Dripping Springs TX Homes for Sale

Dripping Springs, TX is a Hill Country community west of Austin, and this page covers homes with a Dripping Springs mailing address (ZIP 78620). As of October 31, 2026, 250 single-family homes are for sale, and 606 sold in the past 12 months at a median of $605,720. This page shows the market by price range, the neighborhoods with the most sales, how much of it is acreage and new construction, and what to check before you make an offer. Browse current listings below, or start with our Dripping Springs neighborhood guide.

Dripping Springs Market Snapshot

Dripping Springs has 250 homes for sale and sold 606 over the past 12 months, which works out to about 5.0 months of supply at the past year’s pace. The median list price of $750,000 sits well above the $605,720 median sale price, because active listings lean toward acreage: 114 of the 250 active listings are on one acre or more.

Homes closed at an average of 97.3% of the final list price and 93.4% of the original list price, so price reductions are common before a sale. The median closed home was 2,585 square feet at $244 per square foot, and the middle 80% of sales ran from $400,000 to $1,200,000. No home sold under $300,000 in the past 12 months, and 59 sold between $300,000 and $400,000.

New construction is a large part of the market. In the past 12 months, 226 homes built in 2025 or later sold (37% of all sales) at a median of $478,068, while 380 older homes sold at a median of $705,000, and the median year built was 2022. Land matters here too: 186 homes on one acre or more sold (31% of sales) at a median of $885,000, and 54 of them were on five acres or more.

Source: Unlock MLS, October 31, 2026. Single-family homes with a Dripping Springs mailing address (ZIP 78620). Closed sales are from the past 12 months (October 31, 2025 to October 31, 2026). Statistics are deemed reliable but not guaranteed.

Dripping Springs Homes for Sale by Price

The table shows closed sales in each price band over the past 12 months, plus how many homes are for sale now in that band by list price. Each band has its own page with current listings and the neighborhoods with the most sales.

Price Band	Sales (12 mo)	Median Price	Median Sq Ft	Median $/Sq Ft	For Sale Now
Under $500,000	214	$434,995	2,024	$214	51
$500,000 to $600,000	83	$549,990	2,441	$223	37
$600,000 to $800,000	136	$689,500	2,742	$251	44
$800,000 to $1,000,000	63	$880,000	3,372	$264	32
$1,000,000 and up	110	$1,240,000	3,648	$355	82

Under $500,000 is the largest band: 214 of the 606 sales (35%) closed there, and 136 of those homes were built in 2025 or later. Price per square foot rises from $214 under $500,000 to $355 at $1,000,000 and up, as lots get larger. At $1,000,000 and up, 79 of the 110 sales were on an acre or more, and the luxury page covers those communities.

Source: Unlock MLS, October 31, 2026. Medians are for closed sales in each band over the 12 months ending October 31. For Sale Now counts the 246 active listings with a price, by list price.

About This Area

Homes with a Dripping Springs mailing address (ZIP 78620) include neighborhoods inside the city and homes in the surrounding Hill Country, so taxes, utilities and school zoning depend on the address. Dripping Springs sits along US 290 west of Austin.

Most sales are zoned to Dripping Springs ISD, but not all. In the past 12 months, 556 of the 606 sales were zoned to Dripping Springs ISD, 39 to Lake Travis ISD, 10 to Johnson City ISD and 1 to Hays CISD. Confirm the zoned schools for a specific address with the district.

Dripping Springs Neighborhoods

These communities had the most closed sales in the past 12 months. Median price and year built are for all sales in the community, counted across all sections. Each one links to its neighborhood guide and its homes for sale page when we have them.

• Heritage: 94 sales, median $446,930, median year built 2026. Neighborhood guide and homes for sale
• Big Sky Ranch: 79 sales, median $454,990, median year built 2025. Neighborhood guide and homes for sale
• Headwaters: 68 sales, median $693,738, median year built 2025. Neighborhood guide and homes for sale
• Caliterra: 49 sales, median $850,000, median year built 2023. Neighborhood guide and homes for sale
• Cannon Ranch: 33 sales, median $439,750, median year built 2026. Neighborhood guide and homes for sale
• Sunset Canyon: 29 sales, median $750,000, median year built 1994. All 29 sales were on an acre or more. Neighborhood guide and homes for sale
• Arrowhead Ranch: 20 sales, median $637,000, median year built 2020. Neighborhood guide and homes for sale
• Bunker Ranch: 14 sales, median $1,216,250, median year built 2022. 4 of the 14 sales were on an acre or more. Neighborhood guide and homes for sale
• Saddletree Ranch: 13 sales, median $782,000, median year built 2001. All 13 sales were on an acre or more. Neighborhood guide and homes for sale
• Founders Ridge: 10 sales, median $528,500, median year built 2018. Neighborhood guide and homes for sale
• Esperanza: 7 sales, median $859,900, median year built 2022. 1 of the 7 sales were on an acre or more. Neighborhood guide and homes for sale
• Twin Lake Hills: 7 sales, median $460,000, median year built 2012. Neighborhood guide and homes for sale
• Sawyer Ranch: 6 sales, median $819,500, median year built 2006. All 6 sales were on an acre or more. Neighborhood guide and homes for sale
• Valley Lake Hills: 6 sales, median $429,000, median year built 2010. 1 of the 6 sales were on an acre or more. Neighborhood guide and homes for sale
• Stagecoach Ranch: 5 sales, median $1,065,000, median year built 2002. All 5 sales were on an acre or more.

