Headwaters
$691,241
Average Value
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.
/
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.
/
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.
/
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.
/
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.
Written By
Tom Jakob
Photography Contributed By
Saeid Zare
Video By
Houston Knight
Was this overview helpful?
Agents Specializing in this Area
-
Diane Waters
Diane Waters
Keller Williams Realty Lone St
(737) 377-3290
245 Total Sales
1 in Headwaters
$640,000 Price
-
Edith Austin
Edith Austin
Responds QuicklyMercer Street Group, LLC
(737) 273-9714
49 Total Sales
2 in Headwaters
$650K - $865K Price Range
-
Mahshid Caras
Mahshid Caras
Compass RE Texas, LLC
(737) 377-5362
205 Total Sales
1 in Headwaters
$485,000 Price
-
Richard White
Richard White
Encore Real Estate
(855) 964-4837
25 Total Sales
1 in Headwaters
$610,000 Price
-
Sarah McAloon
Sarah McAloon
Responds QuicklyCompass RE Texas, LLC
(737) 377-4351
106 Total Sales
1 in Headwaters
$1,000,000 Price
-
Stefan Benteler
Stefan Benteler
Compass RE Texas, LLC
(888) 614-7380
115 Total Sales
40 in Headwaters
$485K - $1M Price Range
Schools
Source:
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.
View GreatSchools Rating Methodology
- 9th to 12th
- Public
- 6th to 8th
- Public
Interested in learning more about homes in this area? Reach out to , an experienced agent in this neighborhood.
Parks in this Area
Charro Ranch Park
- Trails
- Hiking
Deer Creek Lower Lake
Founders Memorial Park
- Football
- Picnic Area
- Pool
Transit
Crime and Safety
| 1 - Low Crime, 10 - High Crime | Headwaters | US |
|---|---|---|
| Homicide | 1 | 4 |
| Sexual Assault | 1 | 4 |
| Assault with Weapon | 1 | 4 |
| Robbery | 1 | 4 |
| Burglary | 3 | 4 |
| Motor Vehicle Theft | 2 | 4 |
| Larceny | 3 | 4 |
| Crime Score | 2 | 4 |
Source: WhatIsMyCrimeRisk.com
Neighborhood Facts
Number of Homes in Neighborhood
593
Median Year Built
2021
Average Single Family Home Size Sq Ft
2,777
Significantly above the national average
1,924
Median Lot Size Sq Ft
7,405
Open Houses
-
Saturday, Aug 21 - 3pm
Distribution of Home Values
Homes for Sale
Homes for Rent
-
$1,307 - $3,041 per month
- The Ridge at Headwaters
- 1-3 Beds
- 1-2 Baths
- 721+ Sq Ft
- 1040 Flathead Dr
- Dripping Springs, TX
-
-
Interested in learning more about homes in this area? Reach out to , an experienced agent in this neighborhood.
Average Home Value
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.
Reviews
Are you familiar with the Headwaters neighborhood? to let others know what life in this neighborhood is like.
Was this page helpful?
