament to its strength, significance, & lasting presence. Inside, the home is a love letter to timeless design. Original elements like curly longleaf pine & cypress woodwork, bronze Victorian window latches, Majolica-tiled fireplaces, and antique light fixtures are preserved with care and reverence. Artful touches such as the custom Bocci chandelier, Lady Slipper fixture in the parlor, and intricate cabinetry make each room feel curated and soulful. With 5 bedrooms & 3.5 bathrooms, the layout balances grand entertainingw/quiet retreat. Restoration work spans decades, & the result is not just preservation but transformation. Modern systems have been discreetly integrated to provide reliability without compromising authenticity. Custom bronze weatherstripping enhances energy efficiency while honoring the original design of the windows and stained glass. The home is not only livable, it is unforgettable. The surrounding acre is lush & serene, & the adjacent duplex at 316 Le Grande Avenue is available to expand the property into an approx 1.26 +-/ acre private compound. Located moments from the best of downtown dining, arts, and culture, the home offers rare privacy without isolation- an oasis nestled within reach of everything. This is more than a home. It’s a chapter in Austin’s story, ready for its next steward. All information deemed reliable but not guaranteed. Buyer to confirm all information.

400 Academy Dr, Austin

$7,854,000

4 Beds ⋅ 7 Baths ⋅ 21307258 MLS

All renderings, floor plans, and finishes are for illustrative or conceptual purposes only and are subject to change.

1528 Azalea Ct, Westlake

$7,850,000

6 Beds ⋅ 10 Baths ⋅ 43694553 MLS

Fully furnished, total turnkey, move-in ready! Art, sculptures, custom furnishings, rugs, draperies, outdoor furnishings, even holiday decor! Nestled on a secluded street in Piney Point Village, this exceptional estate blends timeless architecture w/ refined craftsmanship. First level is an entertainer’s dream w/ lacquered lounge featuring a Humidor w/ air purifier & smoke-free filtration, climate-controlled wine room, custom wet bar, formal living, dining, & den. Kitchen boasts specialized stainless appliances, custom cabinetry, & marble slabs. First-floor primary suite features a spa-like marble bath & boutique closets. An oversized additional first-floor bedroom offers added flexibility for guests. Upstairs, elevator leads to 4 guest suites, game room, & media room. Meticulously manicured ¾-acre lot features summer kitchen w/ Kalamazoo grilling equipment, pool, spa, turfed putting green, whole-home generator, & detached gym access. SEE LIST AGENT FOR LIST PRICE & FURNITURE DETAILS.

220 Merrie Way Ln, Houston

$7,795,000

5 Beds ⋅ 8 Baths ⋅ 21319396 MLS

A rare .38-acre lot in Highland Park, Dallas’ most exclusive enclave. Boasting 97 feet of prime frontage along one of the coveted French streets, this exceptional property is priced at lot value. Zoned to highly acclaimed Bradfield Elementary and moments from iconic parks, the Dallas Country Club, and Highland Park Village. Ideal for building your dream home or enjoying the existing residence, which was beautifully renovated and expanded in 2020. The home spans 5,298 square feet of unparalleled craftsmanship and features 5 bedrooms, 5.3 baths, multiple living and dining areas, a bar, and game room. White oak flooring, museum-finished walls, custom cabinetry, and designer finishes create an atmosphere of quiet elegance throughout. The chef’s kitchen is anchored by a striking marble waterfall island and equipped with Wolf and Sub-Zero appliances, a built-in coffee system, dual dishwashers, and a beverage station. On the first level, the primary suite, added in 2020, includes a custom California closet with woodgrain finish and secure jewelry drawers, a freestanding tub, heated bathroom floors, and backlit vanity mirrors. Upstairs, four additional bedroom suites with en-suite baths are complemented by a spacious game room, laundry room, and half bath. Outside, the resort-style backyard features a stunning pool with multiple water elements, a spa, and tanning deck. A separate guest dwelling offers a living area, kitchen, laundry, bedroom, and two full baths, perfect for out-of-town visitors, a private office, or personal gym.

