Dripping Springs · Hill Country · Texas

Dripping Springs Neighborhoods

I've spent years tracking every transaction, tax rate, and school-zone boundary in this market. Whether you're relocating or moving up, I'll tell you exactly which community fits your life — and your numbers.

Every neighborhood in the DSISD corridor has its own character — and its own math. Gated versus open, Dark Sky versus development pressure, MUD taxes versus no MUD, walkable to elementary schools versus a longer bus ride. A 0.9% difference in tax rate translates to roughly $10,800 per year on a $1.2M home. That kind of detail matters. I'll walk you through what I know about each community so you can make a real decision, not just a hopeful one.

Gated · Luxury

Dark Sky Certified

Gated · Dark Sky Certified

Saratoga Hills

The most in-demand micro-community in the DSISD market. 155 custom homes, a private gated entrance, and International Dark Sky certification — meaning no harsh exterior lighting and genuinely spectacular night skies. With only ~17 homes turning over each year and a median days on market of 6, this neighborhood rewards buyers who are ready to move when the right home appears. No MUD district means you pay only one taxing entity — and the lowest effective tax rate in Dripping Springs.

Median Sale Price	$1.19M
Average Sale Price	$1.27M
Price Range	$1.0M – $1.8M
Days on Market (avg)	6 days
Annual Turnover	~17 homes / year (~11%)
Tax Rate	1.64% (lowest in market)
HOA	$1,008/year
MUD District	None
Total Homes	155 (fully built out)
Special Designation	International Dark Sky Certified

Full Saratoga Hills Guide

Luxury home in Esperanza by Toll Brothers, Dripping Springs

Hill Country · New Resale

Toll Brothers · School-Adjacent

Top-Rated Schools Nearby

Esperanza

Developed by Toll Brothers, Esperanza sits closest to the crown jewel of DSISD elementary campuses — Walnut Springs Elementary (rated 9/10), just 1.2 miles away. With roughly 100 homes and the first wave of resales just now beginning, this neighborhood is entering its most interesting window for buyers: original buyers who built here are starting to move on, meaning real comps are forming for the first time. For families prioritizing school walkability and Toll Brothers construction quality, this is a compelling case.

Price Range	$850K – $1M
Total Homes	~100
Builder	Toll Brothers
Tax Rate	~2.1%
Nearest Elementary	Walnut Springs ES (9/10)
Distance to School	1.2 miles
Market Stage	First resale cycle beginning

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Resort-style amenities at Caliterra community in Dripping Springs

Resort-Style Living

Resort Amenities · Large Scale

Master-Planned Community

Caliterra

Caliterra is the most amenity-rich development in Dripping Springs — a resort-style community with a pool, on-site coffee shop, hike and bike trails, dog park, kayaking access, and pickleball courts. At 848 homes at full build-out, it's a genuinely large neighborhood with a broad price range from the $500Ks to $2.5M. Phase 2 move-ins are slated for December 2026. The tradeoff for all those amenities is the highest effective tax rate of the four neighborhoods I track — 2.54% — and longer average days on market at 143 days, which actually creates negotiating room for buyers.

Price Range	$500K – $2.5M
Homes at Build-Out	848
Days on Market (avg)	143 days
Tax Rate	2.54%
Phase 2 Move-Ins	December 2026
Amenities	Pool, café, trails, dog park, kayaking, pickleball

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Private gated entrance to Bunker Ranch custom home community in Dripping Springs

Gated · Custom Estates

4 Phases · No MUD

Custom Homes · Estate Lots

Bunker Ranch

Bunker Ranch is one of Dripping Springs’ largest gated communities — four phases of custom homes on estate lots ranging from 0.75 to 2.5 acres, plus The Cottages, a separate lock-and-leave section for low-maintenance Hill Country living. Custom homes range from $1.2M to $2.5M and typically sell in around 30 days. No MUD. Gated. Lowest effective tax rate in DSISD at 1.74%. A mile from downtown Dripping Springs.

Price Range	$1.2M – $2.5M
Total Homes	35 (fully built out)
Days on Market (avg)	~30 days
Tax Rate	1.86%
Gate / Access	Private gated community
Home Type	Custom homes

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Beyond Dripping Springs

More Communities I Serve

The Hill Country doesn't end at the Dripping Springs city limits. I work throughout the region and know these markets, too.

Wimberley

The Hill Country's most beloved small town. Artist community, Blanco River access, vacation rental market, and a strong second-home buyer base. No big-box anything — and that's the whole point.

River Access Artist Town STR Friendly

Blanco

An emerging market with Old Blanco Road character, Blanco River frontage, and a wine country feel. Still undervalued relative to Dripping Springs — watch this market closely in 2026 and beyond.

Emerging Market Wine Country River Frontage

Buda

The fastest-growing suburb in the Austin metro for a reason — value, Hays CISD access, and quick highway reach. Attracts first-time buyers and families priced out of Dripping Springs who want the Hill Country lifestyle.

Growth Market Value Play Hays CISD

Kyle

Kyle offers strong inventory, newer master-planned communities, and some of the most competitive pricing in the south Austin corridor. A practical choice for buyers who need more space per dollar and don't mind the commute.

Master-Planned Value Growing Inventory