Saratoga Hills is a small, gated Texas Hill Country community in the Dripping Springs area with 155 acreage home sites built by Ryland, Vintage Estate Homes, and Ashton Woods. Lots range in size from 1.5 acres to just under 3 acres, and the community is zoned to Dripping Springs ISD. This Saratoga Hills neighborhood guide covers the homes, HOA, schools, and sales history. Scroll Down to Read Our Saratoga Hills Neighborhood Guide.
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Saratoga Hills is located on Smarty Jones Drive that's just off of Trautwein Rd, north of 290. To get to Saratoga Hills from Austin, take 290 west. Make a right on Trautwein Road, followed by a right on Gato Del Sol Ave. The community is gated. Saratoga Hills 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 Saratoga Hills neighborhood guide.
What is Saratoga Hills?
Saratoga Hills is a gated community in Dripping Springs with 155 homesites, just west of Austin. Each lot ranges from 1.5 to just under 3 acres.
The community was developed by builders including Ashton Woods, Vintage Estate Homes, and Ryland Homes (now CalAtlantic). It also has several acres of preserved green space managed by the HOA.
Luxury Homes in Saratoga Hills
Every home that sold in Saratoga Hills over the past 12 months closed above $1,000,000, the mark where luxury starts for homes in this part of Southwest Austin. Six homes sold, with prices from $1,005,000 to $1,719,000 and a median close price of $1,485,875. Three of the six closed at $1,500,000 or more.
These are acreage homes. The recent sales sat on lots of roughly 1.5 to 2 acres, with homes from about 3,200 to 5,500 square feet, built between 2015 and 2019. Most had four bedrooms, and one had five.
Pricing matters here. The six sales closed at a median of 96.6% of their original list price after a median of 28 days on the market, but the spread was wide. One home sold in 2 days, while another took 96 days and closed about 8% below its original list price. One home is for sale now, listed at $1,475,000 after 162 days on the market.
| All Sales Above $1M | |
|---|---|
| Closed Sales 12 mo | 6 |
| Price Range | $1,005,000 to $1,719,000 |
| Median Close Price | $1,485,875 |
| Sales at $1.5M or More | 3 of 6 |
| Median Days on Market | 28 |
| Close Price to Original List | 96.6% |
| Active Listings Oct 12, 2026 | 1 at $1,475,000 |
Source: Unlock MLS, single-family closed sales in Saratoga Hills, October 12, 2025 to October 12, 2026, plus active and pending listings as of October 12, 2026. Data pulled October 12, 2026. Deemed reliable but not guaranteed. See more options in our Southwest Austin Luxury Neighborhood Guide.
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Saratoga Hills at a Glance
Saratoga Hills is a gated community with acreage homesites.
A Certified Dark Sky Community
One of the more distinctive features of Saratoga Hills is its Dark Sky community. The community's lighting ordinance restricts the type and direction of outdoor lighting, which minimizes light pollution across the neighborhood. On a clear night, residents can see a full canopy of stars from their own backyard, something that is genuinely rare for a community this close to Austin. The Dark Sky designation also reinforces the overall character of the neighborhood: quiet, private, and intentionally removed from the pace of the city, even though downtown Austin is less than 30 miles away.
The Saratoga Hills Lifestyle
Saratoga Hills is in the Dripping Springs area, near wineries, breweries, and local shops.
The community has about five miles of streets ending in cul-de-sacs, and the association owns and preserves green space.
Saratoga Hills Amenities
Saratoga Hills does not have planned amenities like a community pool or park. Lots are over 1.5 acres. Saratoga Hills homes have natural gas from Texas Gas Service (no propane tank necessary). The community has a walking trail, community-maintained open space, and the gate.
Saratoga Hills HOA
The Saratoga Hills HOA is managed by Your HOA property management. The association maintains the community gate, the pedestrian entrance, the HOA-preserved open space, and the walking trail.
Annual HOA fees: $1,209/year as of 2026
There are no MUD (Municipal Utility District) taxes in Saratoga Hills.