4433 Bordeaux Ave, Highland Park

$7,777,777

4 Beds ⋅ 5 Baths ⋅ 52143306 MLS

Set on a prime 18,750 SF West University Place corner location, 3201 University is a striking, design-forward estate owned by internationally renowned artist Enrique Cabrera, known as the Black Bull House, and crafted by Windham Builders. Conceived as a private gallery-meets-residence, the home seamlessly blends architecture, curated interiors, and museum-quality art into a cohesive living experience. Dramatic exterior with "The Platinum Bull" makes an immediate statement, while inside, expansive glass walls frame a resort-style yard anchored by a sleek heated pool/spa. Designed for intimate living/large-scale entertaining, the outdoor space is surrounded by multiple living areas, fire features, and an upper-level terrace, creating a true indoor-outdoor lifestyle with privacy. The residence includes select furnishings and signature works, including the iconic bull sculpture. A one-of-a-kind opportunity for a buyer seeking design, provenance, and a home that lives like art.

3201 University Blvd, Houston

$7,750,000

4 Beds ⋅ 5 Baths ⋅ 21276462 MLS

Located on prestigious Beverly Drive in Highland Park, this exceptional home showcases timeless elegance and extraordinary craftsmanship. The home offers a stately presence with manicured grounds, mature trees and classic architectural symmetry. The exterior entry includes a stone surround of Lueders limestone with engaged columns, leaded glass door, designed by architect Rick Robertson. The interiors are defined by quarter-sawn oak floors, special finishes, and exquisite millwork, four wood burning fireplaces. Dining room includes chandelier with baccarat crystals. The chef’s kitchen is equipped with top-tier appliances, custom cabinetry, large pantry and silver closet, floors of imported stone with black cabochon. The breakfast room includes a smokeless Count Rumford design fireplace, two walls of leaded glass windows, view of swimming pool and Pergola, floors of imported stone with black cabochon; large painted wood paneled family room, with four sets of French doors, floors of quarter sawn oak in herring-bone pattern, with smokeless Count Rumford wood burning fireplace. A temperature-controlled wine cellar storage of 25 cases, with stone stairs, stone floor, and antique oak armoire. Upstairs, the serene primary suite features dual closets and a luxurious marble bath, while additional bedrooms offer balconies and generous proportions. Upstairs library with elegant flitch-matched quarter sawn oak custom paneling, and coved plaster ceiling. Bookshelves with storage below. Wood burning fireplace with antique marble mantle, quarter sawn oak floor in herring-bone pattern. Outdoor living is equally impressive with a heated pool, fountains, and a raised pergola, creating a private retreat. Complete with guest quarters and a three-car garage, this is a rare offering of quality, character, and timeless design.

3605 Beverly Dr, Highland Park

$7,750,000

5 Beds ⋅ 9 Baths ⋅ 21227081 MLS

As you pass through the gates, ducks and turtles drift along the tranquil pond, offering an inviting glimpse of one of Southlake’s most exceptional properties. The drive winds beneath a canopy of mature trees, past broad lawns, before the home comes into view, nestled among seasonal foliage. Custom built by Cary Hy, this Spanish Colonial estate reflects timeless architecture with custom touches and designer-selected finishes including hardwood floors, French tile, marble counters, solid wood ceiling beams, and elegant lighting and hardware. A private courtyard with a fireplace welcomes guests and establishes the calm, gracious tone carried throughout the home. Inside, views of the grounds unfold beyond the arched doors of the family room leading to the Claffey spa and infinity-edge pool. Thoughtfully designed for everyday ease, the first floor includes formal and casual dining areas, as well as a family room, music room, and media room, creating comfortable spaces for gathering and unwinding. Through antique pocket doors, the formal office overlooks both courtyards and includes a gas fireplace, and a second office is tucked away just beyond the kitchen. The primary wing offers a private retreat with its own courtyard, exercise room overlooking the pool, and a spa-inspired bedroom with fireplace and en-suite bath. The kitchen is well appointed with a marble-topped island, Wolf, Sub-Zero, and Miele appliances, and is supported by a walk-in pantry, butler’s pantry, bar, wine room, oversized laundry, and pet room. A generous guest suite with direct access to the front courtyard completes the main level. Upstairs, three private ensuite bedrooms are joined by an additional family room with bar and powder bath, along with a media room that can be converted to a sixth ensuite bedroom. Outdoors, a covered living center with gas fireplace, grilling station, and kitchen island extends the living space, complemented by a pool, spa, firepit, sports court, and expansive lawn.

