Ed Neuhaus 
If you want to understand where West Austin is heading, look at Dripping Springs. This is the fastest-growing community in the corridor, with the youngest buyer demographic (median age 37.3), the most new construction activity, and a price point that makes it the entry ramp to the Hill Country lifestyle for young families and professionals.
But that growth comes with a catch. Dripping Springs is also the West Austin market most susceptible to pricing pressure in 2026. Unlike Westlake Hills where sellers can afford to wait, sellers in Dripping Springs are more likely to need to sell. That creates real opportunities for buyers. It also means sellers here need to be more strategic about pricing than anywhere else in the corridor.
Lets look at what’s actually happening.
Dripping Springs Market Snapshot
| Metric | Value |
|---|---|
| Median Price | $638-750K |
| Price per Sq Ft | $265 |
| Days on Market | 24 |
| Months of Supply | 5.9-17.9 (varies by segment) |
| School District | Dripping Springs ISD (TEA “B”, 89/100) |
That 24-day DOM is the fastest in West Austin. And it tells you something important: when homes in Dripping Springs are priced right, they move. The demand is there. Young families are drawn to the schools, the new construction options, and the price point relative to communities closer to the core.
But that months of supply range of 5.9 to 17.9 also tells you the market is segmented. The well-priced homes in established communities are selling fast. The overpriced listings and some of the new construction in less proven locations are sitting longer.
The “Next Bee Cave” Argument
I’ve been telling clients for a while now that Dripping Springs is following the same trajectory that Bee Cave followed 10-15 years ago. Rapid residential growth, followed by commercial development, followed by price appreciation as the infrastructure catches up and the community matures.
And the infrastructure part is finally happening. After a decade-long legal dispute, the wastewater infrastructure issues that held back commercial development have been resolved. That’s what’s enabling the wave of new retail and commercial growth, including a Target-anchored retail development on Highway 290.
For a detailed comparison of all three communities, my Bee Cave vs Lakeway vs Dripping Springs piece breaks down the differences. And if you’re wondering what it’s like to actually live here, this article covers the lifestyle side.
Major New Communities
The new construction pipeline in Dripping Springs is enormous. Here are the developments worth knowing about:
Caliterra (Ranch at Caliterra Phase 2): $40 million investment opening December 2026. Caliterra has already established itself as one of the premier communities in the area, and Phase 2 expands the offering significantly. Homes from $700K+.
Headwaters: A master-planned community by Freehold Communities with homes from $450K to $1.5M. Multiple builders including Ashton Woods, David Weekley, Taylor Morrison, and Toll Brothers. The range of price points makes Headwaters accessible to a wider buyer pool than most West Austin communities.
Belterra: Established community with homes from $475K to $1M. Belterra has a proven track record and strong resale values. Current median around $629-699K with a price per square foot of $262.
Big Sky Ranch: Approximately 700 homes by Meritage near downtown Dripping Springs. The proximity to the town center is a selling point for families who want walkable access to shops and restaurants.
Double L Ranch: One of the largest developments in the area at 1,600 acres with 2,200+ planned homes. This is a long-term play that will add significant inventory to the market over the next several years.
Wild Ridge: 900+ homes planned, adding to the growth corridor.
For the full breakdown of new construction across all of West Austin, including builder incentives and rate advantages, see my new construction guide. I also wrote specifically about Dripping Springs new construction earlier.
Why Sellers Here Need to Be Strategic
Here’s the honest truth that I tell my seller clients in Dripping Springs. This is the price tier in West Austin that’s most susceptible to market pressure.
In Westlake Hills, if a seller doesn’t get their price, they can wait or go private. In Dripping Springs, sellers are more likely to have a mortgage, more likely to need to sell due to a job move or life change, and they’re competing against a massive pipeline of new construction that’s offering buyer incentives.
That doesn’t mean you can’t sell well in Dripping Springs. It means you need to price right from day one. The 24-day DOM proves that accurately priced homes move fast here. But the gap between “priced right” and “overpriced” is wider than it’s been in years. If you’re selling in this market, my seller’s guide has the pricing strategy you need.
Dripping Springs ISD
Dripping Springs ISD carries a TEA “B” rating at 89/100 with a 96.3% graduation rate. Is that Eanes ISD? No. But it’s a district that’s rapidly improving, and the youngest family demographic in West Austin (median age 37.3) tells you that parents are choosing this district intentionally.
The value proposition is clear: you get a strong and improving school district at a fraction of the Eanes ISD price premium. For families who want quality education without a $3M+ price tag, Dripping Springs ISD is the answer. I compared all three districts in detail in my school district comparison.
The Lifestyle
Dripping Springs bills itself as the “Gateway to Hill Country,” and that’s not just marketing. Hamilton Pool Preserve is 10 miles away. The 290 wine corridor to Fredericksburg runs right through. The small-town character is still real, even as the growth accelerates, with a charming downtown that’s expanding with new restaurants and shops.
The buyer profile here skews younger than the rest of West Austin. Young families, tech professionals, remote workers who want space and nature without being too far from Austin. It’s a different energy than Westlake or Barton Creek, and that’s the appeal.
For more on what daily life looks like here, my moving to Dripping Springs guide and best neighborhoods guide cover the ground.
The Commute
Lets be honest about the drive. Dripping Springs to downtown Austin is 30-40 minutes with no traffic and 45-60 minutes during peak hours via Highway 290. That’s not terrible, but it’s not 10 minutes like Westlake either.
The good news is that remote and hybrid work has made the commute less relevant for a lot of buyers. If you’re going into an office 2-3 days a week instead of 5, the math changes. And the savings on the home itself, compared to communities closer in, can be substantial.
What I’d Tell a Buyer Right Now
Dripping Springs is where you get the most house for your money in West Austin right now. The new construction incentives are aggressive, the inventory gives you options, and the 24-day DOM tells you the market is active when pricing is right.
If you’re a young family looking for Hill Country living with good schools and room to grow, this is where I’d point you first. Browse what’s available at Dripping Springs homes for sale or check 78620 listings.
For how Dripping Springs pricing compares to the rest of West Austin, see my neighborhood price comparison. And for the broader market context, my 2026 Austin market forecast has the full picture.
Ready to Explore Dripping Springs?
Whether you’re looking at new construction, an established community, or land to build on, I can help you find the right fit in Dripping Springs.
Contact Ed Neuhaus at Neuhaus Realty Group to start the conversation.
