The Dripping Springs ISD is one of the best school districts in the Austin area, serving Southwest Austin and Dripping Springs in grades Pre-K through 12th. The district includes 6 elementary schools, 2 middle schools and 1 high school, with a second high school now under construction to keep pace with growth. Dripping Springs ISD tends to suit buyers looking for larger, more wooded lots just outside the city, in exchange for a bit more drive time to shopping, restaurants and nightlife. Below you’ll find current market data, school information, and answers to the questions we hear most from buyers considering this area.
Quick Summary — For Busy Buyers
- 330 homes currently for sale in Dripping Springs ISD
- $718,000 median sale price over the past 12 months ($254.77/sq ft)
- Homes are going under contract in a median of 38 days at 98% of asking price
- Zoned to 6 elementary schools, 2 middle schools and 1 high school (a 2nd high school opens 2028-29)
- Best known for: Hill Country lots, a fast-growing district, and a TEA “B” rating four years running
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Dripping Springs ISD Homes for Sale
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Dripping Springs ISD Market Snapshot
Worth noting upfront: the median list price on today’s 330 active listings ($881,500) runs well above the median price of the 939 homes that actually closed over the past 12 months ($718,000). That’s not unusual for a smaller, growth-area inventory where a handful of larger or newer homes can pull the active-list median up, and it’s a reminder that asking price and closing price are two different numbers here. With 330 homes active against roughly 78 closings a month, that works out to about 4.2 months of supply, alongside 45 homes under contract and 50 pending.
About Dripping Springs ISD
Dripping Springs ISD covers Dripping Springs and a stretch of Southwest Austin in Hays County, an area known for Hill Country terrain, larger lots, and a slower pace than the urban core. It’s one of the fastest-growing districts in the Austin metro, and the district has been adding campuses and capacity to keep up rather than letting existing schools get overcrowded.
Dripping Springs ISD earned a “B” rating from the Texas Education Agency for the 2025-26 school year, its 4th consecutive year at that mark (89 out of 100 points, broken down as 90 for student achievement, 79 for school progress, and 88 for closing the gaps). Five campuses earned an A rating and four earned a B, with every campus in the district reaching an acceptable rating or better. Wildwood Springs Elementary, which opened in 2025, received its first TEA rating this year.
What Homes Look Like
At the start of the current 4-year stretch, the typical closed sale in Dripping Springs ISD was a 4-bedroom, 3-bath home around 2,787 square feet on an 11,195 square foot lot, list price near $776,134. That’s a useful baseline for what “typical” looks like here, even as the median closed price has since settled closer to $718,000.
Lot size varies more here than in most Austin-area districts. Neighborhoods like Belterra, Highpointe, and Sunset Canyon tend toward more traditional suburban lots, while areas like Driftwood, Reunion Ranch, and the newer Headwaters and Caliterra communities offer larger, more wooded acreage typical of the Hill Country. For a closer look at what’s available neighborhood by neighborhood, our Dripping Springs Neighborhood Guide breaks down the individual communities.
Across the full range, Dripping Springs ISD spans everything from smaller in-town homes closer to Highway 290 to multi-acre Hill Country properties well outside town, which is part of why the gap between median list and median closed price runs wider here than in more uniform suburbs.
Growth & New Campuses
Wildwood Springs Elementary, the district’s 6th elementary campus, opened in August 2025 in the Headwaters community with capacity for 850 students in Pre-K through 5th grade. It was built specifically to relieve overcrowding at Dripping Springs and Walnut Springs Elementary, and received its first TEA rating this year.
The bigger story is a second high school. In May 2025, voters approved a $402.3 million bond package with over 70% support, funding a new high school on Darden Hill Road near Cypress Springs Elementary (2,500-student capacity, targeted to open for the 2028-29 school year), along with renovations to the existing high school and Rooster Springs Elementary starting summer 2026 and new buses. The district points to a 61% increase in student enrollment over the past decade, roughly 3,000 additional students since 2015, as the driver. A demographic study behind the bond projects that 78.6% of additional housing built in the district over the next decade will be single-family homes, a detail directly relevant to anyone house-hunting here.
