About 25 miles outside of Austin, the small city of Dripping Springs developed a reputation for its wedding industry, outdoor tourism and craft dining scene. So it's no surprise that more and more homebuyers have moved to the area in the last few years, growing the small city and its surroundings, including the Headwaters neighborhood. "The overall vibe of the Hill Country is just kind of relaxed people. It's a lot of high-net-worth people that live here, but then they're also just pretty casual, outdoorsy, health-conscious people who love to do yoga and go hiking, bicycling, all those kinds of things," says Realtor Lauren Clark of Magnolia Realty. If ever there was a place to kick off the rapid development, it would arguably be the master-planned neighborhood of Headwaters, an active community that layers Hill County's outdoor adventures with suburban conveniences like great schools and commercial offerings.
Still growing with suburban stylings and design
Jutting off U.S. Route 290, Headwaters is a single-HOA subdivision composed almost entirely of single-family homes. After breaking ground in the mid-2010s, it has continued to grow with new construction across multiple phases. Aesthetically, homes stick to a new traditional motif while blending modern farmhouse and Craftsman elements like double-pitched roofs and exposed wood beams. Prices are largely dictated by home and lot size, with parcels ranging from 50 to 80 feet wide, depending on the homebuilder. Homes ranging from 1,500 to 3,000 sq. feet typically sell for between $550,000 and $750,000, while properties larger than 3,000 square feet usually begin around $750,000 and can reach just under $1 million. The Ridge at Headwaters, an apartment community, sits in the neighborhood as well. The neighborhood has a CAP Index Crime Score of 2, below the national average of 4.
Residents at Headwaters enjoy scenic Hill Country views.
Enjoy stunning scenic views from your Headwaters porch.
Custom homes at Headwaters reflect Texas charm.
Modern comforts meet rustic elegance in Headwaters' homes.
Headwaters offers a variety of homes, from cozy cottages to luxurious estates.
A variety of home styles are available in Headwaters.
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Stargazing and croquet at Homestead Park
Spaces for recreation and gathering are a core component of the master-planned design in Headwaters. The HW Central amenity center greets residents with a pool and splash pad, a fitness room, playgrounds, trailheads and pavilions. Farther into the neighborhood, Homestead Park offers a croquet lawn and a stargazing amphitheater for getting lost in the deep, dark Hill Country night sky. On the other end of the neighborhood, Headwaters Park provides access to the Barton Creek trail network. Trails meander throughout the neighborhood as well, connecting its parks and homes. Founders Memorial Park is about 5 miles away and includes paved walking paths, playgrounds, sports fields and a community pool. Dripping Springs Ranch Park, about 7 miles away, has trails for hiking, mountain biking and horseback riding. It's also a venue for equine competitions and annual festivals.
Founders Park features a playground for kids.
Headwaters residents can visit Dreamland for recreation, including pickleball and mini golf.
Residents near Headwaters can enjoy golfing at the Dripping Springs Country Club.
Founders Park Sport Field is a hub for local athletic events.
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A new elementary school next door
Students in Headwaters usually begin school at Dripping Springs Elementary, which receives an A rating from Niche. But the Dripping Springs Independent School District recently approved the construction of a new elementary school directly outside the neighborhood; Headwaters students will be rezoned to the elementary school in the 2025-26 school year. From there, students will continue to Dripping Springs Middle School, rated A. Once they reach ninth grade, students begin at Dripping Springs High School, rated A-plus. Students can earn early college credits through a dual-enrollment program with Austin Community College, or they can receive specialty certifications for disciplines like welding, veterinary sciences or real estate through the school's career and technical education program.
Dripping Springs High School is in the top 100 high schools in Texas.
Dripping Springs Middle School offers various sports programs.
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Chick-fil-A and other chains at Belterra Village
With the Hub Coffee Shop in the neighborhood amenity center, many residents who work from home can spend their entire day in the neighborhood. But after 5 p.m., residents typically find something to do nearby, often at one of the many breweries and hip restaurants in Dripping Springs. "In the east, everybody's going to Belterra Village, where there's the Chick-fil-A, the League Kitchen & Tavern, and Chipotle. There's a pho house right there that's really popular, too," Clark says. "Belterra Village is kind of the main spot to go if you're hungry, just because there's so many different fast-food places. If you are in Dripping Springs, then a lot of people will go to Dripping Springs Distilling, and really, the majority of the breweries have either food trucks on site, or food you can purchase. " Solaro Winery, about 10 miles away, offers a tasting room with award-winning wines. Groceries are also available at the H-E-B in Belterra Village or one closer to home, about 5 miles west, off Route 290.
Dreamland is an ideal spot for Headwaters' birthdays and tournaments.
Art and sculpture displays adorn Dreamland, a must-see for Headwaters residents.
Mazama Coffee Co serves Headwaters with exceptional coffee.
Headwaters residents love the welcoming atmosphere at Solaro Estate.
There's an H-E-B grocery store near Headwaters.
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Barbecue clubs, bunco games and spring traditions
The Headwaters Residential Master Association helps residents stay connected in various ways, including social media pages and a neighborhood blog written by residents. Residents can join clubs and social groups within the neighborhood, such as the Trail Blazers walking group, the Pitmasters barbecue club or womens Bunco. Gatherings are common at HW Central, whether it's barbecues on the patio or craft parties inside the clubhouse. The neighborhood also hosts seasonal events, with springtime being particularly lively thanks to a garage sale day and the St. Patrick's Day Jubilee.