545 W Highland St, Southlake

$7,695,000

5 Beds ⋅ 5 Baths ⋅ 21276872 MLS

Escape to a private country oasis just under an hour from Downtown Dallas, nestled on 15 impeccably manicured acres. This timeless Mediterranean-inspired estate offers a resort-style lifestyle where luxury living and premier equestrian amenities blend seamlessly. Designed with exceptional craftsmanship and attention to detail, the single-story residence features expansive open-concept living spaces ideal for both intimate gatherings and large-scale entertaining. The gourmet kitchen, appointed with Thermador appliances, flows effortlessly into the dining areas and outdoor living spaces. The luxurious primary retreat is a sanctuary of its own, complete with a fireplace, coffee bar, spa-inspired bath with soaking tub, and oversized custom walk-in closets. The home also offers five bedrooms, a private library, and a spectacular indoor pool, creating a year-round wellness retreat. Outdoor living is equally impressive, featuring a fully equipped outdoor kitchen, multiple covered entertaining areas, and automatic retractable screens that allow for seamless indoor-outdoor living while maximizing comfort and privacy throughout the seasons. Every detail has been thoughtfully curated to create a true spa-like resort atmosphere overlooking the beautifully maintained grounds. Equestrians will appreciate the world-class facilities located just steps from the home. The impressive nine-stall barn features runs off the stalls, a tack room, storage area, private lounge, half bath, and a one-bedroom apartment. The covered indoor riding arena is equipped with premium Kiser footing and a dedicated viewing area, providing an exceptional training environment year-round. With agricultural exemption in place for reduced property taxes, this remarkable estate offers the tranquility of country living with convenient access to the amenities of the city. Additional acreage and guest home available.

5825 County Road 173, Celina

$7,595,000

5 Beds ⋅ 8 Baths ⋅ 88959264 MLS

A magnificent Memorial manor situated on over half an acre of fully gated grounds in prestigious Sherwood Forest offering a coveted close-in Memorial location. This remarkable 5-6 Bedrooms residence combines distinguished architecture with sophisticated selections consisting of reclaimed materials and plaster surfaces and exceptional entertaining capabilities enhanced by resort-style amenities. An elegant Entry Hall opens a private Study/Library, fabulous Formal Dining, and central Living Room. Gourmet Island Kitchen with informal dining room. Ground-level Game Room. Owner's Retreat up with sitting room, luxurious bath, and designated dressing rooms. 3 Guest Suites + Bunk Room with private bath up. Third Floor Flex Room with full bath (optional Bedroom #6). Elevator-installed. 2 Staircases. Home Generator. Slate Roof. Loggia with outdoor fireplace overlooks the park-like setting with swimming pool/spa and sizable lawn. Motor Court with porte-cochere leads to a 3-car attached Garage.