If you have questions about current HOA dues, rules, or architectural guidelines before making an offer, our team can connect you with the right contacts.
Commuting To and From Saratoga Hills
Saratoga Hills is off Highway 290.
- Downtown Austin: Approximately 25-30 miles, a 35-50 minute drive depending on traffic.
- Austin-Bergstrom International Airport: Around 30 miles, typically a 40-50 minute drive.
- The Domain: Roughly 30-35 miles, which can take 45-60 minutes.
Saratoga Hills Neighborhood Photos
Saratoga Hills Property Tax Rate
The property tax rate in Southwest Austin's Saratoga Hills neighborhood is 1.6353% as of the 2025 tax year, up from 1.4956% 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.
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Saratoga Hills HOA Dues
| Saratoga Hills Homeowners Association, Inc. | $1,209 / 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.
Saratoga Hills Deed Restrictions
Saratoga Hills is governed by a recorded Declaration of Covenants, Conditions and Restrictions (Hays County document 14004080, recorded in 2014), supplemented as the neighborhood grew and amended by owner vote, most recently in July 2023. The Saratoga Hills HOA and its Architectural Control Committee enforce it. Here is a summary of the rules most buyers ask about.
- Home size: One-story homes must be at least 2,500 square feet and two-story homes at least 2,800 square feet, not counting porches, patios, garages or decks.
- Exterior and roof: One-story homes must be 100% masonry. Two-story homes must be 100% masonry on the first floor and at least 75% masonry on the second floor, not counting gables, dormers or porches. Wood shingle roofs are not allowed. Metal, tile and asphalt roofs need committee approval, and asphalt must be at least a 30-year dimensional shingle.
- Garages and driveways: Each home needs a garage for at least two cars, and the garage cannot be converted to living space. Garage doors cannot face the street without approval. Driveways must be at least 12 feet wide, in concrete or pavers.
- Plan approval: All improvements need written approval from the Architectural Control Committee (ACC). Plans are treated as approved if the ACC does not respond within 30 days, and construction must be completed within 18 months of starting.
- Home offices and business use: Lots are single-family residential only. A July 2023 amendment allows working from home, but a business that brings customers, employees, students or other visitors to the lot is not allowed.
- Lot divisions: Lots cannot be subdivided without ACC approval.
- Animals: Ordinary household pets only. Poultry, fowl and livestock are not allowed, owners may keep up to two adult dogs and two adult cats, and pets must be confined by a fence. Commercial kennels are not allowed.
- Fences and pools: Fences need ACC approval and must be 4 to 6 feet tall in wrought iron, masonry, stucco or fencecrete. Chain link is not allowed. Aboveground pools are prohibited, and every pool must be fenced.
- Outbuildings and temporary structures: Outbuildings and dog kennels need ACC approval and must be hidden from the street. Tents, trailers, barns and shacks are not allowed except during construction.
- Impervious cover: The recorded plat for the original Phase 1 lots limits residential lots to 11,000 square feet of impervious cover, which includes the house, driveway and patios. The Section 2 and Section 3 plats do not list a limit.
- Generators: Permanent standby generators need ACC approval, must sit in the rear yard, and must be screened from view.
- Fireworks and open fires: Fireworks are allowed only at times the HOA board posts. Open fires are limited to an attended barbecue unit or an interior fireplace, and firearms cannot be discharged on the property.
- Parking and storage: Boats, trailers, RVs and machinery must be kept in a garage or enclosure, and RVs cannot be visible for more than 48 hours. Overnight street parking is not allowed.
- Signs: No sign may be displayed without ACC approval, except political signs allowed under Texas law, limited to one per candidate or ballot item.
- Trees: Removing native trees over 8 inches in diameter needs ACC approval.
- Rentals: Homes may be rented under a written lease of at least six months.
- Private roads: Streets and gates are private. The HOA owns and maintains them, not Hays County.
