Often referred to as “The Gateway to the Hill Country,” Dripping Springs is a fast-growing community situated approximately 25 miles west of Austin. With its mix of urban and rural living, Dripping Springs is home to a variety of cultural, natural and artistic offerings. Whether it’s indulging in afternoon high tea at Tillie’s, exploring the natural wonders at Westcave or taking in a live music act at one of the city’s many entertainment venues, Dripping Springs residents are an active group. With Highway 290 running through the middle of town, Austin is just a quick trip away for commuters, students or those who want to visit the state capital. “I like to tell people that one of the great things about Dripping Springs is that you can turn left and be in Austin in half an hour or turn right and be in the country in half an hour,” says Realtor and Dripping Springs resident Betsy Smith. The Ally Medical Emergency Room is also located on 290, and the Austin-Bergrstrom International Airport is about 30 miles away. Because of its rural nature, Dripping Springs is a heavily car-dependent area, as there is no rapid transit system in the area. Walkability depends on the specific area of town, as sidewalks are not prevalent throughout the entire area.
Old meets new for more
There is a wide range of housing options in Dripping Springs, with homes ranging from cozy manufactured homes to new construction to sprawling houses on multi-acre lots. Some areas are heavily-wooded with houses separated by huge tracts of land, while others feature only newly-planted saplings in front of new construction homes. The median price of real estate in Dripping Springs is $850,000, and buyers should be prepared to pay an average of $344 per square foot. A typical three-bedroom, two-bathroom manufactured home can sell for $315,000, and prices can go up to $3.5 million for an expansive four-bedroom, four-bathroom ranch-style home on more than 50 acres.
Many neighborhoods share boundaries with other amenities like golf courses.
Plum Creek offers a mix of home styles and sizes.
Gracious setbacks are common in Harrison Hills.
Harrison Hills homes have larger lots set back from the roadway.
Harrison Hills homes will sometimes have mature trees untouched by the community development.
The Harrison Hills community offers large homes in a rural setting.
Single-level homes in Plum Creek have large square footage on ample lots.
Harrison Hills are typically large single-level homes on gracious lots.
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A-plus schools with 20 varsity sports
Dripping Springs is districted to the Dripping Springs Independent School District, which receives an overall rating of A-plus from Niche. Students in the area can attend Sycamore Springs Elementary, Dripping Springs Middle and Dripping Springs High School. Sycamore Springs earns an A-plus rating from Niche, Dripping Springs Middle earns an A and Dripping Springs High School earns an A-plus. Students at Dripping Springs High School can choose to participate in over 60 school-sponsored clubs, and they have the opportunity to play 20 different varsity-level sports. Alternatively, parents can avail themselves of several Austin-area private schools, including St. Stephen’s Episcopal School, rated the best private school in the Austin area by Niche.
Dripping Springs High School Tiger Stadium hosts various sports events.
Dripping Springs High School is in the top 100 high schools in Texas.
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Classic American dining and malls
With HEB in the neighborhood, a trip to the grocery store doesn’t require too much travel for Dripping Springs residents. Tractor Supply on the western edge of the neighborhood has most household necessities, but when residents need to go to Walmart or a similar store, that requires a trip to Austin. When residents need a little retail therapy, a variety of local retailers have shops along historic Mercer Street; for more mall-style shopping, Austin is down the highway. For dining out, locals love the Homespun Kitchen and Bar, which serves classic American fare in a casual, family-friendly environment.
Many Texas restaurants and bars are outdoor establishments.
You can find many of your favorite restaurants and stores in the Kyle Shopping Center.
Reviving old buildings and retrofitting them into new eateries helps provide Dripping Springs' antique charm.
Large shopping areas are along the Interstate 35 corridor of Hays County.
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Lead a horse to Dripping Springs
In the northern section of the neighborhood is Dripping Springs Ranch Park, a 130-acre space devoted to community engagement. Visitors have access to a playground, a fishing pond and over 6 miles of trails that wind throughout the park. The park is also home to an equestrian center and a wildlife preserve, both of which are open to the public. When the weather outside isn’t conducive to being outside, the Pound House Farmstead Museum offers visitors a chance to experience the historic past of Dripping Springs in this veritable time capsule, which includes a chance to view the roses that Sarah Pound brought with her as cuttings from a bush she had grown in Mississippi prior to moving to Dripping Springs with her husband in 1853.
