Dripping Springs, Texas · 2026 guide
Dripping Springs TX Real Estate & Neighborhood Guide (2026)
Dripping Springs is a Hill Country town about 24 miles southwest of downtown Austin, served by Dripping Springs ISD. Homes range from master-planned communities like Headwaters and Caliterra to custom homes on acreage, with a median sale price of about $603,000 in 78620 for homes sold from July through September 2026.
By Justin Cofield, Texas Realtor·Updated October 2026
Dripping Springs real estate market
What homes sell for, by ZIP code
Median sale price for homes sold July through September 2026.
If you’re buying
Prices are flat to lower than a year ago and homes are taking longer to sell. The Austin area had 5.4 months of inventory in September 2026 and homes closed at about 93% of list price, so there is often room to ask for repairs, a rate buydown or closing help.
If you’re selling
Well-priced, move-in-ready homes still sell, especially closer to Austin in 78737. Pricing right on day one matters more than it did when inventory was tight.
Get the monthly Dripping Springs market snapshot
What sold and what it means, once a month.
Where in Dripping Springs
Dripping Springs ZIP codes explained
Dripping Springs spans multiple ZIP codes, each offering a different lifestyle, price point, and type of housing.
Central Dripping Springs
- Most popular master-planned communities
- Close to schools, shopping, and amenities
- Includes neighborhoods like Headwaters and Caliterra
West / acreage properties
- Larger lots and custom homes
- More rural, private feel
- Ideal for buyers wanting space and views
Closer to Austin
- Shorter commute to Austin
- Mix of suburban and Hill Country homes
- Includes Belterra, still in Dripping Springs ISD
Where buyers start
Most popular neighborhoods in Dripping Springs
Get new listings in Dripping Springs
New homes emailed as soon as they hit the market.
Side by side
Dripping Springs neighborhood comparison
| Neighborhood | Home styles | Lot size | Community amenities | School district |
|---|---|---|---|---|
| Belterra | Single-family homes | Small–Medium | Pools, trails, parks | Dripping Springs ISD |
| Caliterra | Single-family & luxury | Medium | Trails, creek access, green space | Dripping Springs ISD |
| Headwaters | Master-planned | Small–Medium | Pool, clubhouse, fitness center | Dripping Springs ISD |
| Highpointe | Master-planned | Small–Medium | Pools, sports courts, trails | Dripping Springs ISD |
| Reunion Ranch | Single-family homes | Medium–Large | Pool, park, greenbelts | Dripping Springs ISD |
| Big Sky Ranch | Modern single-family | Medium–Large | Limited / neighborhood parks | Dripping Springs ISD |
| Rim Rock | Custom luxury homes | Large–Acreage | Scenic views | Dripping Springs ISD |
| Sunset Canyon | Custom & ranch-style | Large–Acreage | Minimal HOA, natural setting | Dripping Springs ISD |
Click into each community guide for homes for sale, photos, pricing trends and local insights.
Day to day
What is it like to live in Dripping Springs?
Dripping Springs offers a slower-paced lifestyle with scenic views, strong schools, and a growing number of restaurants, wineries, and local businesses. It’s especially popular with families and buyers looking for more space outside Austin.
Pros
- Top-rated schools. Most homes are zoned to Dripping Springs ISD.
- More space and newer homes, from master-planned communities to acreage.
- Beautiful Hill Country setting, with wineries, breweries and trails nearby.
Cons
- Commute to Austin. About 30–35 minutes off-peak, 45–60 at rush hour.
- Limited retail compared to the city.
- Higher entry price in some neighborhoods.
Before you buy
- Confirm school zoning for the exact address.
- Check the total tax rate. Some newer communities add MUD or PID taxes.
- On acreage, ask about well and septic, and inspect both.
- Drive the commute at rush hour from the neighborhood.
Neighborhood directory
Every Dripping Springs neighborhood we cover
Homes for sale, schools and lifestyle for each community.