724 W Friar Tuck Ln, Houston

$7,495,000

5 Beds ⋅ 6 Baths ⋅ 21203376 MLS

Welcome to an unparalleled opportunity to create a true masterpiece of luxury on 5.95 pristine acres w-Stewart Custom Homes, ideally set within the prestigious Flower Mound Cross Timbers Conservation District in top-rated Argyle ISD. Positioned on the highly desirable west side of Flower Mound, this property is poised to benefit from the transformative Furst Ranch master-planned development, an extraordinary, world-class destination envisioned to bring an elevated mix of upscale retail, chef-driven dining, premier medical facilities & luxury hospitality just moments from your doorstep. Complementing this growth, the planned expansion of Highway 377 will enhance accessibility and ease of travel, providing seamless connectivity to Westlake, Southlake & Downtown Fort Worth. Designed for the most discerning buyer, this future residence is a statement of architectural excellence, featuring 5 private guest suites—including 2 on each level—a lavish owner’s retreat w-a secluded porch, a stunning central courtyard + thoughtfully designed media & game rooms on both floors. Every element is curated for elevated living, from the private study & fortified storm room to the effortless flow of indoor-outdoor spaces. The estate’s outdoor setting will rival the finest resorts, complete w-a custom-designed pool, expansive patios, an outdoor fireplace, a fully equipped chef’s kitchen + a pavilion, all surrounded by lush, park-like grounds that create a private escape. With no HOA restrictions, the possibilities are truly limitless, whether you envision a grand equestrian estate, a private resort-style retreat, or a custom-designed workshop. Backing to heavily wooded Grapevine Lake Corp land, this property offers a rare sense of tranquility w-breathtaking natural beauty & abundant wildlife, all just moments from the North Shores of Grapevine Lake. Opportunities of this caliber are increasingly rare in Flower Mound! Secure this exceptional estate and bring your vision of luxury to life.

Tbd Fm1171, Flower Mound

$7,495,000

21204163 MLS

Finding nearly 1,000 acres of productive ranch land this close to Fort Worth is almost unheard of. McGilvray Bridgeport Ranch offers 920± acres in Wise County just 10 minutes from Bridgeport, 15 minutes from Decatur & approximately 50 minutes from Fort Worth with convenient access to both Highway 380 & 114. The ranch is defined by big water, productive grass & nearly 1.5 MI of frontage along the West Fork of the Trinity River. Two substantial lakes measuring approximately 17.5 acres & 8 acres anchor the property, along with several additional ponds & stock tanks throughout the ranch. Big Sandy Creek, Waggoner Branch & multiple seasonal creeks further enhance the water resources, providing excellent distribution for cattle & supporting strong wildlife habitat. The ranch features 70' of elevation change across rolling terrain with mature hardwoods lining the river & creek bottoms, creating excellent cover & natural travel corridors for the healthy populations of whitetail deer, turkey, hogs, dove & waterfowl. The large open pastures with established grasses support a strong cattle operation & annual hay production. Cattle infrastructure is already in place, including perimeter and cross fencing, 35k+ SF of various barns, a 40' x 60' metal shop on slab with plumbing & working pens. Two separate entrances to the ranch & the extensive road system allow for versatile accessibility to the property. Three homes provide flexibility for family use or ranch operations, including a 3,390± SF brick home, a 2,246± SF brick ranch home & a 2,350± SF barndominium built in 2018 with garage & shop space. The combination of scale, water, infrastructure & location creates a property suited for a variety of uses including a working cattle ranch, recreational retreat, corporate or family compound, while offering both immediate usability & long-term landholding value this close to Fort Worth. *Inquire how this property could provide up to $2.7M in potential tax benefits.*

124 Private Rd, Bridgeport

$7,495,000

4 Beds ⋅ 4 Baths ⋅ 21196093 MLS

Red Hill Ranch is a turnkey 230± acre retreat within convenient reach of Dallas, Southlake, Westlake, Argyle & Fort Worth - offering the rare opportunity to own substantial acreage this close to the Metroplex. A property meant to be enjoyed & stewarded for years to come, the ranch combines accessibility, privacy, and natural beauty in a setting defined by elevation, water & mature hardwoods. Close enough for frequent use yet private enough to feel removed from the pace of the city, this is the ranch where you can leave the office at 3:30 & drive through your ranch gate by 4:30 on a Friday. The well-maintained residence sits on one of the higher points of the ranch offering panoramic views & a comfortable environment for weekends or extended stays. There is an additional prime building location at an even higher point for another residence. The 6,000± square-foot steel barn, perimeter & cross-fencing, working pens, & ag exemption create a property that is functional from day one. This ranch offers rare topography for a region known for open, flat terrain. With approximately 110’ of elevation change, the terrain moves naturally from mature hardwood groves & improved pasture to prominent high points with long-range views. Surface water includes 4 ponds, the largest over 3 acres & stocked, & several seasonal creeks. The ranch also borders Corps of Engineers land connecting directly to Lake Ray Roberts, creating an expanded wildlife corridor with healthy populations of whitetail deer, turkey, hogs, duck & dove. The balance of topography, water, pasture & hardwoods creates a ranch that lives larger than many properties twice its size. In addition to immediate enjoyment, the property holds long-term strategic value. With approximately 1.75 miles of county road frontage and access to county water, Red Hill Ranch offers flexibility as growth continues moving north. MUST SEE VIDEO! *Inquire how this property could provide up to $1.65M in potential tax benefits.*

