Dripping Springs ISD New Home Communities Guide: Top Neighborhoods, Schools & Price Ranges

By Alexander Concepcion

If you’re looking for a home in a district with highly rated schools, scenic surroundings, and modern housing options, Dripping Springs ISD (DSISD) is worth considering. Located 25–35 minutes west of downtown Austin, DSISD offers an appealing mix of educational quality and Hill Country living. Here’s what you need to know:

Top Schools: DSISD schools, including Dripping Springs High School, are among the best in Texas, with strong academics and extracurricular programs.
Housing Options: Homes range from $400K to $3M+, offering choices from starter homes to luxury estates.
Key Communities: Popular neighborhoods like Headwaters, Caliterra, and Big Sky Ranch provide amenities such as trails, pools, and large lots.
Lifestyle: Families enjoy spacious homes, a close-knit community, and easy access to Austin.

Whether you’re seeking convenience, space, or a rural vibe, DSISD offers a variety of neighborhoods and price points to fit your needs.

Dripping Springs ISD District Overview

Dripping Springs ISD has built a strong reputation as one of the most desirable school districts in Central Texas. With over 8,000 students, the district continues to uphold high academic standards, even as it welcomes new families and grows rapidly. Let’s take a closer look at what makes DSISD stand out, from its academic achievements to its welcoming community atmosphere.

School Ratings and Academic Performance

Dripping Springs ISD’s academic record is impressive. Dripping Springs High School regularly ranks among the best high schools in Texas, thanks to its strong Advanced Placement (AP) program that prepares students for college and helps maintain high graduation rates. To accommodate the district’s growing population, DSISD has expanded its high school campus and added new elementary schools. These newer schools feature modern facilities and maintain low student-teacher ratios, ensuring students receive the attention they need to thrive.

Hill Country Living and Community Features

DSISD offers more than just excellent academics – it’s also nestled in the beautiful Texas Hill Country, blending small-town charm with modern conveniences. The community thrives on strong parent involvement, local events, and a family-friendly vibe where neighbors genuinely connect. Families are drawn to the area for its spacious homes and large lots, giving them plenty of room to grow and enjoy the scenic surroundings.

How DSISD Compares to Nearby School Districts

Compared to other highly regarded districts like Eanes or Lake Travis, Dripping Springs ISD strikes a unique balance. It combines top-tier academic performance with larger homes and more spacious lots, all at more competitive price points. This combination makes DSISD a standout choice for families seeking both quality education and a comfortable lifestyle.

Geographic Areas and Neighborhoods

Dripping Springs ISD stretches from the well-traveled Highway 290 corridor to the quieter, rural landscapes of the western Hill Country. Each area offers something different, making it easier for families to choose what best aligns with their needs – whether that’s a shorter commute, more land, or proximity to conveniences. Here’s a closer look at the key regions and what they bring to the table.

The district spans about 150 square miles, covering the city of Dripping Springs and parts of both Hays and Travis Counties. Commute times typically range from 25 to 35 minutes, depending on where you’re coming from.

Highway 290 Corridor Communities

The eastern side of Dripping Springs ISD, running along Highway 290, is ideal for those looking for quick access to Austin. This area has experienced the most growth in recent years, with several master-planned communities popping up thanks to its convenient location and suburban appeal.

Neighborhoods like Headwaters and Heritage offer easy access to shopping, dining, and other amenities along the 290 corridor. Just a few minutes further east, the Oak Hill area adds even more retail options, making daily errands a breeze for busy families.

This part of the district is particularly appealing to working professionals who commute to Austin but want to enjoy the perks of Dripping Springs ISD and the Hill Country lifestyle. The trade-off here is often smaller lot sizes compared to the more rural areas, though homes still tend to offer more space than those in central Austin.

Central Dripping Springs Area

Moving into the heart of the district, central Dripping Springs offers a slower, more relaxed pace. This area is rich in Hill Country charm and surrounds the historic downtown, blending older, established neighborhoods with newer communities like Caliterra.

Families living in central Dripping Springs enjoy being within walking distance of local favorites like Salt Traders Coastal Cooking and the Dripping Springs Farmers Market. The small-town atmosphere means kids can ride their bikes to friends’ houses, and neighbors often know each other by name.

