Homes for Sale in 78620

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  /14

  $649,900

  • Land
  • 13 Acres
  • $49,992 per Acre

  1300 Norwood Loop, Dripping Springs, TX 78620

  Rare opportunity to own 13 stunning acres in the heart of the Texas Hill Country, offering breathtaking long-range views, exceptional privacy, and multiple prime building sites for your dream home, family compound, or private retreat. The property features gently rolling terrain with several flat, usable homesites perfectly positioned to capture the surrounding Hill Country scenery. Partially

  Jeff Coffman Coffman Real Estate

  1300 Norwood Loop, Dripping Springs, TX 78620
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  /32

  $350,000 Open Sat 12PM - 3PM

  • 3 Beds
  • 2 Baths
  • 1,208 Sq Ft

  9913 Little Creek Cir, Dripping Springs, TX 78620

  Welcome to 9913 Little Creek Cir, a charming 1,208-square-foot Hill Country retreat located in the serene Valley Lake Hills of Dripping Springs, TX 78620. This single-story residence, situated on a lush 0.23-acre lot, perfectly blends rustic character with modern functionality. Featuring 3 spacious bedrooms and 2 full bathrooms, the home is designed for comfort. Modern touches include added

  Cheryl Fowlkes eXp Realty, LLC

  9913 Little Creek Cir, Dripping Springs, TX 78620
• 

  

  

  /19

  $1,685,000 New Construction

  • 4 Beds
  • 2.5 Baths
  • 2,678 Sq Ft

  Lot 20E Overland Stage Rd, Dripping Springs, TX 78620

  Escape the ordinary with this exceptional to-be-built luxury custom home on 10 pristine acres in the heart of the Texas Hill Country, just minutes from downtown Dripping Springs, Bee Cave, and the Hill Country Galleria. The proposed open-concept design features vaulted ceilings, walls of windows, and hardwood floors throughout. The chef’s kitchen will include Thermador stainless steel appliances,

  Jeff Coffman Coffman Real Estate

  Lot 20E Overland Stage Rd, Dripping Springs, TX 78620
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  /40

  $1,289,000

  • 10 Beds
  • 9 Baths
  • 1,904 Sq Ft

  931 Sycamore Creek Dr, Dripping Springs, TX 78620

  Welcome to an exceptional 8 unit, 4-acre income-producing retreat in the heart of Dripping Springs, Texas — the Gateway to the Hill Country. This unique property offers a rare opportunity to own a fully operational short-term rental compound surrounded by panoramic Texas Hill Country views. The property features four charming cabins, three stylish tiny homes, and a three-bedroom, two-bathroom

  Terry Swets Berkshire Hathaway TX Realty

  931 Sycamore Creek Dr, Dripping Springs, TX 78620
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  /11

  $200,000

  • Land
  • 2.4 Acres
  • $83,333 per Acre

  394 Vail River Rd, Dripping Springs, TX 78620

  Sweeping panoramic Hill Country views define Lot 11, the final homesite available in this private, gated 12 home community off scenic Fitzhugh Road. Set on 2.4 acres, the property offers wide open scenery and a peaceful setting designed to highlight the natural beauty of the land, with underground electric already in place to preserve the landscape and unobstructed views. With light restrictions

  Jenn Salladay Christie's Int'l Real Estate

  394 Vail River Rd, Dripping Springs, TX 78620
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  /26

  $724,900

  • 5 Beds
  • 4 Baths
  • 3,339 Sq Ft

  1166 Sage Thrasher Cir, Dripping Springs, TX 78620

  Set on a quiet street in Dripping Springs’ premier Headwaters community, this open-concept 5-bedroom, 4-bathroom home blends elevated design with easy Hill Country living in top-rated Dripping Springs ISD. A dramatic foyer with soaring ceilings and a sweeping curved staircase opens to a light-filled living area anchored by a marble-accented fireplace and expansive windows framing serene greenbelt

  Matthew Ingles Keller Williams Realty

  1166 Sage Thrasher Cir, Dripping Springs, TX 78620
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  /40

  $1,160,000

  • 4 Beds
  • 3.5 Baths
  • 2,786 Sq Ft

  17632 Stratus Cove, Dripping Springs, TX 78620

  Perched on the most private 1-acre cul-de-sac lot in the exclusive 80-home Vistancia community, this stunning residence captures one of the most breathtaking panoramic Hill Country views available. A beautifully landscaped approach with mature trees and designer exterior details welcomes you home. The covered front porch, accented by elegant French doors with privacy glass, sets the tone for the

