Ed Neuhaus 
So you are thinking about moving to Dripping Springs. Good. I have been selling real estate in the Austin area since 2009, and I can tell you this: Dripping Springs is one of those places where people either get it immediately or they don’t. It is not for everyone. But if you are the right fit, you will love it here.
This is the honest guide. The good, the real challenges, and what you actually need to know before you move here in 2026. Lets get into it.
The Dark Sky Community Thing Is Real
In 2014, Dripping Springs became the first city in Texas to be designated as an International Dark Sky Community. It was the sixth one in the world at the time. This is not just a marketing slogan. The city actually passed an Outdoor Lighting Ordinance back in 2000 to prevent light pollution before it became a problem.
What does this mean for you? On a clear night, you can see the Milky Way from your backyard. Milton Reimers Ranch Park has designated stargazing areas. Homestead Park has a stargazing amphitheater where families gather for lunar eclipses and meteor showers. If you have kids who are into astronomy, or if you just like sitting outside at night without the glow of city lights washing out the stars, this is a big deal.
I have shown homes here where buyers walked into the backyard at dusk and that was it. Decision made. The night sky here is different.
Dripping Springs ISD Is Legit
Ok, lets talk schools. Dripping Springs ISD is ranked 39 out of 961 school districts in Texas and holds a 5 out of 5 star rating from SchoolDigger. The district serves 8,517 students across 8 schools as of the 2023-2024 school year.
Dripping Springs High School ranks in the top 9.9% of Texas high schools with a 96.3% four-year graduation rate and a 0.2% dropout rate. Sycamore Springs Middle School is ranked 178 out of 2,344 Texas middle schools with 100% proficiency in Algebra I. Rooster Springs Elementary is ranked 254 out of 4,651 Texas elementary schools.
The district received an A rating from TEA in 2022 with a numerical score of 93. You can explore Dripping Springs elementary schools on our site to see what neighborhoods feed into which campuses.
This is a district where parents are involved, teachers stay, and the community actually shows up. But here is the thing: the district is growing fast. Enrollment has climbed steadily as master-planned communities like Big Sky Ranch and Double L Ranch come online. The question is whether infrastructure can keep pace with growth. So far, they are managing it well.
The Winery, Distillery, and Brewery Scene
Dripping Springs has over 20 breweries, wineries, and distilleries in the greater area. This is not accidental. The Hill Country is Texas wine and craft beverage country, and Dripping Springs is right in the middle of it.
Treaty Oak Distilling sits on a 28-acre ranch called Ghost Hill. They make whiskey and gin, serve BBQ, and host live music. The property is open Thursday through Sunday with distillery tours on Fridays, Saturdays, and Sundays. Deep Eddy Vodka has a tasting room here with plenty of seating inside and outside. Dripping Springs Vodka operates here as well.
Jester King Brewery is technically between Austin and Dripping Springs, but it is close enough. They specialize in wild-fermented ales using naturally occurring yeast. The brewery recently purchased 58 surrounding acres to ensure the land would not be developed. If you like farmhouse ales and sitting outside on a Sunday afternoon, this is your spot.
Then you have Last Stand Brewing Company, Twisted X Brewing, Ghost Note Brewing, and smaller independent distillers scattered around. On any given Saturday, you can hit two or three spots, grab lunch, and still be home by dinner. Locals do this. It is part of the lifestyle here.
The Water Infrastructure Issue You Need to Know About
Ok, here is the part that matters. Water infrastructure in Dripping Springs is a real issue, and if you are moving here, you need to understand what is happening.
The city is dealing with how to serve 8,000+ new lots that are either under construction or in the permitting pipeline. In April 2025, the Texas Supreme Court approved a wastewater discharge permit allowing the city to expand treatment capacity from 300,000 to 822,500 gallons daily. The Texas Water Development Board also granted approval for a $43 million expansion to the wastewater treatment plant, with completion scheduled for spring 2026.
