luxury real estate for sale Austin, United States (page 10)

Welcome to this beautiful mid-century home located in the desirable Brentwood neighborhood. This 3-bedroom, 1.5-bathroom gem features an informal dining room and an open floor plan that seamlessly blends vintage charm with modern convenience. The spacious main living and dining areas boast original hardwood floors and stunning mid-century lines, while the three cozy bedrooms have been updated with new carpeting. Unique original built-ins provide ample storage and character. Additional features include a convenient carport and a detached laundry/storage room. The roof has been recently updated. Surrounded by renovated homes, this property is located in a charming and appealing neighborhood. Priced to sell, this home offers a perfect blend of classic style and modern upgrades. Don’t miss your chance to own a piece of Brentwood’s architectural history!

This move in ready, pre-inspected property is ready for immediate occupancy. It features a recently updated roof, water heater, evaporator coil, and numerous enhancements that are sure to surpass expectations in both aesthetics and functionality. The carefully redesigned space offers modern conveniences and a single-story layout, ideal for those in need of wheelchair accessibility. Located within a secure gated community, this home is set against a serene greenbelt lot, offering privacy from adjacent properties. Experience the perfect mix of country charm and city convenience, with easy access to local shops, entertainment, parks, rivers, and trails, plus a brief 25-minute commute to downtown Austin and the Austin International Airport. Distinctive Ownership Structure: While legally defined as a condominium, this home operates as a single-family residence with a survey and fee simple title, granting the owner full autonomy and responsibility over both the dwelling and the land it occupies. Owner/Agent

AUTHENTIC. TIMELESS. EXTRAORDINARY. Gracing over 3 acres harmoniously uniting with the coveted shores of lake Austin, a true masterpiece awaits at the Evergreen on Lake Austin. Available for the first time ever, this estate is singular in its beauty and uniqueness. Evergreen was imagined by renowned architects Ryan Street Architects, brought to creation by respected builder Dalgleish Construction Company and curated by acclaimed designer Rachel Mast, resulting in a three year design and construction win. This legendary partnership and European travels inspired this highly custom home, resulting in a museum of historic marvels fused with technology and modern supreme engineering, a true masterpiece. Away from the hustle and bustle of the city, this gated estate is enveloped in nature and privacy with a gently sloping greenscape overlooking the Balcones Nature Reserve, 229 feet of precious waterfront, and a two slip covered boat dock. Options abound as one can arrive by air, land or water, as helicopter landings are allowed on the expansive lawn. From the moment you step inside, statements are made and your arrival to a life better lived is revealed. Offering over 8,000 sq ft of impeccable spaces, both luxurious and organic, affluent and with understated elegance, and there’s still room to build more. Walls of windows welcome you outside with several outdoor living spaces to enjoy the lake beyond, including multiple verandas, a kitchen, fireplace, and pizza oven. A journey through history was taken to resource materials from ancient eras and around the world, bringing in century old reclaimed timbers in Oak, Elm, Beech, Maple, and Hickory, reclaimed tobacco pine and oak floors, Jerusalem stone and 11 antique doors, each unique and a wonderful in their own right. What was old has been made new again. The heart of the home is the bespoke kitchen that flows seamlessly into an airy and open floor plan with Wolf , Sub Zero appliances, natural stone countertops, a mosaic backsplash, and a custom vent hood. This social center point adjoins the family room and eating nook, which are personalized with decorative ceiling work and a fireplace. The kitchen and additional bar are positioned for interflow in an open plan to the great room, formal dining, and piano enclave. A palette of nature in warm patina and Venetian plaster, all three levels of the home are accessible by a towering cylinder staircase and an elevator. A sense of arrival like no other, the primary wing sits private and proud, through a trio of graceful arches, coziness and luxury abound. The bedroom was canted to align north-south for sleeping magnetism and wellness. Calcutta marbles embrace the spa-like bathroom with a stunning soaking tub, mosaic tile, two walk-in closets, two vanities and sweeping views of the lake. Serenity and well being envelop you at Evergreen with a world class wellness center, overlooking the inviting pool and natural landscape. Technology at its finest, a smart home throughout includes a Lutron control system. Additional property features include two dedicated offices, a 3 car garage with generous auto court and a charming greenhouse. Steiner Ranch boasts many amenities including The University of Texas Golf Club with a golf course, tennis courts, basketball courts, playscapes, picnic areas, and nature trails along with close proximity to daily desired conveniences. A rare acreage estate on the lake, mere steps from the home, the cool, clean waters of Lake Austin await with beach access and a two slip covered boat dock with ample storage offering the best lake lifestyle available. A living work of art…This is Evergreen on Lake Austin.