1210 County Road 232, Collinsville

$7,425,000

5 Beds ⋅ 7 Baths ⋅ 4454035 MLS

Situated in the heart of Austin, just minutes from downtown in the desirable Windsor neighborhood, this two-wing structure by Clayton & Little Architects boasts a floor plan thoughtfully designed to provide both public and private space. Enter through a lushly planted courtyard opening to a two-story glass foyer with views of the picturesque backyard. The back of the house is dramatically cantilevered over the landscape, creating a lower level that is completely secluded from the street view. Finished with exquisite attention to detail, the interior features wide-plank oak floors, walnut cabinetry, marble counters, and designer light fixtures. The south wing of the main floor hosts a gourmet kitchen which opens to a light-filled great room anchored by a marble fireplace. An adjacent balcony offers a view over the pool below. The north wing contains a treetop-view primary suite with a luxurious bath and two large walk-in closets, plus a unique windowed sitting area. Two additional en-suite bedrooms complete the main level. The lower level features a large family room with sliding windows that can open completely to the alfresco dining space, fireplace, and pool. A butler’s kitchen allows for drinks and snacks to be served without a trip upstairs. Across the pool lie two additional bedroom suites, separately accessed for privacy. Additional luxuries include a three-car garage, professional appliances, sleek European cabinetry, and more. Tax and assessed values are estimates for illustration purposes only. All figures should be independently verified.

2308 Hartford Rd, Austin

$7,400,000

5 Beds ⋅ 7 Baths ⋅ 21286263 MLS

Designed by Richard Drummond Davis and built by Randy Hughes, 5431 Edlen Drive draws from the language of the French countryside — its steeply pitched slate roof, limestone details, and herringbone floors reminiscent of a château shaped by generations. The owners and architect selected the materials themselves during their many trips to France together. The arrival follows through on that particular significance: a gated circular drive canopied by mature Magnolia trees, a stone-clad front door, and porte-cochère with a discreet entry. Inside, the scale is generous. The family room opens wide, a breakfast nook complements the formal dining room, and the music room — an octagonal bay wrapped in windows — revives the kind of dinner party that ends with someone at the piano. The kitchen anchors daily life with a stainless steel island, exposed beams, custom vent hood, and dedicated wine storage. The old world-inspired library serves as the home’s most distinguished focal point. Two stories of hand-crafted millwork draw the eye upward to the chandelier, with shelves climbing to a mezzanine accessible only by an iron spiral staircase. This is the moment the house reveals its full ambition. Upstairs, find a primary suite with a private balcony, his-and-hers closets and lavatories, and three generously sized en-suite bedrooms. The playroom, media room, and balcony round out the second level. A fourth bedroom suite sits on the main floor for added convenience. Four fireplaces warm the rooms that matter most: the family room, library, primary suite, and pool house. Set on a full acre corner lot, the pool house with its own powder room and wet bar ensures afternoons by the pool remain outside. A whole-house generator means the lights stay on, no matter the season. Positioned in Preston Hollow and only minutes from Preston Center, NorthPark, and the energy of the Park Cities, 5431 Edlen Drive was built to last.

