2611-B Ranch Road 165 RNCH, Dripping Springs TX 78620

Dripping Springs, TX 78620 | Unrestricted Land | Built by Tilson Custom Homes

Off Market

This picture was taken this past Summer and shows the view just past this ridge to the canyon. The terrain slopes down then plateau off and goes down again not a steep fall like it looks. Also, fun fact, way off past the other side of the canyon on the horizon, you can see the lights of Dripping Springs at night.

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Ed's Opinion of Value

$600,000 Ed's Estimate: $1,121,715 $1,531,472

Lowest Comp Recommended List: $684,000 to $694,000 Highest Comp

Based on 7 closed sales in UNRESTRICTED LAND, the data points to a value around $1,121,715 for this home. Given current inventory and recent sales, the sweet spot for listing this home is $684,000 to $694,000. This would position the home competitively among 2 active listings in UNRESTRICTED LAND. Being 267 sqft smaller than the average comparable sale in this area impacts the per square foot value. A pool adds market appeal. Only 7 minus 3 of the comps had one. The active market in UNRESTRICTED LAND includes 2 comparable homes priced from $600,000 to $875,000. Market data shows 78620 prices fallen 3.1% over the last half year. The closest comparable sale, 2416 Divide PASS, Blanco TX 78606 at an adjusted $1,097,847, is a strong comparable. This estimate draws on 7 comparable sales, offering a reliable picture of market value. That said, this is a data only estimate. A walkthrough could change the picture. Want a detailed analysis for a home you're considering? I'm happy to help. Ed Neuhaus

78620 Market Trends

$644,000 Median Sold Price ▼ 3.1% 6mo

$251/sqft Median $/SqFt ▼ 2.1% 6mo

71 days Avg Days on Market 11 days slower

238 homes Active Inventory 5.8 mo supply

96.9% Sale-to-List Ratio

248 Sales (6 months)

Recently Sold Comparables

$1,097,847 adjusted 2416 Divide PASS, Blanco TX 78606 4bd / 3.0ba • 2,240 sqft • 2.6 mi Sold 5 months ago

$1,531,472 adjusted 160 Mystic Creek DR, Dripping Springs TX 78620 3bd / 3.0ba • 2,700 sqft • 2.8 mi Sold 2 months ago

$1,023,276 adjusted 301 Mystic Overlook DR, Dripping Springs TX 78620 2bd / 2.0ba • 1,380 sqft • 2.4 mi Sold 5 months ago

$784,135 adjusted 330 Mystic Creek DR, Dripping Springs TX 78620 4bd / 2.0ba • 1,948 sqft • 2.8 mi Sold 6 months ago

$933,523 adjusted 910 Old Red Ranch RD, Dripping Springs TX 78620 4bd / 3.0ba • 2,655 sqft • 3.2 mi Sold 12 months ago

Currently on Market

$600,000 463 Beauchamp RD, Dripping Springs TX 78620 3bd / 2.0ba • 2,141 sqft • 2.6 mi 2 days on market

$875,000 180 Henly LOOP, Dripping Springs TX 78620 3bd / 2.0ba • 2,400 sqft • 2.6 mi 277 days on market

3 Beds

3 Baths 2 Full, 1 Half

2,268 Sq Ft

14 Acres

2013 Built

2 Garage

About This Property

What a slice of heaven here in the country. The road to the property is a quarter mile from the turn off at RR165. It gives you the feeling you’re on a much bigger piece of property looking across the pool and into the valley from the back. The home was originally built by Tilson Custom Homes in 2013 and recently extensively updated. All flooring excluding Bdrms, has been replaced with a high end 5ft x 1ft porcelain faux natural oak plank, all trim replaced with 5 1/2” base. Every wall repainted w/a light dove grey color, white ceilings w/white doors and trim. Truly stunning! 10 ft. ceilings mostly throughout, stepped up in the Family Rm. & Master Bdrm., 9 ft ceilings in Bdrm 2 & 3. Luxury M. Bath w/huge walk-in shower, jetted tub, double vanities, and an enormous closet. Work from home? Not only do we have a desk area down the hall by the 2 bdrms but an executive office just to the left as you come in the front door. You’ll love the kitchen, its open to the Family room and has seating at the island.

Property Highlights

Pool Fenced, Gunite, In Ground, Outdoor Pool, Private, Waterfall

Features

Ceiling Fan(s)
High Ceilings
Tray Ceiling(s)
Granite Counters
Double Vanity
Electric Dryer Hookup
Entrance Foyer
High Speed Internet
In-Law Floorplan
Kitchen Island
Multiple Dining Areas
No Interior Steps
Open Floorplan
Recessed Lighting
Soaking Tub
Storage
Walk-In Closet(s)
Washer Hookup

Location

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Schools

School District Johnson City ISD

Elementary Lyndon B Johnson

Middle School Lyndon B Johnson

High School Lyndon B Johnson (Johnson City ISD)

Property Details

Property Type Residential

Flooring Carpet, Tile

Cooling Central Air, Electric

Heating Central, Electric, Fireplace(s), Heat Pump, Hot Water, Propane, Propane Stove

Exterior Gutters Partial, Lighting, Private Yard

County Hays

MLS # 9847792

Parking

Garage 2 spaces

Listing History

MLS# 9847792 - Updated Apr 5, 2026 5 days

Mar 31, 2022	Off Market
Feb 19, 2022	Listed		$1,595,000

MLS# 7135390 9 days

Mar 31, 2022	Off Market
Feb 15, 2022	Listed		$1,595,000

MLS# 9682872 288 days

Mar 2, 2007	Off Market
Apr 21, 2006	Listed		$133,000

Frequently Asked Questions About 2611-B Ranch Road 165 RNCH, Dripping Springs TX 78620

When was 2611-B Ranch Road 165 RNCH, Dripping Springs TX 78620 built?

2611-B Ranch Road 165 RNCH, Dripping Springs TX 78620 was built in 2013.

How much does 2611-B Ranch Road 165 RNCH, Dripping Springs TX 78620 cost?

2611-B Ranch Road 165 RNCH, Dripping Springs TX 78620 sold on March 31, 2022. Contact us for sale price details.

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