1035 Verbena Drive, Austin, TX 78750 Anderson Mill Charmer Charming updated 2 bedroom, 2.5 bath condominium in preferred Westwood High School tracking zone is now available. Contemporary feel with updated kitchen with large drawers instead of cabinets give the kitchen a sleek modern feel. There are high ceilings with concrete flooring downstairs and wood flooring upstairs. Condo is Tesla-ready with outlet in place and TV mounting brackets in place. Hot water heater and dishwasher have been recently replaced and are ready to go. Gas fireplace. 2 car garage and shaded patio with fencing. Whole house is protected by surge protector.

Welcome to an unparalleled luxury living experience in the prestigious Seven Oaks community of Austin, Texas. This custom-built smart home estate spans over 5,700 square feet and is situated on more than 3 acres of rolling Hill Country views, offering a perfect blend of sleek, modern design with warm, inviting touches that create a truly unique home. The residence boasts 6 bedrooms and 5 elegantly appointed bathrooms, providing ample space for family and guests. Privacy is paramount in this estate, with its expansive grounds ensuring a tranquil retreat from the hustle and bustle of city life. Designed for both intimate family living and grand entertaining, the home features generously proportioned living areas that flow seamlessly from one room to the next. The gourmet kitchen, equipped with top-of-the-line Thermador appliances, and a wine fridge, with a large marble island opening to a grand family room and a formal dining area, perfect for hosting gatherings. A full butler's pantry right off the kitchen provides the ideal space to prepare and serve lavish dinner parties. Following off of the main living area, the expansive porch is ideal for entertaining, seamlessly integrating into the stunning yet private pool and spa area, accompanied by an outdoor shower, perfect for relaxation. Continuing inside, featuring the primary bedroom, a sanctuary of luxury, with its own porch access. The bathroom, with a one-of-a-kind soaking tub, expansive countertop space, large steam shower and two extraordinary closets that offer unmatched storage and style.
In addition to the living and entertaining spaces, the home includes a dedicated office space, providing a quiet and productive environment for work or study, and a fully built-out gym, ensuring you have everything you need in the comfort of your own home. Ample climate controlled parking space ensures convenience for homeowners and guests alike. This property embodies the epitome of luxury living, with complete surround built in sound, window shades throughout, security cameras and generators all monitored by the smart home itself. Combining sophisticated design with the natural beauty of the Texas Hill Country, this custom home has it all. Whether you're hosting a grand event or enjoying a quiet evening at home, this Seven Oaks estate offers an exceptional lifestyle in one of Austin's most coveted neighborhoods.

Single-story mid-century modern new build tucked away for ultimate privacy on a quiet East Austin street. Custom walnut cabinetry throughout and full kitchen appliance package included. Fully artificial turfed side yard with a separate privacy gate at the entrance of the driveway and fully fenced on all 4 sides. Tall ceilings throughout with a gorgeous luxury living room chandelier hanging from above. Two large bedrooms with one full luxury dual vanity bathroom and a large walk-in glass-enclosed shower. The covered front porch area is perfect for lounging. Electric car charger outlet already installed right by driveway. Carport addition build-out can be discussed - inquire for more details there. No HOA dues or strict restrictions.

This charming modern farmhouse, completed in 2019, offers an array of features in a prime location in north central Austin. Boasting an exceptional floorplan in 4078 SF of space, this home is designed to accommodate modern living. Upon entering, you're greeted by a private office and a wide hall with a beamed ceiling, leading into a bright and spacious family room complete with a stately brick fireplace. The kitchen and dining area overlook a lush backyard with enormous trees, creating a seamless indoor-outdoor living experience. The primary suite PLUS two secondary bedrooms are conveniently located on the main floor, each with its own en suite bathroom. Also on the first floor, is a separate media room for entertainment. A fourth bedroom, full bath, and a generously-sized second living and additional small playroom (or storage room) occupy the second floor. Notable features include a well-appointed kitchen with a walk-in pantry, ample storage throughout including in the spacious laundry room and built-in desk area, a smart drop-off zone from the two-car garage, and large walk-in closets in all bedrooms. Outside, a covered back porch extends to a yard with ample space for a pool, with pool plans available. This home combines modern amenities with thoughtful design in a sought-after neighborhood. Just minutes away from dining, shopping, and the vibrant offerings of Central Austin, this home has it all!