Term: The Declaration runs through December 31, 2023 and renews automatically for successive 10-year periods unless 67% of owners vote not to extend, which puts the current period through December 31, 2033.
This is a summary of the recorded documents, not legal advice. Restrictions can be amended, individual lots may have their own recorded variances or filings, and some sections of Saratoga Hills have additional rules. Confirm the current rules with the HOA and your title company before making an offer.
Saratoga Hills Schools
Homes in Saratoga Hills are zoned to the Dripping Springs ISD, and students will likely attend the following schools:
- Sycamore Springs Elementary - 8/10
- 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.
Saratoga Hills Home Prices and Market Trends
Recent sales and price history for Saratoga Hills are shown below.
Current market snapshot as of March 2026:
- Median sold price: $1,230,875
- Average price per square foot: $326
- Average days on market: 73
- Active listings: 3
For a more detailed view of recent sales, visit our Southwest Austin Sold Data Report., which shows what homes have actually sold for, with photos and full listing history.
Thinking about selling your Saratoga Hills home? Visit our Sell Your Home in Saratoga Hills page for pricing strategies, market insights, and a free home evaluation.
Saratoga Hills Sold Data - What Saratoga Hills Homes Actually Sold For
What sold recently in Saratoga Hills and for how much? Understanding actual closed sales, not just list prices, is the clearest way to gauge what's happening in the local market right now.
For a deeper look at pricing trends across the area, check out our Saratoga Hills Sold Data Report.
Saratoga Hills Market Stats: 12 Months (10/1/2025 – 9/30/2026)
| Homes Sold | 10 |
| Bed / Bath Range | 3–6 beds, 3–6 baths |
| Median Sale Price | $1,473,375 |
| Price Range | $1,005,000 – $1,972,500 |
| Median Price Per Sq Ft | $363 |
| Median Home Size | 4,188 sq ft |
| Median Days on Market | 31 days |
| Sale-to-List Ratio | 98% |
Data sourced from Unlock MLS. 12 months ending September 2026. Statistics deemed reliable but not guaranteed.
Saratoga Hills Home Price History
Curious how home prices in Saratoga Hills 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 | 8 | $1,506,250 | n/a | $1,295,000–$2,175,000 | $408 | 4,232 sq ft | 4bd/5ba | 19 days | 100% |
| 2023 | 6 | $1,430,000 | ▼ 5.1% | $575,000–$1,685,000 | $384 | 3,293 sq ft | 4bd/3ba | 17 days | 94% |
| 2024 | 4 | $1,480,000 | ▲ 3.5% | $1,175,000–$1,730,000 | $349 | 4,227 sq ft | 4bd/5ba | 19 days | 97% |
| 2025 | 12 | $1,210,000 | ▼ 18.2% | $950,000–$1,677,825 | $356 | 3,777 sq ft | 4bd/4ba | 64 days | 97% |
| 2026 YTD | 10 | $1,473,375 | ▲ 21.8% | $1,005,000–$1,972,500 | $362 | 4,188 sq ft | 4bd/5ba | 31 days | 98% |
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.
Saratoga Hills Days on Market Trend
How fast are Saratoga Hills 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 | 8 | 19 days | 26 days |
| 2023 | 6 | 17 days | 41 days |
| 2024 | 4 | 19 days | 68 days |
| 2025 | 12 | 64 days | 54 days |
| 2026 YTD | 10 | 31 days | 37 days |
Data sourced from Unlock MLS. 2026 figures reflect year-to-date sales through 10/13/2026. Statistics deemed reliable but not guaranteed.
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Saratoga Hills Local Hotspots: Restaurants and Coffee Shops
Coffee shops and restaurants near Saratoga Hills in the Dripping Springs area include:
Best Coffee Shops for Work or a Break
- Summer Moon Coffee: Famous for its wood-fired coffee and sweet, creamy "Moon Milk." A popular spot with a cozy atmosphere.
- Mazama Coffee Co: A local favorite offering house-roasted coffee, pastries, and a spacious patio.