5431 Edlen Dr, Dallas

$7,390,000

6 Beds ⋅ 11 Baths ⋅ 21152918 MLS

Welcome to 5305 Hillcrest Drive, a sprawling 5.7-acre property with expansive views of Lake Waco. Poised to begin an exciting new chapter, this home is slated as an upcoming project on Magnolia Network’s Fixer Upper. Led by Chip and Joanna Gaines, this home will be thoughtfully reimagined to reveal a timeless, more neutral-leaning palette for a future owner. Featuring a light-filled, two-story foyer with floating staircase and ornate iron balusters, parquet flooring, stately columns, formal living spaces, a den, private study, billiard room, dedicated gym with steam shower, media room, butler’s pantry, wet bar, wine cellar, and more—this home offers a unique opportunity to enjoy a one-of-a-kind, personal retreat. A privately-situated, ground-floor primary suite offers two bathrooms, multiple closets, and its own courtyard access. A guest suite features a bedroom, bathroom, living area, kitchenette, and private entrance. Outside, several covered porches, an outdoor kitchen, infinity-edge pool, and pond make it easy to take in the serenity of nature. Four garage bays and a motor court offer generous parking options. As part of the Fixer Upper renovations, the home’s architectural details, such as intricate trim, moldings, and millwork will be preserved and elevated in order for their craftsmanship to shine. The kitchen will be reconfigured as the central heart of the space, inviting gathering and entertaining while bringing ease to everyday life. Additional design refinements throughout the home will set an elegant, renewed vision for all that Hawkesdene Estate will become.

5305 Hillcrest Dr, Waco

$7,300,000

4 Beds ⋅ 4 Baths ⋅ 7494683 MLS

Five private acres surround this custom Old World Storybook estate on the coveted High Road in Westlake Hills, blending artisan craftsmanship w/modern efficiency. This 4 bed, 4 bath retreat features 21kW solar, 6 zone 21 SEER Carrier geothermal heat pumps, spray foam insulation, w/average utility costs of $70/mo. This home is constructed w/Insulated Concrete Form (ICF) walls, a high-performance building system. As you enter, a Tiffany-style stained glass entry opens to vaulted wood-beamed ceilings, Venetian plaster walls, Arizona Rosa flagstone floors, & hand-crafted details throughout. Office features Unique Green Man Masonry Fireplace & antique doors. The great room showcases salvaged hemlock trusses, a weeping mortar stair tower, travertine wainscoting, stained glass accents & dramatic fireplace, w/antique 100-year-old doors open to a serene courtyard framed by dragon-themed wrought iron railings. A marble-floored library w/coffered faux copper ceiling, wall-to-wall bookcases, mahogany windows, & Juliet balcony, complemented by medieval stained glass crafted from 200-year-old salvaged glass. The private owner’s suite offers a stone fireplace, hand scraped teak floors & spa-like bath with river rock shower. Upstairs bedrooms feature bamboo floors & built-ins, & a spiral staircase leads to a hilltop tower w/panoramic views. Additional living spaces feature hand-chiseled mesquite mantels & flow seamlessly to expansive decks overlooking rolling hills. The kitchen includes custom cabinetry, large island, double copper sink, & thermal chimney cupola. The lower-level guest suite provides private access & full bath. Outdoors, enjoy massaranduba decking, koi pond w/Indian Lotus, workshop, mult parking areas w/two driveway entrances, copper gutters, 100% masonry stucco w/moss rock, wildflower fields, nature trails to a creek, & space for future guest homes. A custom pool w/natural stone accents, stone & turf patio is currently under construction to complete this estate!

1354 The High Rd, Austin

$7,300,000

4 Beds ⋅ 6 Baths ⋅ 6184606 MLS

8209 Two Coves Drive is a recently constructed contemporary builder’s personal home with extensive upgrades. Perched atop the rolling hills just off City Park Road, it seamlessly blends striking architectural elements with the natural beauty of the Texas Hill Country. Plus, with a 2025 tax rate of just 1.55% (buyer to verify), this estate represents a rare opportunity to own a state-of-the-art home in a coveted location with some of the lowest property taxes in Austin. A privately gated driveway winds through the lush landscape, leading to a dramatic front entry defined by an expansive moat and waterfall. A modern bridge guides visitors over the tranquil waters toward the residence, setting the stage for the home's contemporary yet serene ambiance. Every detail of the front yard has been meticulously designed with low-maintenance plantings, allowing the home to harmonize effortlessly with its surroundings. This 4-bedroom, 4-bathroom residence, with two additional powder rooms, offers luxurious living spaces, including a dedicated office overlooking the treetop views maximizes natural light and flow. The resort-style amenities continue outside, where ample covered patios, an outdoor kitchen, a waterfall-edge pool, and a hot tub provide the ultimate setting for entertaining against the backdrop of epic Texas sunsets. Beyond the main residence, the property extends its offerings with a casita that currently serves as an office, plus an impressive, detached flex space, complete with a golf simulator and gym, making it an oasis for both relaxation and recreation. Tax and assessed values are estimates for illustration purposes only. All figures should be independently verified.