This is good news. It means the growth can actually happen. But it also means the city has been wrestling with this for years. A 12-year legal battle over wastewater permits held up development across the area. That is now resolved, but it tells you something about how fast Dripping Springs has grown and how much the infrastructure has had to catch up.
The Dripping Springs WSC is also replacing high service pumps at two sites to increase capacity and reduce power costs. The goal is to move water throughout the distribution system more efficiently as development comes online.
What does this mean for you as a buyer? If you are buying in an established neighborhood on city water, you are fine. If you are buying in a new master-planned community, the developers are required to build out water infrastructure as part of the development. If you are buying an older home on a large lot outside city limits, you might be on a well or septic system. I will explain that in a minute.
The key is: this is a city that is managing growth, not ignoring it. But you need to ask questions about water and sewer when you are under contract. I always do.
Highway 290 Is a Two-Lane Road Through Town
Highway 290 runs right through the middle of Dripping Springs. It is a two-lane road. During school drop-off and rush hour, it gets backed up. If you need to run to the grocery store at 8:00 AM or 5:00 PM, plan an extra 10 minutes just to get through town.
The good news: TxDOT is working on a $677 million expansion project from Oak Hill to Dripping Springs. The Oak Hill Parkway portion has been under construction since 2021 and is expected to be completed by mid-2026. This will widen US 290 to include two to three non-stop main lanes in each direction for through traffic, plus two to three frontage road lanes in each direction.
The longer-term plan is to turn the current four-lane road into a six-lane freeway stretching 13 miles through Travis and Hays Counties. TxDOT expects traffic volumes on US 290 to double by 2045. But that project is not funded yet, so it is not happening immediately. The environmental study is underway, but construction is years out.
What this means: if you are commuting to Austin during rush hour, you will sit in traffic. It is not as bad as Mopac or I-35, but it is not a smooth 25-minute drive either. Plan for 45 minutes to downtown Austin during peak times. An hour if you want to be safe. FM 1826 to Mopac is an alternate route that can help you avoid the worst congestion around the Y at Oak Hill.
From Dripping Springs to Austin-Bergstrom International Airport, you are looking at 28.7 miles and about 35-40 minutes depending on traffic. This is important if you travel for work or if you have family flying in regularly.
The Nearest Hospital ER Is 25-30 Minutes Away
The nearest hospital emergency room is Baylor Scott & White in Lakeway, about 25-30 minutes away. The nearest Level 1 trauma center is in Austin proper, which is 40+ minutes depending on where you live in Dripping Springs and where you are going in Austin.
This is not a deal-breaker for most people, but it is something you need to think about. If you have young kids, if you have aging parents living with you, or if you have a medical condition that requires quick access to specialized care, this distance matters. There is no urgent care in Dripping Springs itself. You are driving to Bee Cave or Lakeway.
I have had clients who love everything about Dripping Springs except this one thing. It is a trade-off. You get space, you get land, you get Hill Country beauty, but you are farther from medical services than you would be in Bee Cave or Lakeway.
Grocery and Retail Options Are Still Limited
Dripping Springs has an HEB, a couple of gas stations, some local shops, and a handful of restaurants. If you want Target, Costco, Home Depot, or any big-box retail, you are driving to Bee Cave or Oak Hill. That is 15-20 minutes depending on where you live in Dripping Springs.
A new 30-acre retail development is planned near Sawyer Ranch Road and Trout Wine Road off Highway 290, with Target as the anchor store. This will help. But it is not here yet. For now, if you need to do a big shopping trip, you are leaving town.
This is fine if you plan for it. A lot of people do one big grocery run per week and stock up. But if you are used to running to Whole Foods three times a week or picking up takeout on your way home from work, Dripping Springs is going to feel different. The tradeoff is you get more land for less money than you would in Bee Cave or Lakeway. You can see the cost of living comparison we published to understand the price differences.
The Tension Between Old Dripping Springs and New Dripping Springs
Dripping Springs used to be a quiet ranching community. Population was under 2,000 for decades. Then Austin started growing west. People discovered the Hill Country. Tech workers moved in. Real estate developers saw opportunity.