Boundaries Can Move, a Current Example
DSISD finalized new elementary and middle school attendance zones for the 2025-26 school year in December 2024, rezoning 19 of the district’s 53 planning units. Most of the changes affected the eastern side of the district, moving areas out of the Walnut Springs and Dripping Springs Elementary zones to relieve overcrowding, with some of those areas now feeding the new Wildwood Springs Elementary. The Sunset Canyon area was reassigned to Sycamore Springs schools, which drew some community concern over the new route. If a specific home’s school zoning matters to your decision, verify it directly through the district’s official attendance zone tool before writing an offer. Zoning can and does change between when a home is listed and when you close.
Have questions about a specific home, neighborhood, or school zone in Dripping Springs ISD?
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4-Year Market Perspective
Closings in Dripping Springs ISD grew steadily over the last 4 years, up about 24% from 760 in 2022-23 to 939 in 2025-26, even as median price and $/sq ft eased off their early-period peak. That’s a market that’s still moving, just off its 2022 highs rather than slowing down entirely.
| Year (Sept–Aug) | Median Close | Median $/sqft | Median DOM | Sale-to-List | Closings |
|---|---|---|---|---|---|
| 2022–23 | $755,000 | $271.30 | 37 | 98% | 760 |
| 2023–24 | $750,000 | $260.46 | 46 | 98% | 782 |
| 2024–25 | $710,000 | $255.78 | 46 | 98% | 889 |
| 2025–26 | $718,000 | $254.77 | 38 | 98% | 939 |
Sale-to-list ratio hasn’t budged from 98% in any of the last 4 years, a sign that well-priced homes in this district are still selling close to asking even as the broader pace has cooled. For the current Austin-area picture beyond Dripping Springs ISD, see our Real Estate Price Report archive.
How to Buy in Dripping Springs ISD
- Get pre-approved so you know your budget and can move quickly when the right home comes up. Our First-Time Home Buyer Guide walks through this step in detail.
- Decide how much lot size and drive time matter to you, since that trade-off varies more here than in most Austin-area districts.
- Verify school zoning for any specific address you’re considering directly through the district’s attendance zone tool, especially given the 2025-26 rezoning.
- Tour homes and submit a competitive offer. With inventory near 4 months of supply, there’s room to be selective without necessarily rushing.
- Work with a local specialist who knows the district’s growth plans, since a home near the new high school site or a recently rezoned area may come with considerations a citywide search won’t surface.
Dripping Springs ISD Map
Use the interactive map below to explore the area around the Dripping Springs ISD schools. Schools are marked with the chalkboard. To find out more about each school, click on the chalkboard and a description and link will appear.
Schools in The Dripping Springs Independent School District
The following is a list of the schools in the Dripping Springs ISD along with the school’s address and GreatSchools’ rating as of September 2026. For additional info, click the links to visit our page about each of the schools in Dripping Springs ISD.
Dripping Springs ISD Elementary Schools
Cypress Springs Elementary
11091 Darden Hill Rd
Driftwood, TX 78619
Great Schools Rating: 9/10
Dripping Springs Elementary
29400 Ranch Rd. 12 N.
Dripping Springs, TX 78620
Great Schools Rating: 9/10
Rooster Springs Elementary
1001 Belterra Dr.
Austin, TX 78737
Great Schools Rating: 9/10
Sycamore Springs Elementary
14451 Sawyer Ranch Rd
Austin, TX 78737
Great Schools Rating: 8/10
Walnut Springs Elementary
113 Tiger Lane
Dripping Springs, TX 78620
Great Schools Rating: 9/10
Wildwood Springs Elementary
294 Mira Vista Dr
Dripping Springs, TX 78620
Great Schools Rating: Not Yet Rated
Dripping Springs ISD Middle School
Dripping Springs Middle
111 Tiger Lane
Dripping Springs, TX 78620
Great Schools Rating: 8/10
Sycamore Springs Middle
14451 Sawyer Ranch Rd
Austin, TX 78737
Great Schools Rating: 9/10
Dripping Springs ISD High School
Dripping Springs High
940 Highway 290 West
Dripping Springs, TX 78620
Great Schools Rating: 7/10
Dripping Springs ISD Homes and Neighborhoods
Below you’ll find some of the most-searched neighborhoods in Dripping Springs ISD and a quick profile about each one. Use the link to view the full Neighborhood Guide, search homes for sale, and get more detail on schools, amenities, and pricing.
