Friendship Ranch is a Southwest Austin community off FM 1826 near Nutty Brown Road, accessed from Friendswood Lane. Lots range from 2 to 8 acres, and homes are custom built, mostly in the 1990s and 2000s. The neighborhood is zoned to Dripping Springs ISD. Scroll Down to Read Our Friendship Ranch Neighborhood Guide.
Friendship Ranch Homes for Sale
SEARCH ALL FRIENDSHIP RANCH HOMES FOR SALENo Email Required! Friendship Ranch Neighborhood Map
Friendship Ranch is located off FM 1826 just northeast Nutty Brown Road. Friendship Ranch can be accessed from Friendswood Lane and is shaded in blue on the map below. Explore other Southwest Austin neighborhoods in our Southwest Austin Neighborhood Guide. Scroll down to continue reading our Friendship Ranch neighborhood guide.
What Does the Neighborhood Look Like?
Friendship Ranch has rolling terrain. Most parcels sit between 2.5 and 5 acres, with some extending up to 8 acres. The larger lots create separation between homes. Wooded landscapes with mature trees provide shade and privacy, though some lots are more open and others are heavily treed.
The neighborhood itself isn’t gated, but many individual homes have private gates. Fencing varies: some properties are fully fenced for horses or pets, while others remain open. Landscaping tends to favor native vegetation, though some homeowners have added manicured lawns and gardens.
Friendship Ranch sits outside city limits and has a rural feel. Hill Country views, mature trees, and winding driveways are part of the setting.
What Do Homes Look Like in Friendship Ranch?
Homes in Friendship Ranch are custom-built, so architectural styles and floor plans vary. Styles range from traditional ranch homes to contemporary builds.
Most homes were constructed in the 1990s and 2000s, with a few newer builds. Square footage typically ranges from 2,123 to over 6,000 square feet, with 3 to 6 bedrooms and 2 to 6 bathrooms. Many homes have outdoor living spaces, including covered patios, outdoor kitchens, and pools.
Because the homes were built over several decades, finishes and features reflect different eras. Some properties have updated interiors with modern kitchens and baths, while others retain original finishes.
Features in these custom homes include stone accents, vaulted ceilings, large windows with Hill Country views, and winding driveways. Many homes are placed on their lots for privacy.
What's It Like Living in Friendship Ranch?
Living in Friendship Ranch means a slower pace, with large lots and views of trees and open land.
The Property Owners Association (POA) charges annual fees of $162 as of 2025.
Horses are welcome in Friendship Ranch. Some lots have fenced pastures and small barns, while others remain open for different uses.
Friendship Ranch sits outside city limits. The property tax rate was 1.6353% as of the 2025 tax year.
What Neighborhood Amenities Does Friendship Ranch Have?
Friendship Ranch has no community pool, clubhouse, or fitness center. Residents rely on nearby amenities in Southwest Austin and Dripping Springs for dining, shopping, and entertainment.
FM 1826 and Nutty Brown Road provide access to grocery stores, restaurants, coffee shops, and gyms.
Why Do Buyers Choose Friendship Ranch?
Buyers choose Friendship Ranch for several reasons. First, lots range from 2 to 8 acres, within about 30 minutes of downtown Austin, with mature trees and Hill Country views.
Second, the neighborhood sits outside city limits and has a Property Owners Association with annual fees of $162.
Third, the property tax rate was 1.6353% as of the 2025 tax year.
Finally, Southwest Austin’s shopping and dining hubs are 15 to 20 minutes away, downtown is about 30 minutes away, and the airport is about 30 to 35 minutes away.
How's the Commute To and From Friendship Ranch?
FM 1826 provides direct access to Southwest Austin, where you’ll find major retailers, restaurants, and services. From there, you can connect to MoPac or other highways to reach Central Austin, Round Rock, or other parts of the metro.
Expect a 15- to 20-minute drive to Southwest Austin's main shopping areas, including the Brodie Lane corridor. Downtown Austin is about 30 minutes away, depending on traffic. If you work downtown or in Central Austin, you'll likely use MoPac or Highway 290 for your commute.
Austin-Bergstrom International Airport is roughly 30 to 35 minutes from Friendship Ranch.
Traffic in Austin can be unpredictable, especially during rush hours.
Friendship Ranch Property Tax Rate
The property tax rate in Southwest Austin's Friendship Ranch neighborhood is 1.6353% as of the 2025 tax year, up from 1.5641% as of the 2024 year. It was 1.51% as of the 2023 tax year, down from 1.7056% as of the 2022 tax year. The property tax rate was 1.8073% as of the 2021 tax year.
Friendship Ranch HOA Dues
| Friendship Ranch Property Owners Association, Inc. | $162 / annually |
Dues shown as reported and deemed reliable but not guaranteed. HOA fees, special assessments, and terms can change at any time. Buyers should confirm current dues directly with the HOA or management company before making an offer.