  Amber Hart Keller Williams - Lake Travis

  17632 Stratus Cove, Dripping Springs, TX 78620
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  /28

  $749,900

  • 3 Beds
  • 2 Baths
  • 2,432 Sq Ft

  1802 Overland Stage Rd, Dripping Springs, TX 78620

  Picture perfect 10-acre tract in the heart of the Texas Hill Country, offering breathtaking views, outstanding usability, and long-term flexibility in one of Dripping Springs’ most desirable corridors. The house is constructed of a singlewide manufactured home with add-on. Value has been placed on the land with some improvements and home is habitable but more than likely home needs to be

  Jeff Coffman Coffman Real Estate

  1802 Overland Stage Rd, Dripping Springs, TX 78620
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  /10

  $425,000

  • Land
  • 10.52 Acres
  • $40,399 per Acre

  0 Clearwater Grotto Unit 606506, Wimberley, TX 78676

  Clearwater Grotto Ranch offers 10.52acres of open, rolling terrain in the heart of the Texas Hill Country, just 8 miles from Dripping Springs and 30 miles from Austin. With no HOA and minimal restrictions, this property provides the freedom to build your dream home, barndominium, or weekend retreat. The landscape features gently rolling fields, scattered hardwoods, and wide-open views, making it

  Jenna Moore Topper Real Estate

  0 Clearwater Grotto Unit 606506, Wimberley, TX 78676
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  /3

  $329,990 New Construction

  • 3 Beds
  • 2 Baths
  • 1,403+ Sq Ft

  Oakwood Plan at Heritage - Smart Series, Dripping Springs, TX 78620

  Discover the Oakwood, a thoughtfully designed single-story home with 1,444 sq. ft. of living space. Featuring 3 bedrooms, 2 baths, and an open-concept layout, this plan offers comfort and convenience for modern living.

  M/I Homes Builder

  1403 N Roger Hanks Pkwy Unit 39669466, Dripping Springs, TX 78620
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  /3

  $359,990 New Construction

  • 3 Beds
  • 2.5 Baths
  • 1,950 Sq Ft

  Somerset Plan at Heritage - Smart Series, Dripping Springs, TX 78620

  Discover the Somerset, a stylish two-story home offering 1,950 sq. ft. of thoughtfully designed space. With 3 bedrooms, 2.5 baths, and an open-concept layout, this plan combines comfort, functionality, and modern elegance for today’s lifestyle.

  M/I Homes Builder

  1403 N Roger Hanks Pkwy Unit 39669465, Dripping Springs, TX 78620
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  /3

  $369,990 New Construction

  • 3 - 4 Beds
  • 2.5 Baths
  • 2,195 Sq Ft

  Catarina Plan at Heritage - Smart Series, Dripping Springs, TX 78620

  The Catarina is a versatile two-story home that combines open-concept living with flexible spaces designed to grow with your needs.

  M/I Homes Builder

  1403 N Roger Hanks Pkwy Unit 39669449, Dripping Springs, TX 78620
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  /3

  $379,990 New Construction

  • 4 Beds
  • 2.5 Baths
  • 2,289 Sq Ft

  Abernathy Plan at Heritage - Smart Series, Dripping Springs, TX 78620

  The Abernathy is a well-balanced two-story home designed for modern living, offering open gathering spaces, private retreats, and thoughtful flexibility throughout.

  M/I Homes Builder

  1403 N Roger Hanks Pkwy Unit 39669443, Dripping Springs, TX 78620
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  /26

  $899,000

  • Land
  • 16.18 Acres
  • $55,562 per Acre

  831 Hidden Creek Dr, Dripping Springs, TX 78620

  Enchanting setting with a rare opportunity to own 16.18 pristine acres in the exclusive, gated enclave of Hidden Creek Ranch, ideally located just minutes from downtown Dripping Springs and surrounded by the natural beauty of Texas Hill Country. This remarkable estate property offers gently terraced topography, a seasonal wet-weather creek, and a captivating blend of mature oaks and open

