Hays County TX Homes for Sale with Mountain View

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  /5

  $379,000

  • Land
  • 5 Acres
  • $72,190 per Acre

  665 Jennifer Ln, Driftwood, TX 78619

  Build your dream home on this stunning 5.25-acre lot in the highly desirable Rolling Oaks community of Driftwood, Texas. Tucked away on a quiet, tree-lined street, this property offers the rare opportunity to own acreage with utilities already in place—including electric & water well—thanks to a former home previously located on-site. The lot features a gentle slope, mature oak trees, and a

  Jennifer Welch Amazing Realty LLC

  665 Jennifer Ln, Driftwood, TX 78619
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  /35

  $1,600,000

  • 6 Beds
  • 5 Baths
  • 4,140 Sq Ft

  2308 Flite Acres Rd, Wimberley, TX 78676

  This recently renovated home has everything to offer. With +/- 270' of Blanco River frontage, pool, hot tub, game room, covered pavilions, fire pit, Spectrum High Speed Internet, this home is ready for entertaining. A huge covered back porch offers a great place to listen to the river and watch the many deer and turkeys. This home has been a short term rental since 2008. 2022 revenue was ~$190K.

  Alice Lebkuecher Keller Williams Wimberley

  2308 Flite Acres Rd, Wimberley, TX 78676
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  /37

  $675,000

  • 2 Beds
  • 2.5 Baths
  • 1,459 Sq Ft

  450 Oakwood Loop, San Marcos, TX 78666

  Rustic Charm Meets Modern Flexibility – Unique Silo-Style Retreat on Nearly 4 Unrestricted AcresExperience one-of-a-kind living in this silo-style property featuring two separate buildings, each with its own bedroom and full bathroom, offering ultimate privacy and versatility. With a total of 1,495 sq ft, this thoughtfully designed retreat is ideal for Airbnb hosting, multi-generational

  Richard White Encore Real Estate

  450 Oakwood Loop, San Marcos, TX 78666
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  /40

  $649,499

  • 3 Beds
  • 2.5 Baths
  • 2,437 Sq Ft

  716 Dayridge Dr, Dripping Springs, TX 78620

  Welcome to your Texas Hill Country Dream in the heart of Dripping Springs, Texas! This home is an entertainer's dream with an open concept layout that has spaces to host friends and family both inside and out. The fun begins at the front porch which is the perfect place to enjoy a cup of coffee or a glass a wine. As you move into the inside of the home a large kitchen island overlooks the living

  Kristen Scudder Horizon Realty

  716 Dayridge Dr, Dripping Springs, TX 78620
• 

  

  

  /40

  $699,000

  • 4 Beds
  • 3 Baths
  • 3,100 Sq Ft

  760 Skyline Ridge Lookout, Wimberley, TX 78676

  Wimberley Artistry at Its Finest: Perched high on the hill with panoramic views of the Texas Hill Country, this stunning 3,100 sq ft custom home blends artistic design with natural beauty. Every room tells a story, beginning with the vaulted family room featuring exposed wood beams, a floor-to-ceiling stone fireplace, and custom wood flooring. A wall of windows captures breathtaking views,

  Amie Diehl Keller Williams Realty

  760 Skyline Ridge Lookout, Wimberley, TX 78676
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  /36

  $525,000

  • 2 Beds
  • 2 Baths
  • 1,222 Sq Ft

  941 Sandy Point Rd Unit A, Wimberley, TX 78676

  Peaceful Hill Country Escape -Wimberly Texas- Tucked away on 3 serene acres of Oak Cedar trees. This charming Hill Country retreat offers the perfect blend of comfort and nature, The home has 2 bedrooms and full .bathrooms, it's ideal for couples, families or friends to unwind.The open concept living area features stained concrete floors, a cozy double sided fireplace and a fully equipped

  Bob Schreiber Austin Homescapes Realty

  941 Sandy Point Rd Unit A, Wimberley, TX 78676
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  /40

  $1,540,000

  • 3 Beds
  • 3.5 Baths
  • 2,700 Sq Ft

  2220 Pump Station Rd, Wimberley, TX 78676

  Contemporary home on 14.7 with Big Views, Garden, Office Space & RV Hookups — No Deed Restrictions and a wildlife exemption in place for very low taxes.If you’re looking for wide-open space, modern comfort, and the freedom to make a property truly your own, this 14.7-acre Hill Country retreat might be exactly what you’ve been waiting for. With no deed restrictions, it’s an ideal setup

