$689,578Average Value$262Average Price per Sq Ft40Homes For Sale
A growing suburb with Hill Country lifestyle
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.
View GreatSchools Rating Methodology
Are you familiar with the Headwaters neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Headwaters
US
Homicide
3
4
Sexual Assault
1
4
Assault with Weapon
2
4
Robbery
2
4
Burglary
3
4
Motor Vehicle Theft
3
4
Larceny
2
4
Crime Score
2
4
Source: WhatIsMyCrimeRisk.com
Headwaters Demographics and Home Trends
On average, homes in Headwaters, Dripping Springs sell after 59 days on the market compared to the national average of 56 days. The median sale price for homes in Headwaters, Dripping Springs over the last 12 months is $698,237, up 4% from the median home sale price over the previous 12 months.
Comfort and luxury inspire every lifestyle refinement of The Violet floor plan by David Weekley Homes. A multi-function island and expansive view of the sunny living and dining spaces contribute to the culinary layout of the glamorous kitchen. Refresh and relax in the Owner’s Retreat, complete with an en suite Owner’s Bath and walk-in closet. A main-level guest room and a pair of upstairs
Explore the superb balance of energy-efficiency, individual privacy and elegant gathering spaces in The Camellia floor plan by David Weekley Homes in Dripping Springs, Texas. The open-concept gathering spaces offer elegant opportunities to apply your interior decor style. Culinary masterpieces and quick, easy meals are equally suited to the gourmet kitchen, which includes a center island
Backed to a serene greenbelt in Headwaters, this 2023 Newmark home pairs clean, modern design with the easy rhythm of Hill Country living. Inside, a dramatic two-story living space is lined with oversized stacked windows that pull in soft natural light and uninterrupted greenbelt views. Wood-look tile floors run throughout the main areas, grounding the airy interior in warmth. The kitchen anchors
Exceptional craftsmanship and sophistication combine with genuine comforts to make each day delightful in The Lavender floor plan by David Weekley Homes in Headwaters. Flex your interior design skills in the limitless lifestyle potential of the sunny family and dining area. Birthday cakes, impressive dinners, and shared memories of holiday treats all begin in the tasteful kitchen nestled at the
Welcome to this move-in ready single-story home in the Headwaters community of Dripping Springs. Filled with natural light and thoughtfully updated throughout, this home offers a comfortable and functional layout with plenty of space to live, work, and entertain. As you enter, large windows draw your eye to the beautifully landscaped backyard and fill the home with natural light. Two bedrooms are
Welcome to your dream home in the highly sought-after Headwaters community of Dripping Springs! This beautifully designed 3-bedroom, 2.5-bath home offers the perfect blend of style, comfort, and functionality in the acclaimed Dripping Springs ISD. The open-concept floor plan features a spacious kitchen with a large center island overlooking the living and dining areas. Soaring ceilings, 10-foot
Perched on a quiet hilltop cul-de-sac with panoramic views from nearly every room, this custom-configured home is located in the desirable Headwaters community. Completed in 2023, this 4-bedroom, 3.5-bath property presents like new and offers multiple living areas, an expansive main-level deck, two upper-level balconies, a sunroom, generous office, and thoughtfully selected designer finishes
Thoughtful design and bright, open living spaces shape the welcoming character of The Plano floor plan by David Weekley Homes in Headwaters. From the entryway, the dining and family areas unfold in a spacious, connected layout that’s ideal for both relaxed evenings and lively gatherings. At the heart of the home, the kitchen offers a central island, ample storage and prep spaces, and open sight
Step into The Snapdragon, a two-story home where thoughtful design brings comfort and style together. A welcoming front study offers a quiet spot for work or reading, while the open-concept kitchen, dining, and family room create a seamless flow for entertaining and daily living. The kitchen’s oversized island anchors the space, making it easy to gather and connect with family and friends. A
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
This beautifully designed one-story home offers the perfect blend of Hill Country charm and modern luxury with resort-style amenities, scenic trails, and convenient access to Austin. Inside, a private study provides the ideal space for working from home, while a dedicated game room offers plenty of room for movie nights, hobbies, or entertaining. The open-concept living area is anchored by a
Bring your design inspirations to life in The Rose floor plan by David Weekley Homes. A walk-in closet and serene en suite Owner’s Bath make your Owner’s Retreat a private vacation at the end of each day. Your open-concept living spaces present a distinguished first impression from the front door and offer superb comforts for quiet evenings together. The gourmet kitchen features a practical and
Stunning Headwaters home offering 4,144 sq ft of thoughtfully designed living space. This 4-bedroom home features private ensuite baths in every bedroom (2 down, 2 up), an entertainer's kitchen with premium finishes, expansive counter space, and a butler's pantry. Enjoy 2 dining areas, 2 living spaces, and a dedicated study—perfect for work or relaxation. The covered, oversized patio opens to a
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
Includes washer, dryer, refrigerator, water softener, and internet! This 4 bed, 4 bath home is just over 3,500 square feet and is zoned for the brand new Wildwood Springs Elementary in Headwaters with a 3 car tandem garage. The primary suite is located on the main level with a true spa like bathroom with dual sinks, a soaking tub, and standalone shower with multiple closets. The kitchen is
Quintessential craftsman home in the desirable Headwaters community of Dripping Springs! Open-concept layout features an inviting central kitchen anchored by a formal dining room while overlooking the main living space - ideal for entertaining! The private primary suite serves as a true retreat, complete with coveted bay windows, peaceful backyard views, and a generously sized walk-in closet.
Positioned on one of the community’s most loved streets Crescent Moon. Whether you’re biking alongside the kids to the brand new elementary school, cruising the neighborhood in your golf cart, or simply enjoying the peaceful open space right from your backyard, this home was designed for the lifestyle people move to Headwaters for. Inside, natural light pours through every room creating a warm,
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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