Step into a world of possibilities with this unique steel-framed home spanning over 3500 square feet on a spacious .99-acre lot in South Austin's vibrant 78745 zip code, just minutes from downtown. Originally constructed with no interior load-bearing walls and a full concrete perimeter beam and plumbed for a secondary kitchen, this home offers endless layout possibilities that will spark your imagination. The options are truly endless! The property is substantially complete, allowing you to add your personal finishing touches to the cosmetics and the freedom to gut and rework the layout to your heart's delight, creating a space that is uniquely yours. Step outside to enjoy the stunning landscaping, ample privacy, and the potential to further enhance this compound. Embrace the dynamic energy of this South Austin large lot neighborhood. Surrounded by exciting growth, with the southern entertainment district on south Menchaca and many exciting developments, such as the future slated billion-dollar transformation of Brodie Oaks, promise a modern destination for shopping, dining, and entertainment. Indulge in the vibrant shopping options at Sunset Valley Retail Centers and the William Cannon Arbor Trails Center, featuring popular retailers and dining experiences. South Congress adds to the eclectic charm with its boutiques, cafes, and galleries, making it a vibrant hub of creativity. An exciting home sweet home!

Nestled on one of the most coveted flat streets within Spanish Oaks, this elegant Santa Barbara-style residence exudes sophistication and charm. Crafted by Cornerstone Architects and built by Art Duncan of Emerald Crest Builders, the home's structure and design promise enduring quality. Situated on a sprawling 1.5-acre lot adorned with lush Spanish and Live Oak trees, this property offers a tranquil sanctuary. A private paver driveway welcomes you, shaded by a canopy of majestic oaks. Upon entry, the spacious foyer leads to a metal and glass door opening onto the patio, overlooking the pool lawn. The outdoor space is an entertainer's dream, featuring a full kitchen and a seating area with a gas fireplace. The outdoor fireplace is graced by large natural limestone boulders and cafe lights. The extended yard also offers a play area with playset and trampoline, with ample room to add casita. Inside, the wide hallways and high ceilings impart a sense of grandeur. The home's southern exposure floods the interiors with abundant natural light throughout the day. White Oak hardwood floors, natural stone, and solid wood doors grace every corner, complemented by two powder rooms flanking each side of the home. The study offers extensive shelving and picturesque views of the driveway and oak trees, while the dining room, also with scenic views, features a wet bar with a wine refrigerator. A large stone fireplace anchors the living room, which boasts generous windows framing views of the sprawling oak trees and provides access to the patio. The kitchen serves as the heart of the home, boasting an oversized island, knotty alder cabinets, stainless steel appliances, soaring ceilings, a breakfast area, a large walk-in pantry, and yet another fireplace. The primary suite enjoys oversized windows offering views of the diverse oak trees, backyard, and pool, complete with a luxurious primary bath featuring a tub, double vanity, walk-in shower, and spacious his/hers closets. Adjacent to the primary suite lies a guest room with an ensuite bath and access to the exterior, ideal for flexibility as a secondary office or nursery. Upstairs you will find 2 additional generous sized bedrooms with walk-in closets and ensuite baths, as well as a large secondary living space. With its thoughtful layout, this home effortlessly accommodates both entertaining and quiet family moments. Experience a lifestyle that seamlessly blends recreation, sophistication, and comfort in this exceptional Spanish Oaks offering. It's more than a community; it’s a lifestyle. Spanish Oaks is a 24-hour guard gated community with a private golf course, resort-style swimming pool, grill, hike and bike trails, fish camp, and tennis just outside the gates at Austin Tennis Academy. Highly acclaimed Lake Travis School District with surrounding private schools. Downtown is approximately 15 miles and Austin Bergstrom International Airport is 17 miles. Restaurants, cinema, and grocery are just around the corner including shopping at the Hill Country Galleria.