  Jeff Coffman Coffman Real Estate

  831 Hidden Creek Dr, Dripping Springs, TX 78620
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  /37

  $1,400,000

  • 4 Beds
  • 3.5 Baths
  • 3,111 Sq Ft

  107 W Lakeshore Dr, Dripping Springs, TX 78620

  Set on +/-2.5 acres in Dripping Springs, this custom modern farmhouse blends elevated materials with high quality details throughout. Ideally located between Dripping Springs and Bee Cave in highly regarded DSISD, the property offers convenient access to Hamilton Pool and Reimers Ranch, with downtown Austin and ABIA less than 45 minutes away. The 2,850+/-; SF main residence includes 3 bedrooms, a

  

  Jill Powell

  Engel & Volkers Alamo Heights

  (737) 339-4711

  107 W Lakeshore Dr, Dripping Springs, TX 78620
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  /38

  $675,000

  • 4 Beds
  • 2 Baths
  • 2,773 Sq Ft

  1003 Sunset Canyon Dr S, Dripping Springs, TX 78620

  Set on more than 1.5 wooded acres in Sunset Canyon, 1003 Sunset Canyon Dr offers the space and privacy people move to the Hill Country to find. Just 9 minutes from Oak Hill and a short drive to Dripping Springs, the location delivers a peaceful setting while keeping Austin within easy reach. Inside, 2,773 square feet unfolds with an open layout and vaulted ceilings that give the main living area

  Sasha Vasquez Douglas Elliman Real Estate

  1003 Sunset Canyon Dr S, Dripping Springs, TX 78620
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  /36

  $1,699,990

  • 6 Beds
  • 4.5 Baths
  • 3,472 Sq Ft

  717 E Creek Dr, Dripping Springs, TX 78620

  This beautiful remodel includes 5 bedrooms, 4.5 bathrooms, and multiple living spaces. Two incredible grand suites with en suite bathrooms. Situated on 7 acre lot, the back yard with new pool provides plenty of space for entertaining with room to roam and a firepit. The interior features a spacious open floor plan with tremendous natural light. The living room is open to the kitchen, providing

  Paul Kudrle Co Op Realty

  717 E Creek Dr, Dripping Springs, TX 78620
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  /9

  $225,000

  • Land
  • 1 Acre
  • $225,000 per Acre

  Lot-7 Spring Oak Dr, Dripping Springs, TX 78620

  Build Your Dream Home in the Heart of Hill Country! Rare build on your own one acre lots with city water & water tap paid. Springlake Oaks is part of the Springlake subdivision with underground utilities, cul-de-sac street and county maintained road. This beautiful 1-acre cul-de-sac lot offers the ideal setting for your dream home—surrounded by mature oaks, rolling terrain, and peaceful

  Jeff Coffman Coffman Real Estate

  Lot-7 Spring Oak Dr, Dripping Springs, TX 78620
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  /23

  $325,000

  • Land
  • 2 Acres
  • $162,500 per Acre

  623 Dario Dr, Dripping Springs, TX 78620

  Discover this exceptional 2-acre lot in the highly desirable Creek Road Ranch neighborhood, just across from Camp Lucy. Enjoy a stunning scenic drive along Onion Creek, surrounded by breathtaking Hill Country views. This level, cleared lot is ready for your custom dream home, offering the perfect blend of tranquility and convenience. Located in the acclaimed Dripping Springs ISD, this is a rare

  Cody George Magnolia Realty Austin Hill Co

  623 Dario Dr, Dripping Springs, TX 78620
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  /38

  $990,000

  • Land
  • 10.08 Acres
  • $98,214 per Acre

  103 Mount Gainor Rd, Dripping Springs, TX 78620

  Set across more than 10 acres of scenic Hill Country landscape — including approximately 4,200 feet of Onion Creek to enjoy — this exceptional homesite offers a rare opportunity to create a private estate immersed in natural beauty and quiet seclusion. Gently rolling terrain, mature native trees, and sweeping views across the Onion Creek Valley provide a stunning backdrop for a custom residence,

  Nicole Kessler Compass RE Texas, LLC

  103 Mount Gainor Rd, Dripping Springs, TX 78620
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  /6

  $275,000

  • Land
  • 2.16 Acres
  • $127,374 per Acre

  10052 W Cave Loop, Dripping Springs, TX 78620

  Beautifully wooded interior 2.1+ acre lot in the highly desired West Cave Estates subdivision just inside Travis County. Ideal for both homebuilders and families ready to design their dream home. Build your home to suit in a heavily treed neighborhood with large lots and lovely views. This lot is allowed up to 3 horses according to the deed restrictions. The lot elevation declines gently from