The population has grown by 123.6% since the 2020 census, which recorded 5,111 residents. The area has grown from 20,000 to 40,000 people over the past five years. The city is expected to grow by over 13,000 households over the next decade.
Long-time residents are vocal about this. They moved to Dripping Springs specifically because it was not Austin. They wanted space, quiet, dark skies, and no traffic. Now they see master-planned communities with 900 homes going up next to old ranches. They see Highway 290 backed up during school drop-off. They see the HEB parking lot full on Saturday mornings.
This is the reality of growth. You will hear people complain about it at city council meetings. You will see Facebook groups where residents argue about new developments. It is not hostile, but it is real. If you are moving here from California or another state, you might catch some side-eye from locals. Not everyone, but some.
Here is my take: Dripping Springs is still quieter, less crowded, and more spacious than Austin. It still has dark skies. It still has that Hill Country feel. But it is not a secret anymore. If you want the Dripping Springs of 2005, that is gone. If you want a place that still has room to breathe but is growing fast, this is it.
Septic Systems Are Common in Older Areas
If you are buying an older home on a larger lot outside city limits, there is a good chance you are on a septic system instead of city sewer. A lot of buyers from out of state have never dealt with septic before, so lets talk about it.
A septic system is an underground wastewater treatment system. Your home’s wastewater goes into a septic tank buried in your yard. Solids settle at the bottom, liquids flow out into a drain field where they filter through soil. It works fine if you maintain it.
What you need to know: septic tanks need to be pumped every 3-5 years depending on household size. This costs $300-$500. You cannot flush certain things down the toilet (no wipes, no grease, no harsh chemicals). If the drain field fails, you are looking at $10,000-$30,000 to replace it. This does not happen often, but it can happen.
During the home inspection, you want a septic inspection. Make sure the tank is in good shape, make sure the drain field is functioning, and ask when it was last pumped. If the seller does not have records, that is a red flag.
Some buyers love septic because it means more land and lower utility bills. Others do not want to deal with it. Neither answer is wrong. You just need to know what you are getting into.
Major Neighborhoods Coming Online in 2026
If you are shopping for new construction, here are the big developments where homes will be available in 2026:
Big Sky Ranch: Around 700 homes with low property taxes and affordability. The final phase is expected in 2026, and plans for a sister community are in the works.
Wild Ridge: Adjacent to Big Sky Ranch, this development will have over 900 homes with Hill Country views.
Double L Ranch: A luxury community on 1,600 acres with over 2,200 homes, parkland, and high-end builders. Homes are expected to be available by late 2026.
The Ranch at Caliterra: Infrastructure work has been underway since January, and the first move-ins are expected in December 2026. This phase will add more than 200 homes and home sites.
These are master-planned communities with amenities, pools, trails, and HOAs. You will pay HOA fees, but you also get access to community facilities and maintenance is handled. Some people love this setup. Others would rather buy 5 acres outside of town and build their own shop. Both options exist in Dripping Springs.
If you want to see current listings, check out homes for sale in Dripping Springs on our site.
What the Real Estate Market Looks Like Right Now
The Dripping Springs real estate market has cooled off from the 2021-2022 peak, which is actually good news if you are buying. Recent data shows median home prices ranging from $480K to $686K depending on the source and property type. Redfin reports the median sale price at $480K, down 12.7% from last year. Other sources like Orchard show a median price of $686K for larger properties, down 4.7% year-over-year.
Homes are selling after about 66 days on the market compared to 91 days last year. The median sale-to-list-price ratio is 92.13%, which means most homes are selling below asking price. This is a shift from 2021 when everything sold above asking within days.
If you are relocating from California or another high-cost market, Dripping Springs will feel affordable. You can still buy 3+ acres with a custom home for under $800K. Try doing that in Palo Alto or San Diego. But if you are moving from Houston or Dallas, the prices here might surprise you. Dripping Springs is not cheap anymore. It is just cheaper than Westlake or central Austin.