Old Baldy Park takes you up 218 rock steps to 360-degree views of the Wimberley valley.
Larger city parks have splash pads for the kids to cool off and play.
Founders Memorial Park has a playground for local youths.
Hays County is an outdoor paradise where fishing is a common sight.
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Photography Contributed By
Adam Michaud
Video By
Rebecca Askin
Interested in learning more about homes in this area?
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GreatSchools:
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On average, homes in Dripping Springs, TX sell after 67 days on the market compared to the national average of 55 days. The median sale price for homes in Dripping Springs, TX over the last 12 months is $629,750, down 1% from the median home sale price over the previous 12 months.
Welcome to 112 Bell Hill Drive! This beautifully maintained 4-bedroom, 3-bathroom home with a dedicated office/flex room, is set on a desirable corner lot in the heart of Caliterra, one of Dripping Springs’ most sought-after master-planned communities. Built in 2020, this home feels fresh, bright, and thoughtfully designed. Step inside and you’re greeted by an inviting living room anchored by a
This is the one buyers have been waiting for in Dripping Springs! 307 Hazy Hills Loop stands apart with a rare combination of greenbelt privacy, a true indoor-outdoor design, and over $250K in high-end and smart technology upgrades - all in a highly functional 1.5-story layout. The wall-to-wall sliding glass door creates a seamless connection to a resort-style backyard featuring a smart pool and
Welcome to 288 Silver Sage Court, Dripping Springs, TX – located in the stunning hill country community of Headwaters. This spacious and thoughtfully designed David Weekley Lauer floorplan offers 4 bedrooms (2 on the main level, 2 upstairs), 3.5 bathrooms, and nearly 4,000 sq. ft. of beautifully appointed living space. Step inside to find a dedicated study perfect for working from home, a retreat
Location, acreage, excellent schools! Just 1.5 miles off Highway 290 on the East side of Dripping Springs, this unique 10-acre property provides easy access to everything the Texas Hill Country and Austin have to offer. The acreage also offers future flexibility, with the potential to be subdivided into two 5-acre tracts, subject to buyer verification. This Dripping Springs retreat has 2 homes, a
Welcome to 112 Bell Hill Drive! This beautifully maintained 4-bedroom, 3-bathroom home with a dedicated office/flex room, is set on a desirable corner lot in the heart of Caliterra, one of Dripping Springs’ most sought-after master-planned communities. Built in 2020, this home feels fresh, bright, and thoughtfully designed. Step inside and you’re greeted by an inviting living room anchored by a
Peaceful Hill Country living on nearly 2 acres in highly sought-after Lake Travis ISD! Built in 2019 by David Weekley Homes, this beautifully designed 3-bedroom, 2-bath home offers 2,137 sq. ft. of open-concept living with modern finishes and a tranquil natural setting where wildlife is often seen right outside your door. Inside, you’ll find high ceilings, abundant natural light, and luxury vinyl
This is the one buyers have been waiting for in Dripping Springs! 307 Hazy Hills Loop stands apart with a rare combination of greenbelt privacy, a true indoor-outdoor design, and over $250K in high-end and smart technology upgrades - all in a highly functional 1.5-story layout. The wall-to-wall sliding glass door creates a seamless connection to a resort-style backyard featuring a smart pool and
Welcome home - where modern comfort meets hill country serenity. Built in 2021 and thoughtfully enhanced with over $100K in upgrades, including a whole house generator, this 4-bedroom, 3-bath retreat offers 2,647 square feet of inviting, light-filled living space. Every detail feels intentional - from the warm, open layout that brings people together, to the elevated finishes that make daily life
Discover refined Hill Country living in this beautifully upgraded, single-story Caliterra residence—perfectly suited for those seeking comfort, privacy, and effortless elegance in their next chapter. Offering approximately 1,909 sq ft of thoughtfully designed living space, the home blends timeless finishes with a highly functional layout ideal for downsizing without compromise. The gourmet
Welcome to 17701 Village Dr, a like-new, never-lived-in 4-bedroom, 2-bath single-story home in the highly sought-after Twin Lake Hills community. Designed with both comfort and style in mind, this home features a stunning, chef-inspired kitchen that’s perfect for entertaining guests or creating memorable culinary experiences. The expansive living areas and generously sized bedrooms provide