  Kevin McAfee Vista Realty Group

  10052 W Cave Loop, Dripping Springs, TX 78620
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  /40

  $2,599,000

  • Land
  • 25.52 Acres
  • $101,842 per Acre

  910 Plant Lady Ln, Dripping Springs, TX 78620

  Set across 25.52 acres of rolling Texas countryside, this exceptional property features two distinctive residences, sweeping views, and endless possibilities. The Hilltop House (2,837 sqft | 3 bedrooms | 3.5 baths) is rich in character, showcasing natural wood accents, striking Acacia flooring, and a thoughtfully designed layout that feels warm and intentional. The chef’s kitchen is a true

  

  Kacy Dolce

  Christie's Int'l Real Estate

  (737) 358-5249

  910 Plant Lady Ln, Dripping Springs, TX 78620
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  /6

  $1,199,999

  • Land
  • 14.66 Acres
  • $81,855 per Acre

  0000 S Oak Forest Dr, Dripping Springs, TX 78620

  No HOA, minimal restrictions and room to roam in the Texas hill country with privacy. Ag exempt and perfect for your horses, cattle, chickens, goats and whatever other livestock you can imagine. The property has been fenced and cross fenced with multiple gated entry points and level build sites for home, shop, stalls and an arena. Lots of hardwoods. Stewarded by the same owner for the past 16

  Warren Kull Coldwell Banker Realty

  0000 S Oak Forest Dr, Dripping Springs, TX 78620
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  /39

  $1,999,999

  • 4 Beds
  • 3 Baths
  • 3,140 Sq Ft

  2400 W Fitzhugh Rd, Dripping Springs, TX 78620

  **Rainwater and well**Private Hill Country Ranch on 14.47 Acres. The Views from this property are breathtaking!Enjoy peace and privacy on this ag-exempt, fully fenced property featuring divided pastures, open spaces, and mature hardwoods. The beautifully remodeled 3,140 sq. ft. home sits high on a hilltop with stunning Hill Country views.Inside, you’ll find 3 bedrooms, a study (or 4th

  Warren Kull Coldwell Banker Realty

  2400 W Fitzhugh Rd, Dripping Springs, TX 78620
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  /33

  $750,000

  • 4 Beds
  • 3 Baths
  • 2,502 Sq Ft

  960 Blue Ridge Dr, Dripping Springs, TX 78620

  Set on nearly an acre at a corner homesite in Butler Ranch Estates, this property delivers space, privacy and a backyard built for outdoor fun and relaxation. A saltwater pool, multiple outdoor areas, and mature live oaks set the tone for true Hill Country living—built for entertaining or a quiet evening. There’s also room to extend the usable backyard beyond the pool into the naturally

  Heather Morrison Keller Williams - Lake Travis

  960 Blue Ridge Dr, Dripping Springs, TX 78620
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  /36

  $464,652 New Construction

  • 3 Beds
  • 2.5 Baths
  • 2,193 Sq Ft

  253 Ranier Way, Dripping Springs, TX 78620

  Our McKinney floor plan is a thoughtfully designed two-story home featuring 3 bedrooms and 2.5 baths. The main level offers a spacious kitchen with plenty of counter space, perfect for cooking, entertaining and everyday living, along with a primary suite conveniently located on the first floor. Upstairs, you’ll find two additional bedrooms and a large game room or loft that provides a great

  Ashton Woods Builder

  253 Ranier Way, Dripping Springs, TX 78620
• 

  

  /21

  $787,511 New Construction

  • 4 Beds
  • 4 Baths
  • 3,188 Sq Ft

  599 Sage Thrasher Cir, Dripping Springs, TX 78620

  This beautifully designed two-story home offers a spacious and versatile layout tailored for modern living. The open-concept main living area seamlessly connects the family room, dining space, and a chef-inspired kitchen featuring built-in appliances and a generous pantry—perfect for both entertaining and everyday comfort. A dedicated study, provides a quiet work-from-home space, while a

  Coventry Homes Builder

  599 Sage Thrasher Cir, Dripping Springs, TX 78620
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  /18

  $1,319,900 New Construction

  • 5 Beds
  • 7 Baths
  • 4,856 Sq Ft

  TIVOLI Plan at Caliterra - Caliterra - 110', Dripping Springs, TX 78620

  The Tivoli is a new and exciting two-level plan that features an open main level with a seamless transitioned family room, dining area and kitchen space. A cozy home office, flex room, outdoor living space and a private, yet expansive primary suite also reside on the main level. The second level includes multiple beds, baths and a versatile gameroom, all overlooking the two story family room.