Homes here usually sit on lots ranging from 0.5 to several acres, giving families plenty of space for outdoor activities like gardening, entertaining, or adding a pool. The rolling hills and mature oak trees create the classic Hill Country setting that many envision when they think of Dripping Springs.

Western Dripping Springs Rural Areas

For those craving space and solitude, the western part of the district offers a more rural lifestyle. This area is known for its expansive properties and breathtaking Hill Country views. Along roads like Fitzhugh Road, you’ll find homes on 2-20+ acre lots, making it a haven for buyers who value privacy and room to spread out.

Many neighborhoods in this region include gated communities like Bunker Ranch or custom-built estate homes designed to maximize the scenic surroundings. The area retains a more agricultural feel, with some properties featuring barns, riding arenas, or space for livestock.

As Austin continues to grow, this part of Dripping Springs offers some of the best long-term potential for appreciation. The spacious properties and scenic beauty here are increasingly sought after, offering a lifestyle that’s hard to replicate closer to the city.

Each of these areas within DSISD offers distinct benefits, shaping not only the lifestyle but also the types of homes and price ranges available throughout the district.

Best New Home Communities in Dripping Springs ISD

Dripping Springs ISD is home to a variety of new communities designed to suit different lifestyles and budgets. From expansive master-planned neighborhoods to gated luxury enclaves, these communities offer something for everyone. Below are some standout options that combine top-notch education with the charm of Hill Country living.

Headwaters

Headwaters is a standout master-planned community located along Highway 290. Spanning 1,000 acres, it offers resort-style amenities like a fitness center, clubhouse with a pool and water playscape, Wi-Fi café, dog park, trails, and even a stargazing amphitheater. Homes here range from $496,995 to $1,185,000, with builders including David Weekley Homes, Taylor Morrison, Newmark Homes, and Ashton Woods. An onsite preschool makes it especially appealing to families.

Caliterra

Caliterra, nestled along the scenic Onion Creek in central Dripping Springs, emphasizes a connection to nature while offering luxury living. This community preserves the beauty of the Hill Country with spacious lots that often back up to green spaces. Builders such as Drees Custom Homes, Scott Felder Homes, and Brookfield Residential deliver high-quality homes here. Pricing details are available upon request.

Big Sky Ranch

Big Sky Ranch is perfect for families looking for great schools without stretching their budget. Conveniently located off Highway 290, this community features modern homes with contemporary layouts at more affordable prices, ranging from the $400,000s to $650,000s. Builders like Meritage Homes and Tri Pointe Homes focus on energy-efficient designs and move-in-ready options, making it an excellent choice for families seeking value and quality.

Heritage

Heritage is an up-and-coming mixed-use community near Highway 290, blending residential living with planned retail, dining, and entertainment options. Though still in its early stages, homes in the first phase are priced between the $400,000s and $800,000s, offering buyers the chance to invest early. Once completed, Heritage aims to provide walkable access to local amenities, positioning itself as a future hub in the Dripping Springs area.

Bunker Ranch

For those seeking a more exclusive and rural feel, Bunker Ranch offers gated luxury living with large lots and custom-style homes. Prices typically range from the $800,000s to over $1.5 million. Local builders craft homes that combine modern comforts with Hill Country charm. The gated entrance and spacious lots provide privacy and tranquility, all while keeping schools and town amenities within easy reach.

Each of these communities offers its own unique appeal, from Headwaters’ family-friendly amenities to Bunker Ranch’s secluded elegance. Whether you’re looking for affordability, luxury, or something in between, Dripping Springs ISD has a community to match your lifestyle and budget.

Home Price Ranges in Dripping Springs ISD

Dripping Springs ISD (DSISD) offers a wide variety of housing options, perfectly blending its strong schools with the appeal of Hill Country living. From budget-friendly starter homes to luxurious custom estates, the district has something for everyone. As of September 2025, the median sale price in the area is $485,000 – making it a more affordable choice compared to some neighboring high-end districts. Let’s take a closer look at the price ranges to help you find the right community for your budget.