- FairLane: Coffee and Cocktails: A chic spot that transitions from a coffee shop by day to a cocktail bar by night.
- Lucky Lab Coffee Co.: A coffee shop with locations across the Austin area.
- The Cafe at Salon Mystique: Coffee and light bites.
Favorite Restaurants and Bars
- Jester King Brewery: More than just a brewery, it's a destination with a sprawling ranch setting, farmhouse ales, and delicious pizza.
- Pieous: Known for artisanal pizzas and house-smoked pastrami.
- Suds Monkey Kitchen & Brewery: A casual spot with a great selection of craft beers and a full food menu.
- Rolling in Thyme and Dough: A bakery and cafe serving breakfast, lunch, and sweet treats.
- El Charro Amigo: A local Mexican restaurant.
Staying Active Near Saratoga Hills
Whether you prefer a structured gym workout or exercising in the great outdoors, the Dripping Springs area has you covered.
Local Gyms and Fitness Studios
- Kodiak Strength: A gym focused on strength training and powerlifting.
- Hot Ground Gym: Offers military-inspired obstacle course training.
- F45 Training: Delivers high-intensity, functional 45-minute workouts.
- Link Fitness: A gym with a variety of classes and equipment.
- TLSx: A training facility offering personalized programs.
- Fire & Flow Pilates: For those who prefer a low-impact, core-strengthening workout.
- Orangetheory Fitness: Provides heart-rate-based HIIT workouts.
Outdoor Activities
Outdoor options near Saratoga Hills include hiking and biking at Pedernales Falls State Park and swimming at Hamilton Pool Preserve. The large lots also provide private space for outdoor activities.
Thinking About Selling Your Saratoga Hills Home?
If you are considering a sale, our Saratoga Hills Home Selling Guide covers timing, pricing, and what to expect. Rebecca and Raymond have sold homes in Saratoga Hills. Reach out using the form below to discuss your home's current value.
Pros and Cons of Living in Saratoga Hills
Pros
- A gated community of 155 acreage homesites with lots of 1.5 acres to just under 3 acres, in the Dripping Springs area just west of Austin.
- Homes were built by Ryland Homes (now CalAtlantic), Vintage Estate Homes, and Ashton Woods, with 3 to 6 bedrooms and 3 to 6 bathrooms.
- About five miles of streets end in cul-de-sacs, which limits through traffic.
- The HOA maintains several acres of preserved open space and a walking trail.
- HOA dues are $1,209 annually, and there are no MUD taxes in Saratoga Hills.
- Zoned to Dripping Springs ISD schools: Sycamore Springs Elementary (8/10), Sycamore Springs Middle (9/10), and Dripping Springs High (7/10).
- Recorded deed restrictions set minimum home sizes (2,500 square feet for one story, 2,800 square feet for two stories) and masonry exteriors.
Cons / Trade-offs
- Saratoga Hills does not have a community pool or park. Amenities are a walking trail, community-maintained open space, and the gate.
- Drive times are about 35 to 50 minutes to Downtown Austin, 40 to 50 minutes to Austin-Bergstrom International Airport, and 45 to 60 minutes to the Domain, depending on traffic.
- The property tax rate is 1.6353% as of the 2025 tax year, up from 1.4956% in 2024.
- The median sale price was $1,210,000 in 2025 and $1,473,375 in 2026 so far, and homes took a median of 64 days to sell in 2025.
- Saratoga Hills is in the Dripping Springs ETJ and zoned to Dripping Springs ISD, not Austin ISD.
- Exterior changes, fences, pools and outbuildings need written HOA committee approval, and pets are limited to two dogs and two cats with no livestock.
Who it fits: Saratoga Hills fits buyers who want a newer home on a lot of 1.5 acres to just under 3 acres in a small gated community in the Dripping Springs area, with a walking trail and preserved open space. Who should look elsewhere: Buyers who want a community pool or park, a shorter commute to Downtown Austin, or Austin ISD schools may want to look at other Southwest Austin neighborhoods.