  Jonathan Bailey Hills Of Texas Sky Realty

  2220 Pump Station Rd, Wimberley, TX 78676
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  /32

  $315,000

  • Land
  • 1.99 Acres
  • $158,291 per Acre

  259 Blanco Dr, Wimberley, TX 78676

  Rare Opportunity in Wimberley ~ Level Lot and literally just across the street from the private gated entry to the Blanco River park which is for residents/owners only. It is so close you won't even need to put your shoes on. Just grab your float or fishing pole and go unlock the gate to your private riverfront park. Located in the prestigious Paradise Hills/Paradise Valley, this beautiful lot

  Elizabeth Ash Elizabeth and Co. Real Estate

  259 Blanco Dr, Wimberley, TX 78676
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  /29

  $380,000

  • 3 Beds
  • 2 Baths
  • 2,054 Sq Ft

  541 Blue Oak Blvd, San Marcos, TX 78666

  Welcome home. where comfort meets convenience and every upgrade is designed to elevate your lifestyle. This thoughtfully maintained home sits in a serene community just minutes from Kyle, San Marcos, and the beautiful Blanco River—offering peaceful views and everyday access to Five Mile Dam Park, local soccer fields, and a neighborhood fishing pond.Step inside to discover an open-concept

  Christopher Bear eXp Realty, LLC

  541 Blue Oak Blvd, San Marcos, TX 78666
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  /40

  $1,350,000

  • 3 Beds
  • 2.5 Baths
  • 2,384 Sq Ft

  1440 Flite Acres Rd, Wimberley, TX 78676

  Classic Hill Country home with stunning Blanco River frontage just minutes from historic Wimberley. Situated on one lush, park-like acre with 99 feet of sparkling clear riverfront, this single-level home offers sweeping views of the river and scenic bluffs from every room along the back of the home. Majestic oak trees grace the front yard, leading to a welcoming circular driveway that invites you

  Barbara Latimer Hills Of Texas Sky Realty

  1440 Flite Acres Rd, Wimberley, TX 78676
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  /33

  $599,000

  • 5 Beds
  • 4 Baths
  • 3,028 Sq Ft

  501 Twin Oaks Trail, Dripping Springs, TX 78620

  Welcome to your private slice of paradise in the heart of Dripping Springs! This rare 4.75-acre property offers the ultimate in flexibility, comfort, and Texas charm. Tucked away in a peaceful, lightly restricted area, the land features a main residence plus two fully separate guest homes—ideal for multi-generational living, rental income, or hosting family and friends. The main home exudes

  Melony Coffman Coffman Real Estate

  501 Twin Oaks Trail, Dripping Springs, TX 78620
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  /13

  $364,000

  • Land
  • 5 Acres
  • $68,939 per Acre

  4401 Cottonwood Rd, Wimberley, TX 78676

  A Country Retreat for Family, Privacy, and Aging in Place - Nestled on a peaceful 5.28-acre corner lot in Burnett Ranches, this property offers the perfect setting for a family retreat or a serene, low-maintenance lifestyle as you grow your family or age in place. Surrounded by mature oaks and cedar trees, with large natural clearings, this high-point lot offers both stunning views of the rolling

  Magdeline Maddox Live512 LLC

  4401 Cottonwood Rd, Wimberley, TX 78676
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  /39

  $1,149,000

  • 3 Beds
  • 3.5 Baths
  • 2,587 Sq Ft

  1100 Chapparal Dr, Wimberley, TX 78676

  Recently updated mechanicals, paint & flooring all on 5.8 acres less than 5 minutes to the square, HEB and more. This 3/2 home offers the master on main floor and tons of space with an attached 2 car garage as well as a detached 2 car with additional workshop space. Part of Blanco Bend POA means access to the Blanco River park & tennis courts and gorgeous oak covered land to spread out on. Room

