Central Dripping Springs · ZIP 78620
Living in 78620: Dripping Springs Neighborhoods & Homes
78620 is the main Dripping Springs ZIP code. It covers the town center and master-planned communities like Headwaters, Caliterra and Big Sky Ranch, plus custom homes and acreage on the edges of town. Homes are zoned to Dripping Springs ISD, and the median sale price was about $603,000 for homes sold July through September 2026.
By Justin Cofield, Texas Realtor·Updated November 2026
78620 real estate market
What homes sell for in 78620
How 78620 compares
| ZIP | Area | Median sale | vs 2025 | Time to sell | Typical homes | Schools |
|---|---|---|---|---|---|---|
| 78620 | Central Dripping Springs | $603,000 | −0.9% | ~97 days | Widest range: master-planned to acreage | Dripping Springs ISD |
| 78737 | Belterra area, toward Austin | $830,000 | −1.8% | ~58 days | Master-planned and upscale | Dripping Springs ISD or Austin ISD |
| 78619 | Driftwood | $939,000 | −10.6% | ~95 days | Custom homes and acreage | Dripping Springs ISD (confirm address) |
Median sale price, all home types, homes sold July through September 2026: Redfin. Updated each month with The Back Porch.
Get new listings in 78620
New 78620 homes, emailed the day they list.
Where buyers start
Popular neighborhoods in 78620
Headwaters
Hill Country views, trails, a fitness center and pool.
View homes in Headwaters →Caliterra
Along Onion Creek with more than 250 acres of open space and trails.
View homes in Caliterra →Big Sky Ranch
Newer homes with access to Founders Memorial Park.
View homes in Big Sky Ranch →Find your fit
78620 neighborhoods by type of home
Master-planned communities
Headwaters, Caliterra, Heritage, Arrowhead Ranch
Newer homes near town
Big Sky Ranch, Texas Heritage Village, Cannon Ranch, Esperanza
Established, close to town
Founders Ridge, Meadow Oaks, Butler Ranch Estates, Springlake
Custom homes on larger lots
Sawyer Ranch, Harmon Hills, Saddletree Ranch, Bunker Ranch, Fitzhugh Place, Deerfield Estates, Stonegate, Sunset Canyon
Acreage, 5 acres and up
Bell Springs Ranches, Stagecoach Ranch, Dripping Springs Ranch, Vista West Ranches, Kirby Springs Ranch, Pioneer Ranch
Get the monthly 78620 snapshot
What sold in 78620 and for how much, monthly.
Before you buy in 78620
Four things to check first
- School zoning: Confirm the district for the exact address.
- Total tax rate: City limits, MUD and PID taxes change it.
- Well and septic: On acreage, inspect both.
- Commute: Drive it at rush hour from the neighborhood.
Neighborhood directory
Every 78620 neighborhood we cover
- Arrowhead Ranch
- Bell Springs Ranches
- Big Sky Ranch
- Bunker Ranch
- Butler Ranch Estates
- Caliterra
- Cannon Ranch
- Deerfield Estates
- Dripping Springs Ranch
- Esperanza
- Fitzhugh Place
- Founders Ridge
- Harmon Hills
- Headwaters
- Heritage
- Kirby Springs Ranch
- Meadow Oaks
- Pioneer Ranch
- Saddletree Ranch
- Sawyer Ranch
- Springlake
- Stagecoach Ranch
- Stonegate
- Sunset Canyon
- Texas Heritage Village
- Vista West Ranches
Common questions
Frequently asked questions about 78620
What neighborhoods are in 78620?
78620 includes master-planned communities such as Headwaters, Caliterra, Big Sky Ranch and Heritage, established neighborhoods close to town such as Founders Ridge and Meadow Oaks, and custom-home and acreage communities such as Sawyer Ranch, Bell Springs Ranches and Stagecoach Ranch.
How much do homes cost in 78620?
The median sale price in 78620 was about $603,000 for homes sold July through September 2026, down 0.9% from a year earlier, and homes took about 97 days to sell. Acreage and custom homes sell well above the median; townhomes and older homes close to town sell below it.
Is all of 78620 in Dripping Springs ISD?
The neighborhoods on this page are zoned to Dripping Springs ISD. School boundaries change as the district grows, so confirm the exact address with the district before you buy.
Do homes in 78620 pay city taxes?
Only homes inside Dripping Springs city limits pay the city tax. Many 78620 neighborhoods are outside the city, and some newer communities add a MUD or PID tax instead. Ask for the total tax rate of the exact address.
Should I buy in 78620, 78737 or 78619?
78620 puts you closest to town and has the widest range of homes. 78737 is closer to Austin and sells faster, at a higher median price. 78619, around Driftwood, has the most land and custom homes, and the highest median price.
Own a home in 78620?
What’s your 78620 home worth?
A quick estimate now, then a real number from Justin based on recent 78620 sales.
Talk to someone who lives here
Comparing 78620 neighborhoods? Talk it through with Justin
Tell me what matters most, whether that’s land, the drive to Austin or a pool and trails, and I’ll narrow 78620 down to the few neighborhoods worth touring.
- Brokerage
- REAL Brokerage LLC · Texas license 701768
- Experience
- 9 years in Texas real estate · 70+ five-star Google reviews
- Serves
- Dripping Springs, Driftwood and Southwest Austin
Moving from out of town?
Get the free Dripping Springs Relocation Guide
Schools, taxes, commutes and how to buy from out of town.