Entry-Level Homes: $400K–$550K

If you’re searching for homes in the $400,000 range, there are several communities to consider:

Big Sky Ranch: Meritage Homes offers models like The Briscoe (3-bed, 2-bath, 1,509 sq ft, $413,935) and The Callaghan (4-bed, 2-bath, 1,720 sq ft, $446,075).
Heritage: M/I Homes starts with the Costa plan at $394,990 (3-bed, 2-bath, 1,485 sq ft). Larger options, like the Bonnell II plan, go up to $550,990 with 5 bedrooms and 3.5 bathrooms spread across 3,318 square feet.
Headwaters: Toll Brothers offers the McKinney plan starting at $496,995, giving families access to resort-style amenities while staying under $500,000.

Mid-Range Homes: $550K–$850K

For those looking for more space and upgraded finishes, the mid-range market in DSISD has plenty of options:

Headwaters: Toll Brothers offers various models in this range, including the Spicewood ($551,995), Fitzhugh ($566,995), Lady Bird ($568,995), Barton Creek ($592,995), Marfa ($596,995), and Gruene ($599,995).
Heritage: Homes in this range typically include 4 bedrooms and upgraded finishes, with prices between $489,990 and $530,990. These homes often feature layouts of 2,500 to 2,700 square feet.
Caliterra: Smaller floor plans are available in this price range. Builders like Drees Custom Homes and Scott Felder Homes can provide current pricing details.

Luxury and Custom Homes: $850K–$3M+

For buyers with a larger budget, DSISD offers some truly stunning options:

Bunker Ranch: This gated community features custom-style homes starting around $800K and extending beyond $1.5M, with large lots for added privacy.
Caliterra: Larger floor plans and premium lots here can exceed $1.5 million, offering a serene and upscale living experience.
Headwaters: Premium lots and spacious homes in this community cater to buyers seeking scenic Hill Country views.

For those who prioritize space and customization, acreage properties west of Dripping Springs provide opportunities for custom homes priced between $1M and $3M+. These homes often come with expansive land, offering privacy and plenty of room to build.

Compared to nearby districts like Eanes ISD – where homes in West Lake Hills average over $4 million – or Lake Travis ISD, where Lakeway homes average about $2.2 million, Dripping Springs ISD offers a more accessible market while still delivering premium options.

Benefits of Buying New Homes in Dripping Springs ISD

Dripping Springs ISD (DSISD) offers more than just a place to live – it’s a community where education, scenic beauty, and quality of life come together. Choosing a home here means enjoying top-notch schools, breathtaking Hill Country landscapes, and a lifestyle that balances modern convenience with small-town charm.

High-Rated Schools and a Welcoming Community

Dripping Springs High School stands out for its strong academic programs, college preparation resources, and diverse extracurricular activities. The district’s focus on community ensures that students receive personalized attention, fostering a supportive environment for learning and growth. Beyond the classroom, DSISD neighborhoods are designed with families in mind. Safe streets, walkable sidewalks, and regular community events make it easy to connect with neighbors and build lasting relationships.

Hill Country Living with Modern Amenities

Imagine waking up each day to the serene beauty of the Texas Hill Country. Dripping Springs offers a rare combination of open spaces and untouched natural beauty, providing residents with a peaceful retreat from the hustle of city life.

As Texas’s first International Dark Sky city, Dripping Springs takes pride in preserving its night skies. Communities like Headwaters incorporate dark sky–friendly lighting, allowing residents to enjoy spectacular stargazing right from their backyards.

Master-planned communities in the area seamlessly integrate modern amenities with the surrounding landscape. Features like resort-style pools, fitness centers, extensive trails, and inviting clubhouses mean you don’t have to go far for recreation. Plus, with downtown Austin just 25 minutes away, you can easily access urban conveniences like dining, entertainment, and career opportunities while still coming home to the quiet charm of a small-town atmosphere.

This blend of natural beauty and thoughtful design not only enhances daily life but also contributes to the area’s growing appeal.

Steady Growth and Promising Property Value

Dripping Springs ISD is experiencing carefully managed growth that benefits both current and future residents. Ongoing upgrades to Highway 290 are improving connectivity while maintaining the area’s rural character. Developments like the mixed-use Heritage project are bringing essential services closer to home, making daily life even more convenient.