  Traci Maxwell Homestead & Ranch Real Estate

  1100 Chapparal Dr, Wimberley, TX 78676
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  /31

  $1,400,000

  • 3 Beds
  • 3 Baths
  • 2,152 Sq Ft

  2025 Cripple Creek Stage Rd, Dripping Springs, TX 78620

  Welcome to 2025 Cripple Creek Stage Drive—a rare 10-acre Hill Country retreat offering privacy, flexibility, and sweeping views in the heart of Dripping Springs. This serene property blends rustic charm with modern comfort, showcasing stunning vistas from nearly every room.An exceptional floor plan and prime location make this an ideal short-term rental or investment property. Whether

  Schuyler Williamson Keller Williams Realty

  2025 Cripple Creek Stage Rd, Dripping Springs, TX 78620
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  /40

  $750,000

  • 3 Beds
  • 2 Baths
  • 1,759 Sq Ft

  150 Panorama Dr, Wimberley, TX 78676

  People come to Wimberley because some places offer beautiful views, a level of quiet, comfort and a stressless lifestyle, one cannot find in a city neighborhood. 150 Panorama teems not with traffic, noise and the non-stop sound of people, but with murmurs of neighbors in the distance, deer browsing the yards, birds singing and calling from feeders to trees. This property was built for energy

  Clay Ewing Century 21 Randall Morris & As

  150 Panorama Dr, Wimberley, TX 78676
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  /32

  $915,000

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

  301 Sundance Trail, Dripping Springs, TX 78620

  Welcome to 301 Sundance Trail—a serene hill country retreat nestled on a spacious, tree-dotted lot in the heart of Dripping Springs. This beautifully designed home blends natural charm with modern functionality, offering an open-concept layout filled with natural light and peaceful views from nearly every window. The living area features a stone fireplace flanked by custom built-ins and opens to

  Alexander Ellis Agency Texas Inc

  301 Sundance Trail, Dripping Springs, TX 78620
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  /16

  $1,285,000

  • Land
  • 20 Acres
  • $63,300 per Acre

  00 Old Red Ranch Rd, Dripping Springs, TX 78620

  A rare piece of paradise in Dripping Springs! Owner financing available at terms below market - see agent for details. This 20.3 acre property is nestled among a private road outside of the hustle and bustle of downtown Dripping Springs. While still being an easy distance to all of the Dripping Springs amenities, this property is also zoned within the exemplary DSISD as well as being included in

  Jeff Coffman Coffman Real Estate

  00 Old Red Ranch Rd, Dripping Springs, TX 78620
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  /40

  $950,000

  • 3 Beds
  • 2 Baths
  • 2,642 Sq Ft

  700 Billie Brooks Ln, Driftwood, TX 78619

  Set on 7.65 acres in the scenic Texas Hill Country, this updated 3-bed, 2-bath home with an office/flex room blends modern comforts with rustic charm. With 2,642sqft of living space and an arroyo winding through the back, this property offers a peaceful retreat with plenty of room to grow.Renovated between 2020-2025, the home features an upgraded kitchen with stainless steel appliances,

  Ada Fernandez simpliHOM

  700 Billie Brooks Ln, Driftwood, TX 78619
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  /37

  $1,494,500

  • 4 Beds
  • 2 Baths
  • 2,300 Sq Ft

  1218 Oakwood Loop, San Marcos, TX 78666

  Privacy, 12 Acres, Custom Home, Pool, Koi Pond, Chapel, Horse Barn with Stables & Corral, Income-Producing Property. Additional Acreage Available. Light Restrictions. Stunning 12-acre Hill Country retreat just 5 minutes from Wimberley and 10 minutes from San Marcos, offering the perfect balance of seclusion and accessibility with Austin and San Antonio nearby. The hand-built, 2,300 sqft log cabin

  Dave Murray Keller Williams Realty - SW

  1218 Oakwood Loop, San Marcos, TX 78666
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  /37

  $1,994,500

  • Land
  • 20 Acres
  • $99,725 per Acre

  000 Oakwood Loop, San Marcos, TX 78666

  This stunning 20-acre Hill Country retreat is just 5 minutes from Wimberley and 10 minutes from San Marcos, offering the perfect balance of seclusion and accessibility with Austin and San Antonio nearby. The hand-built, 2,300 sqft log cabin offers total privacy and features vaulted ceilings, rustic cowboy and Native American-inspired decor, and a gourmet kitchen with mosaic tile backsplash, light

