Looking for a neighborhood that combines the charm of Hill Country living with the conveniences of modern design? Look no further than Headwaters in Dripping Springs, Texas. Known as one of the most sought-after master-planned communities in the area, Headwaters offers a unique blend of peaceful natural surroundings, stylish modern farmhouse homes, and first-class amenities. A master planned community built on former ranchland, Headwaters is conveniently located just east of Downtown Dripping Springs off 290. Residents can easily access Dripping Springs, Austin or the airport without spending too much time in the car fighting traffic. Headwaters is not your typical suburban looking master planned community. Homes are designed in the modern farmhouse style and the amenities are more of a Hill Country modern theme and all match the setting. If you’re a lover of nature, you’ll appreciate the lengths the developers went to to preserve the natural setting that Dripping Springs is known for. If you’re looking for new construction with some style, but don’t want to give up the serenity of the Hill Country, Headwaters is a great place to start your search. Whether you’re considering moving to Dripping Springs or simply exploring neighborhood options in the greater Austin area, this comprehensive Headwaters neighborhood guide will give you everything you need to know about living in Headwaters. Scroll Down to Read our Headwaters Neighborhood Guide.
Headwaters Homes for Sale
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Headwaters Neighborhood Map
Headwaters is located off Highway 290 east of Downtown Dripping Springs. To get to Headwaters from Austin take 290 west. Make a right on Headwaters Blvd. Headwaters is shaded in turquoise on the map below. Explore other Dripping Springs neighborhoods in our Dripping Springs Neighborhood Guide. Scroll down to continue reading our Headwaters neighborhood guide.
Headwaters Zip Code
Headwaters neighborhood is located in Dripping Springs’ 78620 zip code.
What Does Headwaters Look Like?
Set on what used to be ranchland, Headwaters has carefully preserved the rolling hills, native vegetation, and natural beauty that defines the Texas Hill Country. Homes are thoughtfully arranged to maximize open spaces, views, and greenbelt access. Driving through Headwaters, you’ll notice tree-lined streets, walking trails, and scenic Hill Country vistas that create a peaceful yet vibrant atmosphere.
The developers have ensured the neighborhood maintains its harmony with nature, integrating it into the community’s design. This includes over eight miles of trails that meander through the area, offering residents access to the outdoors without leaving the neighborhood.
What Do the Homes Look Like?
The homes in Headwaters truly stand out with their modern farmhouse design. Featuring pitched roofs, clean lines, and large windows, these homes balance contemporary aesthetics with a timeless appeal. Many homes also include inviting front porches, fresh exterior colors, and thoughtful details like siding and stone accents.
Built from 2016 to present (2025), homes in Headwaters feature versatile layouts ranging in size from approximately 1,622 to 4,501 square feet, with lot sizes between 0.15 and 0.35 acres. They cater to a wide range of buyers, making them perfect for someone at virtually every stage of life.
Renowned builders like Ashton Woods, Coventry, David Weekley Homes, Dream Finders Homes, Drees Homes, Newmark, Taylor Morrison, Toll Brothers, and Trendmaker Homes have contributed their expertise to create these beautifully crafted properties. Each home blends modern design with functionality, offering open-concept floor plans, gourmet kitchens, and spacious outdoor areas.
Average Headwaters Home
The average home in Southwest Austin’s Headwaters has the following profile:
- 4 bedrooms
- 4 bathrooms
- 3,000 square feet
Headwaters Builders
Headwaters is currently (2025) being developed by Ashton Woods, David Weekley Homes, Toll Brothers and Coventry Homes. Previous builders included Dream Finders, Drees, Newmark, Trendmaker and Taylor Morrison. Builders have plans from 1,600-4,200 sqft, so no matter what stage of life you find yourself, there are options at Headwaters. The exteriors are designed in a modern farmhouse inspired theme, making them different than your run of the mill, suburban home.
What’s It Like Living in Headwaters?