Friendship Ranch Schools
Homes in Southwest Austin's Friendship Ranch neighborhood are zoned to the Dripping Springs ISD, and students will likely attend the following schools:
- Cypress Springs Elementary - 9/10
- Sycamore Springs Middle - 9/10
- Dripping Springs High - 7/10
School ratings reflect Great Schools ratings as of November 2026. Ratings are subject to change at any time. Please verify ratings and boundaries with the school district.
Friendship Ranch Photos
Friendship Ranch Sold Data - What Friendship Ranch Homes Actually Sold For
What sold recently in Friendship Ranch 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 Friendship Ranch? How many homes are currently for sale in Friendship Ranch? What’s the median sold price in Friendship Ranch? What does the 90 day historic market trend look like in Friendship Ranch? How’s the Friendship Ranch market trending?
All of these questions (and more!) can be answered on our Friendship Ranch Sold Data Report.
Friendship Ranch Market Stats — 12 Months (10/1/2025 – 9/30/2026)
No closed sales in Friendship Ranch over the past 12 months (10/1/2025 – 9/30/2026).
Friendship Ranch Home Price History
Curious how home prices in Friendship Ranch have trended? Here’s a five-year look at closed sales from 2022 through 2026 YTD.
Years with 5 or fewer sales may not reflect the full range of homes in the neighborhood.
| Year | Homes Sold | Median Sale Price | YoY | Price Range | Median $/SqFt | Median Home Size | Median Beds/Baths | Median DOM | Sale-to-List |
|---|---|---|---|---|---|---|---|---|---|
| 2022 | 6 | $1,530,500 | — | $990,000–$2,000,000 | $404 | 3,392 sq ft | 4bd/3ba | 6 days | 101% |
| 2023 | 1 | $800,000 | ▼ 47.7% | $800,000–$800,000 | $264 | 3,035 sq ft | 4bd/4ba | 154 days | 89% |
| 2024 | 4 | $980,000 | ▲ 22.5% | $785,000–$1,340,000 | $352 | 3,059 sq ft | 4bd/3ba | 75 days | 94% |
| 2025 | 3 | $1,225,000 | ▲ 25.0% | $1,055,000–$1,750,000 | $268 | 4,568 sq ft | 4bd/4ba | 12 days | 94% |
| 2026 YTD | 0 | — | — | — | — | — | — | — | — |
Data sourced from Unlock MLS (ACTRIS). 2026 figures reflect year-to-date sales through 10/13/2026. Year-over-year change is calculated against the most recent prior year with recorded sales. Statistics deemed reliable but not guaranteed.
Friendship Ranch Days on Market Trend
How fast are Friendship Ranch homes selling? Here's a five-year look at how long homes sat on the market before going under contract, from 2022 through 2026 YTD.
| Year | Homes Sold | Median Days on Market | Avg Days on Market |
|---|---|---|---|
| 2022 | 6 | 6 days | 10 days |
| 2023 | 1 | 154 days | 154 days |
| 2024 | 4 | 75 days | 64 days |
| 2025 | 3 | 12 days | 11 days |
| 2026 YTD | 0 | No sales | No sales |
Data sourced from Unlock MLS. 2026 figures reflect year-to-date sales through October 2026. Statistics deemed reliable but not guaranteed.
Where Are Coffee Shops to Work?
Coffee shops near Friendship Ranch include:
- The Henry Coffee is a local coffee shop.
- Peaches Coffee: Pit Stop is a casual coffee stop.
- Summer Moon Coffee is known for its signature Moon Milk lattes and seating.
- Alchemy Organics offers organic coffee.
- Milk and Honey Coffee is a coffee shop for working or meeting.
Favorite Restaurants and Bars Near Friendship Ranch
Dining options near Friendship Ranch include:
- Salt Lick BBQ has a Driftwood location nearby and serves brisket and ribs.
- Salt Lick Cellars pairs wine with Hill Country views.
- Pieous serves wood-fired pizzas and has outdoor seating.
- Seattle Teriyaki serves teriyaki bowls and sushi.
- The League Kitchen & Tavern offers burgers, salads, and entrees.
- El Bodete Tacos y Mas serves Mexican food, including breakfast tacos and lunch plates.
- The Wobbly Duck is a casual bar and grill with pub fare.
Where Do I Workout at a Gym and Stay Active Outside?
Gyms and fitness studios near Friendship Ranch include:
- The Strength Builders Training Studio focuses on personalized training and functional fitness.
- Fire & Flow Pilates combines pilates with strength training in a heated studio.
- F45 Training Dripping Springs offers high-intensity interval training in a group setting, with 45 minute classes.