  Dave Murray Keller Williams Realty - SW

  000 Oakwood Loop, San Marcos, TX 78666
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  /40

  $599,995

  • 5 Beds
  • 3 Baths
  • 2,724 Sq Ft

  400 Cypress Creek Ln, Wimberley, TX 78676

  This one is a rare find- an active STR that includes a four bedroom home plus a guest house, with private access to a fantastic swimming hole! This classic ranch style Wimberley home sits on a lush , one acre lot, and has a charming rock exterior. The main home is 2127 sf and features four bedrooms and two bathrooms. Off of the kitchen is a huge game room, perfect for ping pong, darts, or

  Brittany Bailey Hills Of Texas Sky Realty

  400 Cypress Creek Ln, Wimberley, TX 78676
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  /18

  $139,000

  • Land
  • 0.37 Acre
  • $376,592 per Acre

  105 Yaupon Ct, San Marcos, TX 78666

  An absolutely beautiful offering in San Marcos, TX. This .36+ acre tract boasts incredible oak trees sprinkled throughout. Huge views out of your future back door - fantastic proximity to all that San Marcos has to offer. Close to the University, dining, entertainment, and more! City water & sewage available! Topo survey also available upon request. This one is truly one you'll want to see!

  Mary Elwell The Damron Group REALTORS

  105 Yaupon Ct, San Marcos, TX 78666
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  /32

  $359,000

  • 2 Beds
  • 2 Baths
  • 1,372 Sq Ft

  209 Eagle Dr Unit 101, San Marcos, TX 78666

  ASSUMABLE LOAN at 2.875!! WOWWW! Less than half the interest rate that is available on the open market right now. This is a real beauty and a great buy in the beautiful Kissing Tree community! This is a Nelson floor plan with upgrades and more upgrades! This is a nice open floorpan with very nice selections and finish outs. The kitchen has plenty of counter space and a kitchen island to use as a

  Ysolette Nicoson Realty Texas LLC

  209 Eagle Dr Unit 101, San Marcos, TX 78666
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  /36

  $3,800,000

  • 6 Beds
  • 7 Baths
  • 5,741 Sq Ft

  242 Winning Colors, Austin, TX 78737

  Mission Revival Estate | Over 4 Acres | Hill Country LivingTucked behind the gates of the coveted Key Ranch community, this 4+ acre estate offers a rare fusion of Mission Revival design, Hill Country serenity, and thoughtful sustainability. Designed for comfort and long-term self-sufficiency, the property blends architectural elegance with modern practicality—both inside and

  Zane Collins KW-Austin Portfolio Real Estate

  242 Winning Colors, Austin, TX 78737
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  /40

  $862,000

  • 3 Beds
  • 2 Baths
  • 1,924 Sq Ft

  301 Wilson Creek Cir, Wimberley, TX 78676

  Y’all, this ain’t just a home + guest house—it’s the ultimate cowboy candy, a swoon-worthy 3 bedroom log cabin, with a 1/1 guest suite and matching potters shed (or play house) tucked into the rugged romance of the Texas Hill Country! This property delivers on both style, space and location with a idyllic daily drive along the Blanco River, on River Road, to get you to and from the Wimberley

  Nayeli Cutler Twelve Rivers Realty

  301 Wilson Creek Cir, Wimberley, TX 78676
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  /40

  $1,250,000

  • 4 Beds
  • 3 Baths
  • 2,818 Sq Ft

  12303 Triple Creek Cir, Dripping Springs, TX 78620

  Welcome home to your luxurious private sanctuary on a sprawling 2.77-acre lot, in the prestigious dark skies gated community of Triple Creek Ranch. Freshly painted and move-in ready. This thoughtfully designed custom home features a 1.5-story layout with all four bedrooms conveniently located on the ground floor and an additional bonus room upstairs. Recent upgrades include a new Roof with Solar

  Melissa Meeks Kilian Kuper Sotheby's Int'l Realty

  12303 Triple Creek Cir, Dripping Springs, TX 78620
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  /35

  $600,000

  • 4 Beds
  • 3.5 Baths
  • 2,617 Sq Ft

  205 Goshen Dr, Dripping Springs, TX 78620

  Located in a stunning 362-acre gated community in the heart of Dripping Springs. Residents enjoy access to exceptional amenities, including a community pool, pavilion, playgrounds, and scenic nature trails ideal for walking, jogging, or biking. Private access to Onion Creek provides the perfect setting for fishing, kayaking, or simply relaxing outdoors.This beautiful two-story home offers