These thoughtful growth initiatives, combined with DSISD’s strong schools and desirable lifestyle, are driving property value appreciation. The unique topography of the Hill Country naturally limits overdevelopment, creating favorable conditions for long-term real estate value. Families and professionals seeking quality education and a balanced lifestyle are drawn to the district, ensuring a stable and thriving housing market for years to come.

Finding Your New Home in Dripping Springs ISD

Dripping Springs ISD (DSISD) combines highly rated schools with the natural beauty of Texas Hill Country, making it an attractive choice for families. Finding a home here isn’t just about picking a house – it’s about discovering a community that matches your lifestyle. With its strong focus on education, DSISD offers families the chance to enjoy top-tier schools while embracing the charm and convenience of modern living.

The district boasts a variety of new home communities, each catering to different budgets and preferences. Whether you’re drawn to the scenic luxury of Caliterra, the vibrant amenities of Headwaters, or the family-friendly vibe of Big Sky Ranch, there’s something for everyone. Home prices range from $400,000 to over $3 million, offering options for first-time buyers as well as those seeking custom luxury estates. This range makes DSISD a great place to find a home that fits both your budget and your lifestyle.

Dripping Springs ISD also benefits from thoughtful growth and development. Improvements along Highway 290 and upcoming projects like Heritage signal a community that’s planning for the future while maintaining its unique character. Early buyers in the area often find themselves well-positioned for long-term benefits as the district continues to expand.

What makes DSISD stand out is its ability to offer a small-town feel while keeping big-city conveniences within reach. Each neighborhood blends modern amenities with the natural charm of the Hill Country, fostering a sense of connection and belonging. Whether you’re looking for a home close to Austin, a spacious lot with a rural vibe, or a community filled with outdoor activities like nature trails, DSISD has something to offer.

Taco Street Locating is here to help you find the perfect home in this vibrant district. They’ll guide you through the process, ensuring your move to Hill Country living is as seamless as possible.

FAQs

What sets Headwaters, Caliterra, and Big Sky Ranch apart within Dripping Springs ISD?

Each neighborhood in Dripping Springs ISD offers something special, catering to a range of lifestyles and budgets:

Headwaters: Positioned along the 290 Corridor, this master-planned community offers a mix of modern conveniences, stunning Hill Country views, and an on-site elementary school. With home prices ranging from $500K to over $1M, it’s a great choice for families seeking both comfort and luxury.
Caliterra: Found in Central Dripping Springs, Caliterra emphasizes a lifestyle immersed in nature, featuring trails, parks, and spacious lots. Known for its upscale homes, prices here generally fall between $700K and $1.5M+.
Big Sky Ranch: Located off 290, Big Sky Ranch provides a more budget-friendly option with stylish, modern homes. It’s an excellent choice for families entering the market, with prices ranging from $400K to $650K.

Whether you’re after affordability, high-end living, or a nature-centric community, these neighborhoods offer a variety of options within the sought-after Dripping Springs ISD.

How does Dripping Springs ISD’s academic performance compare to other nearby districts like Eanes or Lake Travis?

Dripping Springs ISD has built a reputation for academic success, regularly achieving high marks across Texas. Though comparisons with districts like Eanes or Lake Travis may depend on specific benchmarks, DSISD stands out for its robust college preparatory programs, competitive athletic teams, and diverse opportunities for students. Many families are drawn to DSISD for its blend of excellent schools and the welcoming, community-oriented Hill Country way of life.

What makes buying a home in Dripping Springs ISD a smart choice for families and long-term value?

Buying a home in Dripping Springs ISD offers a mix of highly regarded schools, breathtaking Hill Country views, and access to modern new home communities. Families are particularly attracted to the district for its strong academic reputation and the opportunity to enjoy a lifestyle upgrade, including spacious lots and contemporary amenities.

With the area’s steady population growth and infrastructure upgrades – like improvements along Highway 290 and new developments – Dripping Springs ISD presents a promising option for long-term property value. It strikes a rare balance between suburban convenience, natural charm, and being relatively more affordable compared to other sought-after districts in the Austin area.