Freehold master plan; HW Central amenity center with pool, splash pad, trails and parks
- Builders
- David Weekley Homes, Coventry Homes
- School district
- Dripping Springs ISD
- Tax district
- MUD
South Suburbs
Dripping SpringsDripping Springs
Southwest of Austin along US 290, at the edge of the Hill Country. Acreage homes and new master-planned communities, side by side.
SouthwestDriftwoodBee CaveDripping SpringsCity limits: U.S. Census TIGER · Roads & lakes: Natural Earth
High schoolsDripping Springs
PopulationAbout 4,7002020 Census: 4,650 (city limits)
Median sale price$599KJan–Sep 2026 median · Down 6.4% vs 2025 · Unlock MLS
Price per sq ft · pace$282 /sqftMedian 56 days to sellSep 2026 · Unlock MLS
School ratings56% rated ATEA 2026 · 9To downtown35–50 minNew-home communities7Development projects0Not sure Dripping Springs is the one? Take the 1-minute neighborhood match →
01 — AT A GLANCE
Gateway to the Hill Country,room to spread out.
WhereLocationAbout 25 miles southwest of downtown Austin, where US 290 meets RM 12, just past Oak Hill.
FeelVibeHistoric Mercer Street, wineries and distilleries, acreage homes and new master-planned communities.
ForBest forFamilies commuting to Southwest Austin who want a bigger lot and a quieter setting.
02 — HOME PRICES
What homes sell forin Dripping Springs right now.
The Jan–Sep 2026 median compared with last year. Single-month numbers swing with the number of sales.
Median sale · Jan–Sep 2026$599KDown 6.4% vs 2025
Homes sold · Sep 202648
Price per sq ft · Sep 2026$282
Median days on market · Sep 202656 days
Median sale price by year
2021$683K
2022$740K
2023$675K
2024$653K
2025$640K
2026*$599K
* 2026 is January–SeptemberMedian by bedrooms · 2026
3 bed$475K
4 bed$663K
Price range — what sold in September 2026 (48 sales)
$300–399K 8%$400–499K 33%$500–599K 15%$600–699K 8%$700–799K 8%$800–999K 8%$1–1.19M 8%$1.2–1.39M 2%$1.4M+ 8%
Source: Unlock MLS Residential Market Snapshot (Dripping Springs, residential), retrieved Oct 14, 2026. Deemed reliable but not guaranteed.
03 — SCHOOLS
Dripping Springs ISD.Check any address in seconds.
Elementary
Cypress SpringsB
Dripping SpringsB
Rooster SpringsA
Sycamore SpringsB
Walnut SpringsB
Wildwood SpringsA
Middle
Dripping SpringsA
Sycamore SpringsA
High
Dripping SpringsA
These are all Dripping Springs ISD campuses. Elementary and middle schools are zoned by address, and a second high school (Driftwood Springs) is set to open in fall 2028, so high school zoning may change too. Always verify by address. Ratings: Texas Education Agency 2026 A–F accountability ratings (released Aug 2026). “New” marks campuses that opened after the ratings year.
Check zoned schools ↗04 — COMMUTE
Downtown in about 40 minutes.Tesla via SH 71.
Typical drive times from central Dripping Springs. Allow more at rush hour.
DowntownDowntown Austin35–50 min
TeslaGiga Texas · Southeast40–55 min
AppleNorth Austin campus50–65 min
DellHQ · Round Rock55–70 min
SpaceXBastrop plant55–70 min
SamsungTaylor fab70–85 min
05 — EVERYDAY LIFE
Unhurried weekdays.Hill Country weekends.
Getting around
- US 290east-west to Oak Hill & Austin
- RM 12north-south toward Wimberley
- FM 1826to Southwest Austin
Weekends
- Hamilton Pool Preservereservation-only natural landmark
- Mercer Streetthe historic downtown
- US 290 wineries & distilleries
Shopping
- H-E-B
- Belterra Village
- Oak Hill & Sunset Valley shopping
06 — WHAT’S COMING
A new high schooland new neighborhoods.