Springlake, Highland Creek Lakes, Barton Creek Ranch, Oak Springs, Triple Creek Ranch, Hidden Springs Ranch, Montebella and Vistancia each had four sales. Medians for communities with this few sales reflect specific homes, not a trend. For homes above $1,000,000 see our Dripping Springs luxury homes for sale page, and for neighborhood profiles see our Dripping Springs luxury neighborhood guide.

Acreage and Large Lots

Acreage is a defining feature of this market. In the past 12 months, 186 of the 606 sales (31%) were on one acre or more, 54 were on five acres or more, and the median home on an acre or more sold for $885,000. Of the 250 active listings, 114 are on one acre or more.

The lot size you get depends on the community. All 29 sales in Sunset Canyon and all 13 in Saddletree Ranch were on an acre or more, while the large new-construction communities such as Heritage, Big Sky Ranch and Cannon Ranch had no sales on an acre or more. On acreage, look into the water source, septic or sewer, electric provider, flood plain, easements and any deed restrictions on outbuildings or animals. These vary by address, so confirm them in the title work before you write an offer.

New Construction and Resale in Dripping Springs

Dripping Springs is a strong new construction market. Homes built in 2025 or later made up 37% of the past 12 months of sales and 69 of the 246 priced active listings. The median new home sold for $478,068 against $705,000 for older homes, because new construction is concentrated in the lower price bands: 136 of the 214 sales under $500,000 were built in 2025 or later.

Heritage, Big Sky Ranch and Cannon Ranch account for most of the new construction at the lower end of the market. Headwaters and Caliterra sell in the middle of the market, and established communities such as Sunset Canyon and Saddletree Ranch sell resale homes on larger lots. Compare builder incentives, warranty terms, lot size and HOA dues when you weigh one community against another.

Getting Around

Dripping Springs sits along US 290, with RR 12 running south through town. Drive times depend heavily on traffic and the part of the area, so test the commute you would actually make at the hour you would make it before you choose a neighborhood. Our Dripping Springs neighborhood guide covers each community.

Five-Year Market Perspective

12 Months Ending Oct 31	Sales	Median Price	Median Days on Market	Avg Sale-to-List	Sales $1M+
2026	606	$605,720	45	97.3%	110
2025	617	$634,300	48	97.1%	100
2024	530	$667,500	58	96.8%	85
2023	489	$675,000	47	96.4%	79
2022	519	$740,000	13	100.3%	123

Source: Unlock MLS, October 31, 2026. Single-family homes with a Dripping Springs mailing address (ZIP 78620), 12-month windows ending October 31 of each year. Deemed reliable but not guaranteed.

Over five years, the median sale price is down about 18% from 2022 ($740,000 to $605,720), and price per square foot is down from $302 to $244. The median home took 45 days to sell in the latest 12 months, against 13 days in 2022, and sales closed at an average of 97.3% of the final list price, against 100.3% in 2022. Sales volume has recovered from 489 in 2023 to 606 and 617 in the last two years, and sales at $1,000,000 and up have grown from 79 to 110.

Is Now a Good Time to Buy in Dripping Springs?

Buyers have more room to compare and negotiate than they did in 2022: homes take longer to sell and close below their original asking price, and supply is about 5.0 months. The picture differs by price range. Homes under $500,000 take a median of 53 days to sell and have 51 active listings, while homes from $500,000 to $1,000,000 sell in a median of 37.5 to 39 days.

How to Buy a Home in Dripping Springs

1. Talk with us about your budget, timing and must-haves. Our Austin home buyer guide covers the steps and costs.
2. Pick a price page above and compare the neighborhoods with the most sales in your range.
3. Tour homes in more than one community and compare age, lot size and HOA dues at the same price.
4. Make an offer based on comparable sales, days on market and price reductions.
5. Complete inspections during the option period, then move to appraisal, financing and closing.

What to Check Before You Write an Offer

• Property tax: Property tax depends on the address. Dripping Springs ZIP 78620 includes homes inside the city and in the surrounding Hill Country, so the taxing districts differ. The appraisal district property page for the address lists the school district, any MUD or PID and the other taxing units. Reach out and we can look up an exact address for you.
• HOA dues: Dues and what they cover vary by community, and some neighborhoods and acreage tracts have no HOA. Check the neighborhood guide for the community you are considering, and review the HOA or deed restriction documents before you write an offer.
• School zoning: Sales were zoned to Dripping Springs ISD, Lake Travis ISD, Johnson City ISD and Hays CISD in the past 12 months. Verify the zoned schools for the exact address with the district.
• Comparable sales: Compare price per square foot within the same size range, lot size and age of home. Median price per square foot runs from $214 to $264 in the bands under $1,000,000.
• Acreage: For homes on one acre or more, confirm the water, septic and electric providers for the address.

Why Buy a Dripping Springs Home With Eleven Oaks

We take a patient, no-pressure approach. Rebecca and the Eleven Oaks team will walk you through Dripping Springs’ communities and price bands, and tell you plainly when a home looks overpriced for the neighborhood.

We track sales in Dripping Springs communities every month, so our advice comes from closed sales, days on market and price reductions, not from guesses.

We explain how buyer-agent compensation works before you tour a home, so there are no surprises. Start with our Dripping Springs neighborhood guide, then tell us what you are looking for.

Dripping Springs Homes for Sale: Frequently Asked Questions

Talk to a Dripping Springs Specialist