The 2026 outlook is cautiously optimistic. If mortgage rates drop into the 5%-5.5% range by mid-2026, we could see more buyer activity. The Texas real estate market overall is expected to see a slight 1.3% increase in median home prices statewide in 2026.
If you are comparing Dripping Springs to Bee Cave and Lakeway, we wrote a detailed breakdown in our comparison article that walks through price, commute, amenities, and lifestyle differences.
What a Typical Saturday Looks Like
So what do people actually do here? Here is a real Saturday in Dripping Springs:
Morning: Farmers market at the town square (seasonally). Grab coffee at a local shop. Walk around, see neighbors, buy fresh produce and homemade bread.
Midday: Head to one of the breweries or distilleries. Bring the dog. Sit outside. Have lunch.
Afternoon: Hike at Hamilton Pool or Reimers Ranch. Swim at the pool if it is summer. Work on the yard if you have land. Ride horses if you have them.
Evening: Dinner at a local restaurant or grill at home. Sit outside and watch the stars come out. No light pollution. Just sky.
This is not a place where you go to TopGolf or see a concert downtown every weekend. It is a place where you slow down. You have space. You have land. You do things outside. If that sounds boring to you, Dripping Springs is probably not your spot. If that sounds like exactly what you are looking for, you will fit right in.
Who Thrives Here vs Who Struggles Here
After 15+ years selling homes in this area, I can tell you pretty quickly who will love Dripping Springs and who will not.
You will love it here if:
- You want land and space more than you want walkability and convenience
- You are ok with a 45-minute commute to Austin or you work remotely
- You like small-town feel, local businesses, and knowing your neighbors
- You value dark skies, hiking, and outdoor lifestyle over nightlife and entertainment
- You have kids and you want them in a strong school district with room to roam
- You are fine driving 20 minutes for Target but you would rather have 3 acres than a Whole Foods down the street
You will struggle here if:
- You need to be close to medical facilities due to health issues or aging parents
- You are used to city amenities and do not want to drive for everything
- You hate commuting and refuse to spend an hour a day in the car
- You want nightlife, restaurants, entertainment, and cultural events nearby
- You do not like small-town dynamics where everyone knows everyone
- You are moving here just because it is cheaper than Austin but you actually want to live in Austin
The last one is important. I have seen people move to Dripping Springs because they got priced out of central Austin. They think they will just commute back into the city for work and social life. It works for some people. But a lot of them end up miserable after a year because they are spending two hours a day in the car and they miss being in the city.
If you are moving here, move here because you actually want to live in Dripping Springs. Not because you want to live in Austin but cannot afford it.
The Wedding Capital of Texas
Quick note: Dripping Springs is known as the Wedding Capital of Texas. There are over 30 wedding venues in and around town. Sage Hill, Ma Maison, Onion Creek, Pecan Grove, Vista West Ranch. People come from all over the state to get married here.
What does this mean for you? On weekends during wedding season (basically March through November), you will see wedding parties at the wineries and distilleries. You will see limos on Highway 290. You will see venues lit up at night. Some people love this. Others find it annoying. Just know it is part of the vibe here.
Bottom Line
Dripping Springs in 2026 is a community in transition. It is growing fast. Infrastructure is catching up. The school district is strong. The lifestyle is real. The dark skies are real. The commute is real. The distance to hospitals and shopping is real.
This is not a place where you can have everything. You are trading convenience for space. You are trading walkability for land. You are trading city amenities for Hill Country beauty. If you are ok with that trade, Dripping Springs might be exactly what you are looking for.
I have helped dozens of families make this exact move. Some of them came from California, some from Houston, some from central Austin. The ones who love it here are the ones who knew what they were getting into and decided the tradeoffs were worth it.
If you want to talk through whether Dripping Springs makes sense for your situation, reach out to me. I will walk you through neighborhoods, price ranges, school zones, and commute options. I will tell you what I actually think, not what you want to hear. That is how I work.
You can also explore Dripping Springs listings and city data on our site to get a sense of what is available right now and how the market is moving.
Dripping Springs is a good place. It is just not for everyone. And that is ok.