- Arrowhead Ranch
- Bell Springs Ranches
- Belterra
- Big Country
- Big Sky Ranch
- Blue Sky Ranch
- Bunker Ranch
- Butler Ranch Estates
- Caliterra
- Cannon Ranch
- Creek of Driftwood
- Deerfield Estates
- Dripping Springs Ranch
- Esperanza
- Fitzhugh Place
- Founders Ridge
- Harmon Hills
- Headwaters
- Heritage
- Heritage Oaks
- Highpointe
- Howard Ranch
- Kirby Springs Ranch
- Ledge Stone
- Meadow Oaks
- Onion Creek Ranch
- Panther Creek
- Parten Ranch
- Pioneer Ranch
- Polo Club
- Poundhouse Hills
- Reunion Ranch
- Rim Rock
- Saddletree Ranch
- Sawyer Ranch
- Springlake
- Stagecoach Ranch
- Stonegate
- Sunset Canyon
- Texas Heritage Village
- Vista West Ranches
Keep planning
Guides and tools for Dripping Springs buyers
Best Neighborhoods in Dripping Springs
Where families are buying, and why.
Open →GuideNew Construction in Dripping Springs
Builders and communities to know.
Open →GuideDripping Springs Relocation Guide
Moving here? Schools, ZIP codes and FAQs.
Open →GuideDripping Springs, TX homes
The town page, with homes for sale.
Open →ToolRent vs Buy Calculator
Is buying worth it for how long you’ll stay?
Open →ToolWhat’s My Home Worth?
An estimate, then a real number from Justin.
Open →CompareSouthwest Austin Neighborhood Guide
The other side of the decision.
Open →TalkBook a 20-minute call
A short call about your search.
Open →Common questions
Frequently asked questions about Dripping Springs, TX
What is the average home price in Dripping Springs, TX?
The median sale price in central Dripping Springs (ZIP 78620) was about $603,000 for homes sold from July through September 2026, about 1% lower than a year earlier. Closer to Austin in 78737, which includes Belterra, it was about $830,000, and in 78619 (Driftwood and acreage) about $939,000. Prices vary a lot by neighborhood and lot size.
What are the best neighborhoods in Dripping Springs, TX?
Some of the most popular neighborhoods include Belterra, Caliterra, and Headwaters, each offering different home styles, amenities, and price points.
Are Dripping Springs neighborhoods zoned to a good school district?
Most neighborhoods are zoned to Dripping Springs ISD, which is known for strong academic performance and community involvement.
How far is Dripping Springs from Austin?
Dripping Springs is about 24 miles from downtown Austin along US 290. Expect about 30 to 35 minutes outside rush hour and 45 to 60 minutes at rush hour.
What ZIP codes are in Dripping Springs?
Dripping Springs homes are mainly in 78620 (central Dripping Springs, including Headwaters and Caliterra), 78619 (the Driftwood area, with larger lots and acreage) and parts of 78737 (closer to Austin, including Belterra, and still in Dripping Springs ISD).
Is Dripping Springs a good place to invest in real estate?
Demand has stayed steady because of the schools, the Hill Country setting and the drive to Austin. Prices have been flat to slightly lower over the past year (down about 1% in 78620 and 2% in 78737 for July through September 2026) and homes are taking longer to sell, which can mean more room to negotiate. Justin can pull recent sales for any neighborhood you are considering.
Are there new construction homes in Dripping Springs?
Yes, especially in communities like Headwaters and surrounding developments.
What should I know before buying a home in Dripping Springs?
Check three things early: the exact school zoning, the total property tax rate (some newer communities add MUD or PID taxes), and, on acreage, whether the home uses well water or a septic system. Commutes into Austin vary a lot by which side of town you work on, so test the drive at rush hour.
Explore with a local expert
Explore Dripping Springs neighborhoods with Justin
Choosing the right neighborhood matters. If you’d like personalized recommendations, current market insights, or private tours of Dripping Springs neighborhoods, I’m happy to help.
- 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
- Contact
- 512.971.0157 · justin@justincofield.com
70+ five-star reviews
Tyler Payne
Elaina Walzel
Linda Bostian49
Ready to call Dripping Springs home?
Get the free Dripping Springs Relocation Guide
Neighborhoods, schools and what to expect, for families moving to the Hill Country.
Sources: Home prices: Redfin, median sale price for all home types, three months ending September 2026 (78620, 78737 and 78619). Austin-area inventory and sale-to-list price: Unlock MLS, Austin-Round Rock-San Marcos metro, September 2026. Drive times are approximate and vary with traffic. Information is deemed reliable but not guaranteed. Updated monthly.