Sun filled comfort & thoughtful design come together in this inviting Belterra home that makes everyday living feel easy! This beautifully maintained single story offers an efficient layout, abundant natural light, and a sense of privacy that is hard to find. Oversized windows brighten the living spaces, while the ideal lot orientation helps keep the home cooler during warm Austin afternoons. A
900 Deer Creek offers a rare opportunity to own a Hill Country property that blends peaceful personal enjoyment with real income-producing versatility. Set in a prime Dripping Springs location, the home benefits from being in the heart of one of Central Texas’ most sought-after wedding and event destinations—an area known for destination weddings, private events, weekend retreats, winery tourism,
Are you looking for a picturesque and serene location that offers a great opportunity to build your dream home or commercial space? Then look no further than Mystic Hill Ranch! This versatile ranch offers breathtaking views of the Texas Hill Country and easy access to Hwy 290. The property is home to a wide range of wildlife, including exotics and zebras. Whether you're a hunter, an animal
Discover the epitome of Texas Hill Country living with this exceptional 3.366-acre parcel of land nestled in the Blue Horse Ranch subdivision. This exclusive community features 12 lots on a cul-de-sac street and a gated entrance for residents. A level build site is in place, so bring the builder of your choice to construct your dream home with views of the hill country. This property is
Beautiful 5-acre lot in Blue Creek Ranch, with an abundance of native trees and multiple building sites just 10 minutes outside the heart of Dripping Springs. This private lot is located at the end of the sul de sac with no through traffic to deal with. Bring your builder and design your dream home in between native trees, vegetation, and wildlife. When walking the property you enjoy the Texas
Located in the Montebella community of 78738, this two-story home for lease, with 4 bedrooms and 3.5 bathrooms, offers Hill Country views, spacious living, and close reach of the Hill Country Galleria and outdoor destinations that define this part of Southwest Austin, all in Lake Travis ISD. Inside, the main level begins with a dedicated office near the front of the home, creating a quiet
Welcome Home! This one-story, furnished, 2,200 sf home boasts inviting common areas that are already furnished, creating a welcoming atmosphere for everyone to enjoy. The house was fully renovated in 2023! It also features a front deck and covered side patio for relaxation and is located on 3.45 acres for quiet time outdoors. Make yourself at home with 3 bedrooms (two with queen size beds and one
Welcome to 310 Saddle Blanket, a property exuding charm & character, set on nearly 1.7 acres in the Texas hill country. Conveniently located in the established community of Saddletree Ranch with easy access to either Dripping Springs or Bee Cave! Featuring 5bedrooms, 3 bath plus a 470 sq ft back building. This home has been fully remodeled and most recent 2024 updates include: a new roof, EV
Discover your new home at The Springs! Conveniently located 10 minutes from the heart of downtown Dripping Springs, our community offers numerous dining, shopping, and entertainment options right outside of your front door. Offering a variety of spacious 1, 2 and 3 bedroom apartment homes, we are the expert at combining quality and comfort, making the The Springs an ideal place to call home.
Tired of cookie-cutter neighborhoods? Experience true Hill Country living in this beautiful single-story retreat in Dripping Springs set on a fabulous 1.6-acre lot. This property provides room to roam, garden, or simply enjoy the peaceful surroundings. Come inside, the open-concept living and dining areas are filled with natural light and flow seamlessly into the kitchen, complete with silestone
Local Dripping Springs is nestled on over 8 acres of scenic Texas Hill Country, offering a retreat from the everyday with breathtaking views and thoughtfully designed spaces. This brand-new community provides seamless access to Hwy 290 and Ranch Road 12, placing you moments from the charm of downtown Dripping Springs and minutes to Austin. Discover an inspired collection of studio, one-, and
Belterra Springs is situated in the quiet charm of Dripping Springs, Texas. It has all the big city amenities, an easy commute to Austin, and is located in the coveted Dripping Springs school district. A resort-style pool and fireplace await you, as well as a luxurious high-definition movie theater and 24-hour fitness center. Your new home has all the style and conveniences you've come to expect.