  Drees Homes Builder

  122 Crosswater Ln Unit 39601350, Dripping Springs, TX 78620
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  /37

  $480,000

  • 3 Beds
  • 2.5 Baths
  • 1,945 Sq Ft

  17708 Linkhill Dr, Dripping Springs, TX 78620

  This well-maintained 2012 home sits on a 0.33-acre corner lot on one of the higher elevations in the Montebella subdivision. Relax on the second-story balcony and take in the gorgeous Hill Country views and peaceful sunsets. The layout is open and functional, with multiple living areas that work well for everyday living or entertaining. The kitchen features granite countertops, stainless steel

  

  Frank West

  All City Real Estate Ltd. Co

  (737) 225-6602

  17708 Linkhill Dr, Dripping Springs, TX 78620
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  /40

  $1,499,999

  • 4 Beds
  • 3.5 Baths
  • 3,076 Sq Ft

  265 Mckellar Rd, Dripping Springs, TX 78620

  Nestled on a tranquil 2.13-acre lot at the end of a quiet cul-de-sac in coveted Creek Road Ranch, this property is more than a home — it’s a retreat. Wake each morning to gentle breezes rustling through mature native trees and the quiet rhythms of Hill Country life. Enjoy wide-open sky views, rolling pasture vistas, and the sense of space that only truly private, rural living can provide — all

  Tim Hendricks Hendricks Real Estate

  265 Mckellar Rd, Dripping Springs, TX 78620
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  /39

  $15,995,000

  • Land
  • 186.15 Acres
  • $85,925 per Acre

  Unlisted Address

  Welcome to a rare blend of bold Texas beauty & modern luxury meets wide-open freedom across 186 +/- pristine acres. Just 25 miles from downtown Austin, this ranch is more than a home; it’s a legacy in the making.Enter through custom iron gates & follow the tree-lined driveway, flanked by Heritage oak trees & wide-open pastures, nourished by three private wells. The landscape unfolds into a

  Kathryn Scarborough Engel & Volkers Austin

  Unlisted Address
• 

  

  /40

  $1,375,000

  • 5 Beds
  • 4 Baths
  • 4,444 Sq Ft

  10512 Lake Park Dr, Dripping Springs, TX 78620

  Set on nearly an acre overlooking a serene 25-acre park, this Hill Country farmhouse offers a rare blend of privacy, space, and opportunity. With 4,800+ square feet of living space, a 1,500 sq ft workshop, and a detached garage apartment with its own kitchen and bath that adds approximately 435 square feet, the property is currently operating as a short-term rental—making it an ideal second home

  Natasha Antonioni Compass RE Texas, LLC

  10512 Lake Park Dr, Dripping Springs, TX 78620
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  /40

  $4,400,000 New Construction

  • 5 Beds
  • 4.5 Baths
  • 4,891 Sq Ft

  1562 Canyon Crossing View, Dripping Springs, TX 78620

  Luxury redefines Hill Country living in this breathtaking custom masterpiece by Keith Wing Custom Builders, now complete in the prestigious Ranches at Dripping Springs - gated 389-acre community with just 26 premium ranchettes, each 12 to 18 acres of unmatched privacy and natural beauty.Nestled amid iconic Texas landscapes, this expansive estate harmoniously embraces its surroundings—offering

  Jan Moreland Moreland Properties

  1562 Canyon Crossing View, Dripping Springs, TX 78620
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  /17

  $947,000

  • Land
  • 20 Acres
  • $47,350 per Acre

  Tbd Mount Sharp Rd, Wimberley, TX 78676

  Wimberley 20 AcresHays CountyThis classic Hill Country tract encompasses approximately 20 pristine acres, showcasing a remarkable blend of natural beauty and convenience. Located on a private road near Mt Sharp Road, just a short 45-minute drive from the vibrant city of Austin, this tract is equidistant to the charming towns of Dripping Springs and Wimberley in Texas.Whether