8209 Two Coves Dr, Austin

$7,150,000

4 Beds ⋅ 5 Baths ⋅ 3883643 MLS

Set above a serene canal on Lake Austin, this newly constructed residence is a one-of-a-kind architectural gem situated on 0.615 acres. Designed and brought to life by a notable team, this residence is an opulent convergence of modern and traditional style. The great room is the focal point of the home with double-height ceilings and stunning windows that welcome the view of the outdoors into the home’s design. This space is open to the two-level library with walls of built-in bookshelves that flank a well-appointed fireplace. The great room’s modern windows artfully pair with the library’s traditional design. The fully updated kitchen is outfitted with high-end stainless steel appliances, immaculate finishes, ample storage, and a center island. On the home’s upper level, retreat to the privacy of the primary suite complete with a spa-inspired bathroom with a soaking tub and dual sinks. The walk-in closet is fully outfitted with custom storage. A rounded balcony off the bedroom offers the home’s highest viewpoint just above the tree line. The home also features a smartly designed guest floor with 3 bedrooms, 2 full bathrooms, and a kitchenette. All levels are conveniently connected with an elevator. Enjoy the privacy of the backyard, wrapped in mature trees and the solitude of the Lake Austin canal at the property’s edge. Bask by the pool in the sun or shade, or take the staircase that leads to the peaceful canal with a dock. Mount Bonnell is less than 2 miles away, and Westwood Country Club is under 3 miles from the property. Both Downtown and The Domain are less than 10 miles from the home. This extraordinary estate blends the canal-front lifestyle with the sophistication of city life. Tax and assessed values are estimates for illustration purposes only. All figures should be independently verified.

4500 River Wood Ct, Austin

$7,000,000

4 Beds ⋅ 4 Baths ⋅ 8348468 MLS

Unrivaled long-range Hill Country views define this exceptional 170+ acre legacy ranch, offering breathtaking 360-degree panoramic vistas from one of the highest elevations in Hays County. Located just 7 miles west of Dripping Springs along Hwy 290, this rare property—held in the same family for over 100 years—presents a remarkable opportunity for a private estate, recreational retreat, or future development. The land unfolds with a beautiful contrast of terrain—level, buildable acreage at the front shaded by mature oaks, giving way to dramatic canyon landscapes with limestone shelves, grottos, and striking natural features. The setting is both scenic and private, with abundant native wildlife supported by a wildlife management plan that provides an agricultural tax exemption. Water features include natural springs, a stock tank, and a wet-weather creek forming the headwaters of Sycamore Creek. The property is fully fenced, with high fencing along the western boundary, and an established internal road system provides easy access throughout. Additional highlights include over 300 feet of Hwy 290 frontage, multiple access points via paved easements and Old Red Ranch Road, and two platted lots (~12 acres) within the Vista Grande Subdivision. Improvements include a 2,566 SF ranch home with 4 bedrooms and 3 baths, featuring updated flooring, fixtures, appliances, paint, HVAC, and a metal roof. Built with 2x6 exterior walls, the home offers durability and efficiency. Additional improvements include an attached 2-car garage and a second 2-car garage complete with a private office and half bath—perfect for a home business, studio, or flexible use space—along with a large porte-cochere, motorized louvered patio cover, outdoor fire pit, metal storage building, well house with reverse osmosis system, Starlink internet, and security system. A truly one-of-a-kind Hill Country offering in one of Central Texas’ most sought-after areas… and yes, the views are just that good.

6594 W Hwy 290, Dripping Springs

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