Living in Headwaters means enjoying a community-focused lifestyle. Residents appreciate the peaceful ambiance and sense of belonging that comes with being part of a thoughtfully planned neighborhood. From everyday conveniences to special events, there’s always something happening in this vibrant community.
One standout feature of Headwaters is HW Central, the community hub. HW Central is a state-of-the-art amenity center designed to bring neighbors together. Features include a resort-style pool, a covered outdoor pavilion with a fireplace, a ball field, and even a coffee shop. Additionally, a Lifestyle Director organizes year-round events and activities for residents, enhancing the community spirit.
The neighborhood also offers state-of-the-art fitness facilities encouraging an active lifestyle. A well-equipped gym, an open-air yoga space, and outdoor sports areas make staying fit enjoyable.
Why Do Home Buyers Choose Headwaters?
Buyers are drawn to Headwaters for several reasons:
- Modern Farmhouse Aesthetic: The home designs offer a fresh take on Hill Country living with a modern twist.
- Nature Integration: With trails, greenbelts, and preserved open spaces, the neighborhood feels connected to its natural surroundings.
- Comprehensive Amenities: Features like HW Central, a fitness center, a resort-style pool, and community events create a well-rounded lifestyle.
- Convenient Location: Located just 25 minutes west of Austin, Headwaters provides easy access to the city while enjoying a quieter, laid-back lifestyle. It’s also close to schools, shops, dining, and recreational spots.
How’s the Commute to and From Headwaters?
One of the many perks of living in Headwaters is its convenient location. Situated off Highway 290, it’s just a short drive to downtown Dripping Springs, Austin, and the airport. This makes it an excellent choice for professionals working in Austin but wanting to unwind in the serene Hill Country after hours. Whether commuting for work or leisure, the location provides a balance of accessibility and tranquility.
For those exploring Dripping Springs, everyday conveniences like grocery stores, pharmacies, and local retailers are only minutes away, creating a highly practical lifestyle in this highly desirable location. Scroll down to continue reading our Headwaters neighborhood guide.
Headwaters Property Tax Rate
The property tax rate for Dripping Springs’ Headwaters neighborhood is 2.4641% as of the 2024 tax year. It was 2.41% as of the 2023 tax year, down from 2.6056% as of the 2022 tax year. The property tax rate was 2.7073% as of the 2021 tax year.
Headwaters Schools
Children who live in Dripping Springs’ Headwaters neighborhood are served by the Dripping Springs ISD and will likely attend the following schools:
- Dripping Springs Elementary - 7/10
- Dripping Springs Middle - 7/10
- Dripping Springs High - 8/10
School ratings reflect Great Schools ratings as of January 2025. Ratings are subject to change at any time. Please verify ratings and boundaries with the school district.
Headwaters Photos
Headwaters Amenities
Headwaters residents have access to some of the area’s best amenities and a Lifestyle Director whose job is to plan activities and events for the neighborhood. At the center of the community, you’ll find HW Central, a community gathering place. You’ll find a covered outdoor pavilion with fireplace, resort style pool, croquet lawn, ball field, picnic area, fitness center and coffee shop. You’ll also enjoy exploring the 8 miles of trails that meander through the neighborhood where you can enjoy views of Barton Creek and the Texas Hill Country. The developers also kept the remnants of the ranch house that was at the property, so residents can get a glimpse of what life was like before Headwaters was built. Thanks for reading our Headwaters neighborhood guide.
Headwaters Sold Data – What Headwaters Homes Actually Sold For
What sold recently in Headwaters and for how much? Where can I find pictures of homes that actually sold? How many days does it take to sell a home in Headwaters? How many homes are currently for sale in Headwaters? What’s the median sold price in Headwaters? What does the 90 day historic market trend look like in Headwaters? How’s the Headwaters market trending?
All of these questions (and more!) can be answered on our Headwaters Sold Data Report.
Where Can I Find the Best Coffee Shops to Work?