The district’s second high school and a big new phase of homes are rising at the same time — and the drive into Austin just changed.
DRIFTWOOD SPRINGS HIGH SCHOOLFall 2028The district’s second high school, for 2,500 studentsOn Darden Hill Road next to Cypress Springs Elementary. Broke ground April 2026, funded by the 2025 bond.
THE RANCH AT CALITERRALate 2026A new Caliterra phase of about 230 homesitesFirst move-ins expected December 2026. A new amenity center, The Bunkhouse, is planned for 2027.
OAK HILL PARKWAYCompleted Oct 2026Rebuilt US 290/SH 71 interchangeNonstop mainlanes and flyovers through Oak Hill — a direct change for anyone commuting into Austin.
Timelines are as announced and may change.
All Austin-area development news →07 — COMMUNITIES
Same city.Very different neighborhoods.
Subdivision boundaries, price ranges and recent sales are coming next.
BelterraLarge master-planned community east on US 290Community guide coming soon
HeadwatersMaster-planned community in a MUDCommunity guide coming soon
CaliterraNew phase, The Ranch, under wayCommunity guide coming soon
Big Sky RanchNew builds east of Founders ParkCommunity guide coming soon
HeritageNew builds close to townCommunity guide coming soon
08 — NEW HOMES
New-home communitiesin Dripping Springs.
7 communities where builders are selling new homes now. Builders and phases change often — confirm before you visit.
Along Onion Creek; over 300 acres of green space; The Ranch at Caliterra phase underway
- Builders
- Drees Custom Homes, Scott Felder Homes, LTB Design + Build, Atlas Custom Homes, Alkire Construction
- School district
- Dripping Springs ISD
- Tax district
- Development district (MUD-like)
112-acre plan next to the Dripping Springs Sports & Recreation Park
- Builders
- Taylor Morrison
- School district
- Dripping Springs ISD
- Tax district
- MUD
188 acres, about 590 homes planned; amenity center, pool, pickleball, ponds
- Builders
- M/I Homes, Tri Pointe Homes
- School district
- Dripping Springs ISD
- Tax district
- PID
Two acres of green space; near Founders Memorial Park
- Builders
- Ashton Woods
- School district
- Dripping Springs ISD
- Tax district
- Check by address
About 700 homes planned; 48 acres of parkland; amenity center with pool and splash pad
- Builders
- Meritage Homes
- School district
- Dripping Springs ISD
- Tax district
- Check by address
Half-acre homesites off Onion Creek Lane
- Builders
- Perry Homes
- School district
- Dripping Springs ISD
- Tax district
- Check by address
09 — MELISSA’S PRO TIPS
Buying in Dripping Springs?Check these first.
Water provider, city limits and special tax districts change from address to address. Five things to confirm before you sign.
Melissa Jung, REALTOR®
PRO TIP
Inside city limits or not? Many 78620 addresses are outside city limits. The 2026–27 city rate is $0.219217; outside the city, rules and the tax mix change.
PRO TIP
Know your water provider. City water customers have been under Stage 2 mandatory restrictions since April 2026. Dripping Springs WSC has had its groundwater use cut 40% since the 2023 drought — confirm the provider and stage for each address.
PRO TIP
Check for a MUD. Headwaters MUD’s rate was $0.90 per $100 in 2024, on top of city, school and county taxes. Ask whether each community has a MUD or PID.
PRO TIP
School taxes and a new high school. Dripping Springs ISD’s 2026–27 rate is $1.0985. When the second high school opens in 2028, high school zones may be redrawn.
PRO TIP
Septic and US 290 plans. Homes off city sewer use septic — get the inspection records. TxDOT is studying a wider US 290 from Oak Hill to Dripping Springs, so check plans for homes near the highway.
10 — FREE GUIDES