Wind your way through the hills of Westlake to find this oasis-like gem of a property. Tucked away on a quiet cul-de-sac, this elegant home sits on a double lot (1.78 acres) and offers the most elegant of life-styles. Custom built by Peter Wyeth and drawn by architect, Bob Wetmore, and located in the acclaimed Eanes Independent School District, this beautiful estate offers privacy and convenience while being tucked away on a cul-de-sac lot in Westview. Built to accommodate a large family, the mediterranean style home features 5 bedrooms and 5 full baths plus 3 half baths. The single story guest cottage overlooks the pool and backyard. As you pull in the circular driveway, there is a sense of quiet elegance. Great attention has been given to every detail including plaster walls and a gorgeous staircase winding around a spectacular chandelier to the front foyer and formal areas. The gorgeous pool and spa sports a swim-up bar and cabana all surrounded by grounds that are meticulously and thoughtfully landscaped. Walking trails wind through the lush yard and flowing creek. All are lovingly maintained and will be a favorite with friends and family . The sport court and putting green are great places to practice the game of your choice. A beautiful study/office with floor to ceiling shelving for all your books and treasures is located on the main floor convenient to the the primary suite. The lush primary suite offers the perfect retreat with an amazing closet for your attire and your shoe collection. Sonos sound system throughout as well as at the pool and cabana. Special in every way, this elegant home offers it all. First time on the market.

A truly amazing opportunity to build in Spanish Oaks - on the last remaining lot in Verde Trails section! Build with the extraordinary builder Art Duncan -Emerald Crest. Cornerstone Architects has designed a 2,362 SF home plan and can convey with the sale of the lot or you create your own. This is a lock and leave community in the outstanding community of Spanish Oaks.

THE SUNSET POINT: A passionately visioned estate, commanding its presence on the highly sought-after south shore of Lake Travis. Rare in all aspects, a peninsula setting with shoreline unimaginable for the area. Water and lots of it...Views that span over the large body of the lake, maximized by bends in multiple directions. Let's not forget the Sunsets. The home was aptly named for the descending vision over the horizon, shimmering like a dancing mirror on the water, slow to fall behind the hills giving an iridescent glow of magnificent color and hue. A vision that will leave you mesmerized by the exclusive location and its undeniable beauty. THE HOME: The vision of timeless design, A pleasing modern taste, and style has been stunningly executed in this one-of-a-kind Lake Travis landmark. Contemporary luxury architecture wrapping the crest of the peninsula, the home spans a level site flowing with a level elevation from the front lawn to the back. The architectural vision creatively positioned the home to allow most rooms a natural and expansive Lake Travis view, huge bright open spaces, and architectural character that will take your breath away. Sunset Point displays a presence that allows for the ultimate family and guest experience. Main areas support the scale of an entertainer's dream, completely wide open to its visual surroundings and outdoor living areas of awe-inspiring luxury and scale. THE LAKESHORE & BOAT DOCK: A gentle sloping stone stairway or automatic tram offers effortless access to the water's edge. Lake Travis lifestyle awaits... Over 800 feet of deepwater shoreline spanning the main body of Lake Travis to a protected cove where the boat dock floats comfortably outside the rough waters of the open lake. Not just a normal boat dock… A boat dock that has a living area, YES… climate-controlled apartment with bathroom and kitchen. Rare for Lake Travis, the boat dock is grandfathered (No more will be allowed on Lake Travis.) A UNIQUE OPPORTUNITY to own one of Austin's most creative, envisioned, and positioned lakefront estates. A home created to compliment the vision of Lake Travis and the sunsets that await. Prepare to be amazed.

Private contemporary home in the heart of Tarrytown. As you enter the home you are greeted by natural light pouring into the main living area, high ceilings and giant windows. The kitchen has built in electric stove, ovens and microwaves including an espresso machine. The kitchen looks out into a dining/flex space with accordion doors that create a dining patio and views of the back yard. The lower level has 1 living are and 1 bedroom used as a gym with a washer and dryer. Easily can be converted into a separate bedroom. Several other rooms that can be used as office or at home gyms. The living space looks out into a central garden. The second level boast two en suite bedrooms as well as a linen closet. The upper level you will find the Primary bedroom as if in your own tree house with a spa like bath. Two separate closets and an office the bedroom a few steps away.