  Taylor Furman Classic Realty Of Texas, LLC

  205 Goshen Dr, Dripping Springs, TX 78620
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  /40

  $569,999

  • 3 Beds
  • 2.5 Baths
  • 2,398 Sq Ft

  17517 Panorama Dr, Dripping Springs, TX 78620

  Welcome to this beautifully appointed 3-bedroom, 2.5-bathroom home nestled in the scenic Highland Creek Lakes community of Dripping Springs. Offering 2,398 square feet of thoughtfully designed living space, this spacious two-story residence blends comfort with contemporary style.Step inside to soaring coffered ceilings and abundant natural light streaming through large windows in the inviting

  Wendy Miller Austin Choice Homes

  17517 Panorama Dr, Dripping Springs, TX 78620
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  /36

  $925,000

  • 3 Beds
  • 2 Baths
  • 2,140 Sq Ft

  1921 Ruby Ranch Rd, Buda, TX 78610

  Stunning Fully Remodeled Ruby Ranch Home on Over 3 Acres Backing to Conservation Land Experience Hill Country living at its finest in this beautifully remodeled single-story home located in the coveted Ruby Ranch community. Situated on 3+ acres of tree-covered land that backs to a large conservation ranch, this property offers the perfect blend of luxury, privacy, and natural beauty—plus it's

  Jeremy Smith Waterloo Realty, LLC

  1921 Ruby Ranch Rd, Buda, TX 78610
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  /38

  $1,950,000

  • Land
  • 10 Acres
  • $187,861 per Acre

  8801 Fm-3237, Wimberley, TX 78676

  Outstanding home located on a 10+ acres. Next door to Hays City Store and Ice House. Incredible growth on Hwy 150 & FM 3237 (Old Kyle Rd)

  Lisa Hughes-Gonzales LIVING SPREE REALTY

  8801 Fm-3237, Wimberley, TX 78676
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  /40

  $1,600,000

  • 9 Beds
  • 8.5 Baths
  • 5,012 Sq Ft

  101 Hunters Glen Dr, San Marcos, TX 78666

  Only 3.4 miles for Texas State University! Multi-generational and/or Income producing property! 4.892 beautiful acres with a gorgeous main home with fantastic kitchen with lots of white cabinets, large pantry, KitchenAid double built-in ovens, built-in microwave, dishwasher and electric stove top! This home has 3 large bedrooms, 2 1/2 bathrooms, an attached office/craft area plus a large

  Amy Knight Black Kuper Sotheby's Int'l Realty N

  101 Hunters Glen Dr, San Marcos, TX 78666
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  /32

  $2,100,000

  • 4 Beds
  • 3 Baths
  • 3,080 Sq Ft

  300 Greystone Rd, Dripping Springs, TX 78620

  Private iron gate w/ stone columns opens to this elegant 3 story French style home on 13.36 acres offering incredible panoramic views of the hill country. Many beautiful large oaks & lawns add to its stately setting. The exterior of the house is 100% stone w/ decorative quoin cornerstone work & keystoned arches over windows. The home has 12" thick walls that adds to energy efficiency. The

  Jane Jackson Beverly Jackson, Broker

  300 Greystone Rd, Dripping Springs, TX 78620
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  /43

  $599,000

  • 2 Beds
  • 4 Baths
  • 2,242 Sq Ft

  1795 Falconwood Dr, San Marcos, TX 78666

  VIEWS for days! This stunning 3-story home on 6 private acres in the Falconwood subdivision is truly one-of-a-kind, surrounded by wraparound decks on every level to soak in the Hill Country scenery. Inside, you'll find expansive windows, multiple living areas, and standout features like an elevator, wood-burning stove, and three separate A/C units for ultimate comfort. The open floor plan offers

  Scott Rice Keller Williams Heritage

  1795 Falconwood Dr, San Marcos, TX 78666
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  /30

  $925,000

  • 3 Beds
  • 2 Baths
  • 1,890 Sq Ft

  1231 Montell Rd, Wimberley, TX 78676

  Expansive Hill Country Views of the Blanco River Valley from this beautifully maintained 16+/- acre ranchette. All stone 3/2 home with high ceilings. Amazing views and natural light from the large glass windows and doors in the living room. Detached carport. Beautiful wrap around Pavestone patio to enjoy the breathtaking sunsets of this amazing home or BBQ under the pergola. The property is