Frequently Asked Questions About Saratoga Hills
Saratoga Hills sits on the border of Austin and Dripping Springs. The community is technically located in the Dripping Springs ETJ (extraterritorial jurisdiction), but it is commonly marketed as Southwest Austin due to its proximity to the city. Students attend Dripping Springs ISD schools.
Saratoga Hills homes are in the 78737 zip code.
Yes. Saratoga Hills is a fully gated community with an automated keypad gate at the entrance. There is also a separate pedestrian gate for residents.
Saratoga Hills does not include shared amenities like a community pool or traditional park. The trade-off is that every homesite is 1.5 acres or larger, giving residents ample private space to build their own pool, outdoor kitchen, or sport court. The HOA does maintain several acres of preserved open space and a walking trail for residents to enjoy.
HOA dues are $1,209/year payable every January 15th as of 2026.
As of October 2026, the median price for homes in Saratoga Hills is $1,485,875 and average price is $1,431,958. Homes sold from $1.0MM-$1.72MM.
Homes in Saratoga Hills were built by Ashton Woods, Vintage Estate Homes, and Ryland Homes, which later became CalAtlantic. Each builder brought a slightly different architectural style to the community, so the homes vary in layout and exterior design.
Yes. Saratoga Hills has natural gas service through Texas Gas Service. This is notable for an acreage community in this area, where many rural neighborhoods rely on propane tanks instead.
The property tax rate in Saratoga Hills is 1.6353% as of the 2025 tax year. There are no MUD taxes in Saratoga Hills.
Saratoga Hills is zoned to Dripping Springs ISD. Students will likely attend Sycamore Springs Elementary (8/10), Sycamore Springs Middle (9/10), and Dripping Springs High (7/10).
Homes in Saratoga Hills have 3 to 6 bedrooms and 3 to 6 bathrooms, and the median home sold in the past 12 months was 4,188 square feet. Lots range from 1.5 acres to just under 3 acres across 155 homesites. Homes were built by Ashton Woods, Vintage Estate Homes, and Ryland Homes (now CalAtlantic).
Saratoga Hills is off Highway 290. Downtown Austin is approximately 25 to 30 miles away, a 35 to 50 minute drive depending on traffic. Austin-Bergstrom International Airport is around 30 miles away, typically a 40 to 50 minute drive, and the Domain is roughly 30 to 35 miles away, which can take 45 to 60 minutes.
Saratoga Hills is governed by a recorded Declaration of Covenants, Conditions and Restrictions (Hays County document 14004080) that the HOA and its Architectural Control Committee enforce. It sets minimum home sizes, masonry exteriors, a two-car garage minimum, written approval for improvements, pet limits, a ban on aboveground pools, and a six-month minimum lease. See the Saratoga Hills Deed Restrictions section above for the full summary.
One-story homes must be at least 2,500 square feet and two-story homes at least 2,800 square feet, not counting porches, patios, garages or decks.
Yes. The Declaration allows rentals under a written lease with a term of at least six months.
No. The Declaration limits animals to ordinary household pets and does not allow poultry, fowl or livestock. Owners may keep up to two adult dogs and two adult cats, and pets must be confined by a fence.
Yes, with approval. Every improvement needs written approval from the Architectural Control Committee. Pools must be fenced and aboveground pools are not allowed. Fences must be 4 to 6 feet tall in wrought iron, masonry, stucco or fencecrete, and outbuildings must be hidden from the street.
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Saratoga Hills is a gated community in the Dripping Springs area with 155 acreage homesites, on lots of 1.5 acres to just under 3 acres.
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Southwest Austin Realtor Specializing in Saratoga Hills
Rebecca Jacks and Raymond Stoklosa are Southwest Austin Realtors specializing in Saratoga Hills homes. Whether you're looking to buy or sell a home in Saratoga Hills, 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 Saratoga Hills and Selling a Home in Saratoga Hills.