This executive home seamlessly blends sophisticated interior design with a resort-style outdoor oasis. The interior boasts soaring ceilings and expansive windows that flood the home with light while offering unimpeded views of the lush grounds. At its heart, a state-of-the-art chef's kitchen features stainless steel appliances and a large central island, perfect for both quiet evenings and grand
Ask about our 10% discount for Preferred Employers!!Among the lush prairies and rolling hills of Texas Hill Country located in Dripping Springs. Come home to a peaceful community inspired by nature with rustic-chic interiors and an impeccable amenity package. Each pet-friendly apartment welcomes you with luxe details and convenient features throughout. Unwind in the privacy of your home or
Seller open to 12 or 24 month lease. This new construction home in Cannon Ranch has never been lived in and sits in one of the most charming pockets of Dripping Springs. With nearly 2,300 sq ft, this two-story home offers the perfect mix of space, natural beauty, and small-town convenience.Inside you'll find:• 4 bedrooms• 2.5 bathrooms• Dedicated office• Large game room• A
Anthem Apartment Homes is a remarkable, inviting community capturing Texas hill country views and adventure right outside Dripping Springs, TX. Experience true luxury living with innovative amenities including electric car charging stations, a spin room and yoga room, two distinctive private conference rooms, and a rooftop sky lounge. Inside your home, you'll be delighted by out thoughtfully
Henly is a blink-and-you’ll-miss-it type of town. Sparsely populated and with as many dirt roads as paved ones, this neighborhood's Texas Hill Country terrain is popular with campers and homeowners looking for rural living with lots of privacy. “There’s a couple of newer constructions, but it’s mostly multiple-acre ranches, some of which were built in the early 1900s,” says Ashley Tullis, a Realtor with Keller Williams Realty and proud native of the Hill Country. The long history of Henly is closely tied to that of its neighboring cities: Dripping Springs and Johnson City, where most folks head into town for everyday needs. But when they’re ready to retreat into the countryside, they’ll have plenty of room to relax. Adding to this area's appeal are outstanding schools and some local businesses that tend toward the distinct and boutique.
Homes across Henly come in a variety of sizes and price points, but what they all share is a sense of seclusion. Houses are situated off rural country roads, with long dirt paths for driveways that place them far behind dense growths of trees. Lots start at just under 10 acres and can have as much as 30, meaning homeowners get plenty of room to spread out and use the land as they see fit. Some build custom homes from scratch, while others opt for established builds that start at $400,000 for a modest four-bedroom ranch-style house. The median price for the area is $1.1 million and can climb as high as $3.4 million for a hillside getaway with a rustic farmhouse feel.
Families can send their kids to schools in the Dripping Springs Independent School District, which is ranked by Niche as the No. 2 best school district in the Austin area. Kids start at Walnut Springs Elementary and move up to Dripping Springs Middle, which each earn an A rating according to Niche. Dripping Springs High scores an A-plus and boasts an extensive course catalog, with elective pathways that include specialized fields such as veterinary medicine, welding and floral design.
With its rugged Hill Country scenery and distance from the city, perfect for stargazers or anyone seeking some peace and quiet, Henly is a popular destination for lovers of the great outdoors. Campsites, RV parks and cabins are scattered across the countryside, not to mention the ever-popular wedding venues. But there’s plenty for locals of the area too, especially at Pedernales Falls State Park. Just north of the neighborhood is a sprawling 5,212-acre nature preserve along the Pedernales River. Miles of winding trails for hiking and horseback riding take parkgoers along the smooth limestone formations for swimming and sightseeing by the water, with rushing falls and hilltop outlooks. The park hosts daily events, from educational sessions to fishing trips with the park rangers.
Henly has few businesses, and that’s just the way folks like it. Residents here appreciate the wide-open spaces and the accompanying quiet. “People come into Dripping Springs for their everyday needs, but also for the festivals and activities there, too,” Tullis says. An 8-mile drive along US Highway 290 takes folks right to the nearest grocery store at H-E-B. It’s located in a shopping center home to multiple other specialty services, retailers and local restaurants like Hill Country Ranch Pizzeria and Thunder Cloud Subs.
Nearby Dripping Springs is also home to attractions like Dreamland, a quirky entertainment venue with mini-golf, pickleball leagues and weekly live music and movies. For a taste of Texas Hill Country vodka, try Dripping Springs Distilling’s small-batch spirits, or visit Texas Hill Country Olive Oil Company for a tour of its scenic orchards. Johnson City lies 17 miles to the northwest and is an attraction all on its own, known for being the hometown of 36th President Lyndon B. Johnson. The weekly art walk on Sunday evenings is worth the 20-minute trek, as is the dense cluster of breweries and wineries tucked behind quaint old storefronts.
With US Highway 290 bordering Henly to the south, residents can make the 30-mile drive into Austin in 50 minutes. Or they can take a drip down south to San Antonio, just 66 miles or 1 hour and 10 minutes away.
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