Immediate access to U.S. Highway 290
Headwaters is a car-dependent community with one way in and one way out. Residents arrive and depart by way of Route 290, a major east-west route that provides numerous crucial connections to major employers between South Austin and Junction, Texas. Heading east, the next major commuter route is the MoPac Expressway, 18 miles away, offering a route into Austin and to locales north of the city. Dripping Springs is not within the service area for CapMetro public transit options, but the Capital Area Rural Transportation System's Country Bus program offers a pick-up from Dripping Springs to numerous cities throughout the region, including Austin.
Designed for the Hill Country environment
Hill Country can be a tough environment to live in, but Headwaters was designed with the hazards in mind. The arid region is prone to droughts, some lasting years. For many Texans, this could mean conserving well water; residents of Headwaters don't need to worry, however, since the neighborhood gets its water from the Dripping Springs Municipal Utility District. Additionally, flash flooding can be a major concern, as Hill Country downpours cause nearby creeks to overflow. However, this is also not much of a concern due to the neighborhood layout. "We do have some areas that are in the flood zone, but it's very few," Clark says. "Really, you have to be right up next to a creek bed, which homes usually aren't built right beside. They're usually outside of the flood plain." But Headwaters does not skirt the region's risk of wildfires: The neighborhood has a high risk of crown, surface and brush fires, especially during droughts.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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Hill Country Elegance with Unobstructed Greenbelt Views!Welcome to this beautifully appointed residence in the coveted, master-planned community of Headwaters at Barton Creek.Tucked on a premium greenbelt lot, this exceptional home offers standout curb appeal with lush landscaping, mature shade trees, and a spacious 3-car side-by-side garage. Inside, you'll find a thoughtfully designed
Welcome to 1890 Headwaters Blvd! This meticulously crafted David Weekley home leaves no detail overlooked. Nestled on a generous 80-foot lot, it offers stunning greenbelt views and is conveniently located near the neighborhood's walking trails. You'll notice the beautiful masonry and stone detailing, a 3-car garage, and a spacious front porch to welcome family, friends, and guests! Inside, the
MLS# 7270185 - Built by Toll Brothers, Inc. - Ready Now! ~ The Eberly Farmhouse is one of our newest two-story floor plans. The welcoming covered front porch opens into an elongated foyer with views into the great room beyond. A short hall leads to a secluded bedroom suite with private bath making this the ideal space for visitors. A convenient home office provides remote workspace and
Perched atop one of the most coveted hilltops in Headwaters, this rare opportunity offers sweeping, unobstructed Hill Country views and exceptional privacy with no home behind. Properties in this section are few and far between, offering a sense of serenity that’s hard to find, and sunsets that never get old.Set on a spacious lot with room to build a custom pool, the backyard is a blank
Welcome to this better-than-new gem in the highly sought-after Headwaters community of Dripping Springs! Built in 2023 and immaculately maintained, this 5-bedroom, 4-bathroom home combines modern elegance with everyday functionality. Positioned on a private greenbelt lot with no rear neighbors, the home offers tranquility and scenic views through 15-foot sliding glass doors that open to an
Better than new—built in 2022 on a rare corner lot in the desirable Headwaters community! Adjacent to open green space and backing to trails that lead to the park, this home offers both privacy and outdoor access. Features include upgraded hardscaping, antique-finished accents, whole-home water softener, professionally leveled Bermuda lawn with full irrigation, and a custom garage with shelving
Ask about our 10% discount for Preferred Employers!!Among the lush prairies and rolling hills of Texas Hill Country, The Ridge at Headwaters leases brand-new apartments in Dripping Springs, TX. 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
The McKinney Heritage, a single-story home built by Toll Brothers, offers 3 bedrooms, 2 bathrooms, a formal dining room, and a flexible office or flex space. The open-concept living area seamlessly connects the kitchen and family room, creating a warm and inviting atmosphere. The kitchen boasts an upgraded, expanded island, stainless steel appliances, a walk-in pantry, and a casual dining space
3 bed 2 bath plus an office! Discover upscale Hill Country living in the highly sought-after Headwaters community of Dripping Springs. This beautifully maintained home offers modern finishes, an open-concept layout, and abundant natural light throughout. Enjoy a spacious kitchen with quartz countertops, stainless steel appliances, and a large island—perfect for entertaining. There are over $102k
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Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
2,268
Median Age
43
Population Density
1 person/acre
Population under 18
24.4%
On par with the national average
23.8%
Population over 65
18.7%
On par with the national average
19.1%
Finances
Median Household Income
$133,000
Significantly above the national average
$71,702
Average Household Income
$151,352
Education and Workforce
High School Graduates
96.7%
Above the national average
89.1%
College Graduates
63.2%
Significantly above the national average
34.1%
Advanced Degrees
19.3%
% Population in Labor Force
68.3%
Weather
Annual Precipitation
36''
Average Winter Low Temperature
40°F
Average Summer High Temperature
94°F
Annual Snowfall
0''
Area Factors
Somewhat Bikeable
Bike Score®
20/ 100
Car-Dependent
Walk Score®
0/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