  Jaxon Shipley Shipley Ranches

  Tbd Mount Sharp Rd, Wimberley, TX 78676
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  /40

  $2,190,000

  • Land
  • 28.63 Acres
  • $76,493 per Acre

  205 Mount Gainor Rd, Dripping Springs, TX 78620

  Perched above Onion Creek within the private Mesa Del Arroyo enclave, this property offers 28.63 acres of Hill Country beauty with long, panoramic views and multiple-level building areas for a true legacy compound. Behind a gated entrance, the land unfolds into a rare mix of bluff-top perspective, mature trees, wide-open sky, and the kind of privacy that’s difficult to replicate this close to

  Nicole Kessler Compass RE Texas, LLC

  205 Mount Gainor Rd, Dripping Springs, TX 78620
• 

  

  /40

  $1,289,000

  • Land
  • 4 Acres
  • $322,250 per Acre

  931 Sycamore Creek Dr, Dripping Springs, TX 78620

  Welcome to an exceptional 8 unit, 4-acre income-producing retreat in the heart of Dripping Springs, Texas — the Gateway to the Hill Country. This unique property offers a rare opportunity to own a fully operational short-term rental compound surrounded by panoramic Texas Hill Country views. The property features four charming cabins, three stylish tiny homes, and a three-bedroom, two-bathroom

  Terry Swets Berkshire Hathaway TX Realty

  931 Sycamore Creek Dr, Dripping Springs, TX 78620
• 

  

  /20

  $1,373,000 New Construction

  • 5 Beds
  • 4.5 Baths
  • 4,300 Sq Ft

  439 Vail River Rd, Dripping Springs, TX 78620

  Perched on 3.37 acres of breathtaking, uninterrupted Hill Country views, this exceptional homesite in the exclusive gated community of Northridge offers a rare opportunity to build a fully personalized luxury retreat in the heart of Dripping Springs. Introducing the Buccaneer floor plan from David Weekley Homes — a spacious and thoughtfully designed residence featuring 5 bedrooms, 4.5 bathrooms,

  

  Ashley Cooper

  Stanberry REALTORS

  (737) 321-1598

  439 Vail River Rd, Dripping Springs, TX 78620
• 

  

  /9

  $235,000

  • Land
  • 1 Acre
  • $235,000 per Acre

  Lot-6 Spring Oak Dr, Dripping Springs, TX 78620

  Build Your Dream Home in the Heart of Hill Country! Rare build on your own one acre lots with city water & water tap paid. Springlake Oaks is part of the Springlake subdivision with underground utilities, cul-de-sac street and county maintained road. This beautiful 1-acre cul-de-sac lot offers the ideal setting for your dream home—surrounded by mature oaks, rolling terrain, and peaceful

  Jeff Coffman Coffman Real Estate

  Lot-6 Spring Oak Dr, Dripping Springs, TX 78620
• 

  

  /10

  $425,000

  • Land
  • 10.52 Acres
  • $40,399 per Acre

  0 Clearwater Grotto Unit ACT1109840, Wimberley, TX 78676

  Clearwater Grotto Ranch offers 10.52± acres of open, rolling terrain in the heart of the Texas Hill Country, just 8miles from Dripping Springs and 30 miles from Austin. With no HOA and minimal restrictions, this property providesthe freedom to build your dream home, barndominium, or weekend retreat. The landscape features gently rollingfields, scattered hardwoods, and wide-open

  Jenna Moore Topper Real Estate

  0 Clearwater Grotto Unit ACT1109840, Wimberley, TX 78676
• 

  

  /30

  $459,900

  • Land
  • 1.12 Acres
  • $410,625 per Acre

  155 Crosswater Ln, Dripping Springs, TX 78620

  This stunning 1.12-acre homesite is graced with mature, towering oak trees and offers picturesque views of the community pond and serene greenbelt beyond. The expansive lot provides the perfect blend of privacy, natural beauty, and an exceptional setting for your dream home.Currently offered as a to-be-built single-story estate with a pool for $2.1 million. MLS# 6137193, this property also

  Tammy Templin Coldwell Banker Realty

  155 Crosswater Ln, Dripping Springs, TX 78620

Showing Results 281 - 320, Page 8 of 16