Reunion Ranch
3-6 beds, 2-6 baths, 2,100-5,500 sqft, High $600,000s – $2.8MMs
Arrowhead Ranch
3-6 beds, 2-7 baths, 1,800-8,000 sqft, High $400,000s – Low $800,000s
Deer Creek Ranch
2-5 beds, 2-4 baths, 1,000-3,400 sqft, High $300,000s
Sunset Canyon
2-6 beds, 2-6 baths, 1,600-5,800 sqft, Low $500,000s – $2.4MMs
Texas Heritage Village
3-5 beds, 2-4 baths, 1,600-3,000 sqft, Low $300,000s – Low $500,000s
Retreat at Dripping Springs
2-6 beds, 2-5 baths, 1,200-4,600 sqft, Low $400,000s – High $600,000s
Vistancia
2-6 beds, 2-6 baths, 1,700-5,000 sqft, Mid $800,000s – $1.5MMs
Big Sky Ranch
3-6 beds, 2-4 baths, 1,500-3,700 sqft, Mid $300,000s – Low $600,000s
Saddletree Ranch
3-5 beds, 2-5 baths, 2,100-4,500 sqft, Low $600,000s – $1.6MMs
Esperanza
3-6 beds, 2-6 baths, 1,200-5,200 sqft, High $700,000s – Mid $900,000s
Frequently Asked Questions
Dripping Springs ISD has 6 elementary schools: Cypress Springs, Dripping Springs, Rooster Springs, Sycamore Springs, Walnut Springs, and Wildwood Springs, which opened in August 2025 in the Headwaters community.
Dripping Springs ISD earned a “B” rating from the Texas Education Agency for the 2025-26 school year, its 4th consecutive year at that mark, with 5 campuses rated A and every campus reaching an acceptable rating or better.
Yes. Voters approved a $402.3 million bond in May 2025 that funds a second high school on Darden Hill Road near Cypress Springs Elementary, with a 2,500-student capacity, targeted to open for the 2028-29 school year.
The district finalized new elementary and middle school attendance zones for the 2025-26 school year, rezoning 19 of 53 planning units. If school zoning matters to your decision, verify it for a specific address through the district’s official attendance zone tool before writing an offer.
Pace has cooled from the fast market of a few years ago (days on market for active listings now runs around 76, versus 37 to 46 for recent closed sales), and $/sq ft has eased about 6% off its peak, while sale-to-list has held at 98% for 4 straight years.
Neighborhoods in Dripping Springs ISD include Belterra, Headwaters, Caliterra, Founders Ridge, Big Sky Ranch, Sunset Canyon, Highpointe, Pauls Valley, Reunion Ranch, and Driftwood, among others. Our Dripping Springs Neighborhood Guide covers each in more detail.
The median sale price over the past 12 months was $718,000 ($254.77 per square foot), with 939 homes closing and a median of 38 days on market at 98% of asking price.
The most reliable source is the district’s own attendance zone tool at dsisdtx.us. Zoning can change between when a home is listed and when you close, so it’s worth verifying directly rather than relying on a listing description alone.
Both. The district covers Dripping Springs and a stretch of Southwest Austin, with most of its footprint in Hays County.
The district has grown 61% over the past decade, adding roughly 3,000 students since 2015, which is the driver behind the new elementary school and the second high school currently under construction.
Looking for a Home in Dripping Springs ISD?
We can help you find the right house in the right neighborhood in Dripping Springs ISD. If you’re ready to get started on your home search, or just have some questions, call or text us at (512) 827-8323, fill out the form below, or email us at info@11OaksRealty.com. Learn more about who we are and how we work on our Buyer Representation Program page, or fill out our Buyer Survey for a more detailed start.