- TLSx provides personal training and group fitness options with a focus on strength and conditioning.
- Fixed by Fitness emphasizes injury prevention and recovery alongside traditional fitness programming.
- Anytime Fitness offers 24/7 access to cardio equipment and weights.
Beyond gyms, hiking, biking, and horseback riding are available around Friendship Ranch, and nearby parks offer trails and open spaces.
Fun Things to Do Near Friendship Ranch
Living in Friendship Ranch is close to a variety of activities. The Salt Lick offers live music on weekends and Hill Country scenery.
Salt Lick Cellars and other wineries in the area offer tastings and events throughout the year.
Dripping Springs, just a short drive away, is known as the “Gateway to the Hill Country.” The town hosts events, farmers’ markets, and festivals.
Hamilton Pool Preserve is about 30 minutes away. It has a natural swimming hole and waterfall, and reservations are required. Pedernales Falls State Park offers hiking, fishing, and camping.
Austin is known as the “Live Music Capital of the World,” with venues downtown and throughout the city.
Ready to Explore Friendship Ranch?
Friendship Ranch offers lots of 2 to 8 acres, custom homes, and Hill Country views, with access to Southwest Austin shopping and dining.
To see homes for sale in Friendship Ranch, contact us.
For the latest market trends and listings, contact us.
Pros and Cons of Living in Friendship Ranch
Pros
- Lot size: Lots range from 2 to 8 acres, and most parcels are between 2.5 and 5 acres.
- Homes: Homes are custom built, mostly in the 1990s and 2000s, with 3 to 6 bedrooms and 2 to 6 bathrooms, from 2,123 to over 6,000 square feet.
- Setting: Rolling hills and wooded lots give many home sites Hill Country views.
- HOA: The Friendship Ranch Property Owners Association dues are $162 annually.
- Horses: Horses are welcome in Friendship Ranch.
- Commute: Southwest Austin shopping areas are about 15 to 20 minutes away, downtown Austin is about 30 minutes, and Austin-Bergstrom International Airport is about 30 to 35 minutes.
- Zoned to Dripping Springs ISD schools: Cypress Springs Elementary (9/10), Sycamore Springs Middle (9/10), and Dripping Springs High (7/10).
Cons
- The 2025 property tax rate was 1.6353%, up from 1.5641% in 2024.
- Friendship Ranch does not have a community pool, clubhouse, or fitness center.
- No homes sold in the past 12 months, so there is no current median sale price.
- Some homes have not been updated and retain finishes from the 1990s.
- Sales volume is low, with 6 in 2022, 1 in 2023, 4 in 2024, 3 in 2025, and none in 2026 so far. The median sale price was $1,530,500 in 2022 and $1,225,000 in 2025. Years with 5 or fewer sales may not reflect the full range of homes in the neighborhood.
Who it fits: Friendship Ranch fits buyers who want a lot of 2 to 8 acres, a custom home, horses on the property, and a 30 minute drive to downtown, with Dripping Springs ISD zoning. Who should look elsewhere: Buyers who want a community pool, a gated neighborhood, or a neighborhood with frequent recent sales may want to look at other Southwest Austin neighborhoods.
Frequently Asked Questions About Friendship Ranch
No. Friendship Ranch does not have a community pool.
Friendship Ranch Property Owners Association, Inc. dues are $162 annually. Confirm current dues directly with the HOA or management company before making an offer.
Friendship Ranch is zoned to Dripping Springs ISD. Students will likely attend Cypress Springs Elementary (9/10), Sycamore Springs Middle (9/10), and Dripping Springs High (7/10).
The property tax rate in Friendship Ranch is 1.6353% as of the 2025 tax year, up from 1.5641% as of the 2024 year. It was 1.51% as of the 2023 tax year, down from 1.7056% as of the 2022 tax year. Confirm the current rate with the county tax office before making an offer.
No homes sold in Friendship Ranch in the past 12 months, so there is no current median sale price. The median sale price was $1,530,500 in 2022, $980,000 in 2024, and $1,225,000 in 2025.
No homes sold in Friendship Ranch in the past 12 months, so there is no current median days on market. The median was 6 days in 2022, 75 days in 2024, and 12 days in 2025.
Friendship Ranch is off FM 1826 just northeast of Nutty Brown Road and is accessed from Friendswood Lane. Lots range from 2 to 8 acres, and homes have 3 to 6 bedrooms and 2 to 6 bathrooms, with sizes from 2,123 to over 6,000 square feet.
Southwest Austin Realtors Specializing in Friendship Ranch Homes
Rebecca Jacks and Raymond Stoklosa are Southwest Austin Realtors specializing in Friendship Ranch homes. Whether you're looking to buy or sell a home in Friendship Ranch, 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 Friendship Ranch and Selling a Home in Southwest Austin.