Welcome to, 6815 Adeline Way a jewel of a lock and leave home in the heart of Westlake. Located in The Addie development, a collection of 46 peak-performance lifestyle homes in a gated lock-and-leave neighborhood. 6815 Adeline was selected at the community introduction as one of the preferred, larger, and more spacious floorplans in a premium back-of-the-development location. Featuring high-level finishes, the interior spaces are designed to accommodate family and guests with the ultimate efficiency and function. New and never occupied, 6815 Adeline is a unique offering awaiting its first resident. The community was in high demand at its introduction and pre-construction and quickly sold out due to its quality and innovative appeal. Be the first to take advantage of the first Addie re-sale offered to the market. Location is a premium... A Westlake location close to downtown Austin, yet just distant enough to enjoy the privacy, green space, and views of the Hill Country.

Step into comfort with this enchanting bungalow nestled on the sought-after Brentwood Street. This delightful home + ADU combines modern updates with timeless charm, providing a cozy and welcoming atmosphere from the moment you enter. Only one block away from Brentwood Park, with a pool and newly completed pickleball courts, this is the ultimate location. The home is set on a large, spacious lot with detached 1/1 ADU + spacious storage shed. The front yard boasts a beautiful, low-maintenance xeriscape, while the expansive and lush backyard with mature shade trees invites relaxation and outdoor gatherings. Inside the main house, you'll find gorgeous hardwood floors and classic charm combined with nostalgic touches throughout. Large (updated) windows flood the space with natural light, enhancing the home’s airy feel. The great layout facilitates effortless flow from room to room, perfect for both daily living and entertaining. The detached ADU features a high ceilings, open layout, closet, and full bathroom. Don't miss the chance to own this too-cute-to-miss charmer on fabulous Brentwood Street, where every detail makes you feel right at home in one of Austin's most cherished neighborhoods.

Behold the pinnacle of luxury living in Austin's premier skyscraper residence, where unparalleled interior design meets world class amenities, and commanding panoramic views transcend you above the thriving city below. Gazing over the city from the 50th floor of the iconic Austonian, in the heart of Downtown and walking distance to the lake, globetrotting adventures inspired a year-long renovation, resulting in dazzling finishes, transporting you into the realm of art and luxury, a true one-of-a-kind residential offering. Boasting 3 bedrooms and 4.5 bathrooms, 3 living areas, 3 garage spaces, 3 terraces, and views of the Frost Bank Tower, the Texas State Capitol, the University of Texas Tower and Lady Bird Lake, this masterpiece provides a remarkable blend of sophistication and comfort. Pristine French-oak, Italian travertine, and hand-applied Venetian plaster grace the surfaces, while bespoke and curated touches were chosen to make this a true design accomplishment. Each room embodies unique lighting fixtures, custom hardware and wallpaper, and a truly exceptional over 5,000 square foot floorplan allows for entertaining and cozy spaces. Indulge in the intimate dining room and lounge featuring a petrified wood and Italian marble wet bar, with a statement floor to ceiling steel and glass 450 bottle wine display. A culinary delight, the kitchen features a royal-blue French La Canche range with polished brass vent hood, Quartzite countertops, custom glass cabinetry, professional-grade Miele and Subzero appliances, all while gazing down the skyline corridor to the Texas Capitol. A sanctuary in opulence, and overlooking Lady Bird Lake, the expansive primary suite is among the finest ever created with two separate decadent bathrooms each with a walk-in closet fit for royalty, a study and a balcony with sweeping views of the lake. The first bathroom showcases burnt-sienna marble & Italian stone floors, while the second features beautiful white & black Italian marble, floor-to-ceiling mirrors, a large porcelain soaking tub, a vanity, and a custom designed marble steam shower. The amenities of the Austonian are second to none with a 24-hour concierge and valet parking. The lawn and the dog park span the complete exterior of the 10th floor and serve as a 12,000-square-foot urban backyard where residents can entertain and relax, complete with a 75-foot lap pool, seven-seat saltwater spa, lounge chairs, eight luxury cabanas, outdoor cooking spaces and more. A theater, conference room, library, spa room, dog grooming room, billiards and game room, and wine cellar also reside here. The 56th floor encompasses the fitness center with awe inspiring views that will encourage a disciplined wellness routine, as well as The Austonian Club, a 6,000-square-foot space overlooking the city and available for residents to enjoy an early morning coffee or host a variety of events, both large and small. A statue in the sky, located in the heart of Downtown Austin, this residence provides easy access to the city's vibrant cultural scene, renowned restaurants, and bustling entertainment, all just moments away from your doorstep. A truly one of one abode, with luxury living reaching new heights. This is Vogue in the Sky!