  Matthew Lewis Anders Realty & Mortgage Group

  1231 Montell Rd, Wimberley, TX 78676
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  /40

  $1,247,000

  • 5 Beds
  • 4.5 Baths
  • 3,933 Sq Ft

  250 Hidden Oaks Rd, Wimberley, TX 78676

  Hill Country Haven on 11+ Acres | Timeless Charm, Modern Comfort, and Endless ViewsWelcome to your private retreat in the heart of Wimberley, Texas—an exquisite Hill Country estate spanning 11.08+/- acres of natural beauty and serene living. This spacious 3,933+/- sq. ft., three-story residence features 5 bedrooms, 4.5 bathrooms, an attached 2-car garage, a detached 3-car garage/workshop, and a

  AJ Harwood RE/MAX REAL PROPERTIES

  250 Hidden Oaks Rd, Wimberley, TX 78676
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  /40

  $699,900

  • 4 Beds
  • 2 Baths
  • 2,415 Sq Ft

  250 Brunson Ln, Wimberley, TX 78676

  Peaceful living on 5.33 private, picturesque acres with a 2,415 SF single-story home. Large windows fill the interior with natural light, while freshly painted walls and trim give the space a crisp, welcoming feel and a layout that transitions smoothly from one area to the next, including a practical MIL arrangement. The spacious primary suite offers two walk-in closets, a jetted tub, separate

  Steve Mallett Keller Williams Realty

  250 Brunson Ln, Wimberley, TX 78676
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  /40

  $1,499,999

  • 4 Beds
  • 2.5 Baths
  • 3,240 Sq Ft

  1010 Westland Ridge Rd, Dripping Springs, TX 78620

  Set against a backdrop of sweeping Hill Country views and breathtaking sunsets, this stunning home in the sought-after Westland Ridge neighborhood offers style, comfort, and seamless indoor-outdoor living. Designed with high vaulted and beamed ceilings and warm wood flooring throughout the main living areas, the open-concept floorplan is both spacious and inviting. The gourmet kitchen features

  Lisa McGuire Compass RE Texas, LLC

  1010 Westland Ridge Rd, Dripping Springs, TX 78620
• 

  

  /35

  $844,000

  • Land
  • 16 Acres
  • $52,488 per Acre

  4400 Hilliard Rd, San Marcos, TX 78666

  Discover the perfect blend of peace, privacy, and potential on this stunning 16.080-acre property nestled in the heart of San Marcos. Fully fenced with an electric gate for easy access ; this land offers a rare opportunity to build your dream retreat, homestead, or weekend getaway. A newly installed gravel road leads you into the property, where you’ll find a solid concrete slab ready for your

  La Donna Keesee Pink Horizon Realty PLLC

  4400 Hilliard Rd, San Marcos, TX 78666
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  /40

  $2,100,000

  • 3 Beds
  • 5 Baths
  • 4,308 Sq Ft

  167 Wimberley Ranch Dr, Wimberley, TX 78676

  Experience expansive views of the Texas Hill Country between Wimberley and Blanco in the gated community of Wimberley Ranch Estates. This extraordinary home was strategically placed on this 14 acre tract to capture unobstructed long distance views of the Hill Country from the large back porch, pool/hot tub, Living Room/Kitchen and the Primary bedroom. When you walk in the front door you will be

  Jim Donaldson Keller Williams Wimberley

  167 Wimberley Ranch Dr, Wimberley, TX 78676
• 

  

  /37

  $589,000

  • 3 Beds
  • 2 Baths
  • 1,829 Sq Ft

  124 Turkey Trail Dr, San Marcos, TX 78666

  Beautiful Hill Country Retreat on 2.04 Secluded Acres – No HOA! Nestled among towering oak trees just 4 miles from Wimberley and 9 miles from San Marcos, this charming 3-bedroom, 2-bath ranch-style home offers a peaceful escape with the freedom of no HOA. Inside, you’ll find a dedicated office, a formal dining room, and a cozy living area with a wood-burning fireplace and glass doors that open to

  Sylvia E. Muzzy All City Real Estate Ltd. Co

  124 Turkey Trail Dr, San Marcos, TX 78666

Showing Results 241 - 280, Page 7 of 16