Need some caffeine while knocking out emails or brainstorming your next big idea? Dripping Springs offers several cozy and welcoming coffee spots:
- JP-8 Coffee – Located right inside Headwaters, it’s the perfect spot to take your laptop and get a few hours of work in.
- Mazama Coffee Co. & Roastery – A local favorite with high-quality coffee and plenty of seating.
- Fair Lane Coffee & Cocktails – A unique spot where you can enjoy expertly crafted coffee during the day and creative cocktails in the evening, all in a stylish and relaxed atmosphere.
- Le Muse Coffee – A laid-back spot with unique flavors and a relaxing atmosphere.
These spots combine great coffee with work-friendly environments, making them perfect for remote work or casual meetings. Scroll down to continue reading our Headwaters neighborhood guide.
Favorite Restaurants and Bars Near Headwaters
Dripping Springs is brimming with fantastic dining options and watering holes. Here are a few favorites near Headwaters:
- Creek Road Cafe – Known for offering elevated comfort food with a Texas twist.
- The Salt Lick BBQ – A legendary Hill Country barbecue spot that’s not to be missed.
- Ghost Note Brewing – A local brewery offering craft beer and live music.
- Homespun Kitchen and Bar – A charming spot for cocktails and hearty dishes made from fresh ingredients.
- Grawlix Cocktail Lounge – A stylish and cozy lounge featuring expertly crafted cocktails and an inviting atmosphere perfect for a night out.
From local barbecue joints to trendy breweries, there’s something for every craving close by.
Where Can I Work Out and Stay Active?
The Headwaters community itself offers plenty of opportunities to stay active with its trails, fitness center, and outdoor activity spaces. However, for those looking to expand their fitness routine, several options are nearby:
- Headwaters Fitness Center in Headwaters is a great place to get a workout in.
- Orangetheory Fitness in Dripping Springs for high-intensity interval training.
- Link Fitness in Dripping Springs provides a welcoming environment with personal training programs and group classes designed to help you reach your fitness goals.
- CrossFit Second Wave offers dynamic, high-energy workouts that focus on strength, conditioning, and functional fitness, catering to both beginners and seasoned athletes.
- Tilted Windmills Yoga & Movement for yoga enthusiasts.
- Nutty Brown H-E-B Center Community Trails for jogging or walking amidst nature.
From yoga studios to state parks, staying active near Headwaters is easy and enjoyable.
Fun Things to Do Near Headwaters
Looking for something fun to do on the weekend? Headwaters is ideally located for exploring the Hill Country’s many attractions:
- Hamilton Pool Preserve – A natural pool surrounded by a stunning limestone canyon.
- Pedernales Falls State Park – Perfect for hiking, swimming, and picnics.
- Dripping Springs Distilling Co. – A great spot to tour and taste local spirits.
- Hill Country Wineries – Spend an afternoon sipping wine and soaking up views at one of the many nearby vineyards.
Living in Headwaters makes it easy to explore the best of what Dripping Springs and the surrounding Hill Country have to offer.
We hope you enjoyed our Headwaters neighborhood guide.
Discover Your Perfect Home in Headwaters
Life in Headwaters is about more than just beautiful homes; it’s about enjoying a lifestyle that harmonizes modern living with Hill Country serenity. From its thoughtfully designed homes to its top-tier amenities and easy access to Austin, Headwaters delivers an unmatched experience for those seeking a fresh start.
If you’re considering making Headwaters your new home, now is the perfect time to get in touch with one of our expert Headwaters buyer’s agents. They can guide you through the home-buying process and help you find the property that’s perfect for your goals.
Are you ready to explore this exceptional neighborhood further? Contact us today to plan your visit!
Dripping Springs Realtor Specializing in Headwaters
Rebecca Jacks and Raymond Stoklosa are Dripping Springs Realtors specializing in Headwaters homes. Whether you’re looking to buy or sell a home in Headwaters, Rebecca and Raymond know the area well and have the experience and tools necessary to make your next real estate transaction stress free. For more info about who we are and how we work, check out Buying a Home in Headwaters and Selling a Home in Headwaters.