Welcome to Casa de Arboles! (The Treehouse) This Meticulous remodel in Coveted Old Lakeway was taken down to the studs & a second floor added. Light-filled multigenerational home has huge Anderson picture windows and sliding doors from the main floor & the bedrooms open to multi-level decks overlooking the stocked pond. Extensive mature landscaping shaded by large trees, & a rock-lined wet weather waterfall cascades into the pond & provides a unique sanctuary for wildlife, think country living 8 mins. from grocery stores and hospitals. The main level includes the Primary bedroom w/ updated en suite bathroom complete with heated whirlpool tub & large walk-in travertine shower, new quartzite countertops & fixtures. Two additional main floor bedrooms share a remodeled secondary bath with a roll-in shower with two shower heads & a handheld sprayer. Throughout this home you will be awed by lifestyle living including a chef style kitchen with gorgeous new granite & five burner cooktop, double ovens, pantry, butler’s pantry, wine fridge plus ice maker. Coretec French Oak Floors, new granite, new light fixtures, & a cheerfully wallpapered laundry room complete the main floor. Upstairs is a huge gameroom/office with unique wood ceiling & tree branch chandelier modeled after the famous Lake Austin Spa. Areas of this home have been thoughtfully modified with wheelchair accessible features and SO MUCH MORE! You will fall in love inside and out.

This 1959 sprawling ranch home is true to its era in its current state, right down to the vintage kitchen appliances, flooring, and overall layout. Featuring 5 bedrooms plus office, 3.5 bathrooms in a total of 3,110 square feet of living space, the real gem is the over 1/2 an acre lot backing to Waller Creek surrounded by mature oak trees. Perfect for investors or someone looking to capitalize on this prime location and open to a full renovation. It is definitely worth checking out.

Presenting a singular opportunity to secure a piece of the iconic West Lake Hills landscape, where the grandeur of nature meets the sophistication of urban design on 13.77 acres. Here, the panoramic vistas of the lake intertwined with the city skyline offer an unmatched backdrop for constructing your bespoke dream home. The property’s gentle topography is perfect for building a home that captures the essence of luxury and comfort, with ample space for an estate that embraces outdoor living and makes the most of the stunning views. Whether it’s the peaceful mornings watching the sunrise over the lake or the enchanting evenings as the city lights begin to twinkle, this lot offers an ever-changing, live canvas of beauty. Nestled within The Summit, a distinguished gated community known for its exclusivity and privacy, this lot is a rare gem that combines secluded living with close proximity to the bustling heart of Downtown Austin. It’s a unique blend of accessibility and privacy, offering a lifestyle that’s both elevated and grounded in nature. This is not just a lot; it’s a gateway to a life where every detail reflects your highest aspirations for home and lifestyle. In West Lake Hills, where the views are incomparable and the opportunities endless, creating a home here means setting a new standard for luxury living. With the lake and city skyline as your constant backdrop, experience the pinnacle of architectural creativity and personal fulfillment.

This completely renovated home with a boat dock seamlessly blends nature and high-tech luxury. Designed by Mark Ashby alongside Rose Bartush architects in 2007, with a recently refreshed interior by Renea Abbott. This is the ultimate Lake Austin Waterfront residence. Entertain guests in ample outdoor space that offers a covered boat dock and lift, a large sun deck, heaters, misters, fans, and a media room opening up directly to the water. Soak in the stunning lake views while cozied up by the gorgeous fireplace in the living area. A fully-equipped marble kitchen features upscale Sub Zero and Wolf appliances as well as a built-in Miele coffee maker and pellet Sonic ice maker. At the end of the day, relax in the private master suite that includes a private deck overlooking the water and electric blackout shades throughout. Amenities include an automated indoor/outdoor Creston Media and Lighting System, electric roll-down Phantom Screens to the balconies, an outdoor shower, new LED outdoor landscape and up lights, handmade custom railings, customer shop, and storage room, outdoor waterproof television on the dock, mosquito system and gorgeous landscaping. Now this is Lake Austin Luxury Living!