--- title: "Caliterra vs. Headwaters: The Complete Dripping Springs M..." description: "Caliterra and Headwaters are the two largest master-planned communities in Dripping Springs. Here's the honest side-by-side most buyers actually need." lang: en json-ld: | [ { "@context": "https://schema.org", "@type": "Article", "headline": "Caliterra vs. Headwaters: The Complete Dripping Springs Master-Plan Comparison", "description": "Caliterra and Headwaters are the two largest master-planned communities in Dripping Springs. Here's the honest side-by-side most buyers actually need.", "url": "https://azulio.ai/articles/caliterra-vs-headwaters-dripping-springs", "author": { "@type": "Person", "name": "Jennifer Ferrara", "jobTitle": "REALTOR®", "worksFor": { "@type": "Organization", "name": "Jennifer Ferrara, Sprout Realty, ERA Powered" } }, "publisher": { "@type": "Organization", "name": "Jennifer Ferrara, Sprout Realty, ERA Powered" } }, { "@context": "https://schema.org", "@type": [ "LocalBusiness", "RealEstateAgent" ], "@id": "https://drippingsprings.lovable.app/#business", "name": "Nook Realty — Jennifer Ferrara, Sprout Realty, ERA Powered", "url": "https://drippingsprings.lovable.app", "telephone": "+1-512-994-8080", "email": "jennifer@nookrealtygroup.com", "priceRange": "$$$", "address": { "@type": "PostalAddress", "addressLocality": "Dripping Springs", "addressRegion": "TX", "postalCode": "78620", "addressCountry": "US" }, "areaServed": [ { "@type": "City", "name": "Dripping Springs", "address": { "@type": "PostalAddress", "addressRegion": "TX" } }, { "@type": "City", "name": "Driftwood", "address": { "@type": "PostalAddress", "addressRegion": "TX" } }, { "@type": "City", "name": "Wimberley", "address": { "@type": "PostalAddress", "addressRegion": "TX" } }, { "@type": "City", "name": "Austin", "address": { "@type": "PostalAddress", "addressRegion": "TX" } }, { "@type": "AdministrativeArea", "name": "Hays County, TX" } ], "knowsAbout": [ "Dripping Springs ISD", "Belterra", "Highpointe", "Caliterra", "Headwaters", "Parten Ranch", "Reunion Ranch", "Saratoga Hills", "Sunset Canyon", "Rim Rock", "La Ventana", "Howard Ranch", "Texas Hill Country luxury real estate" ] } ] --- Jennifer Ferrara · Nook Realty · 2506 S Lamar Blvd, Austin, TX 78704 [(512) 994-8080](tel:+15129948080)[jennifer@nookrealtygroup.com](mailto:jennifer@nookrealtygroup.com) [![Nook Realty](/__l5e/assets-v1/8b4d84b8-7db2-4c8e-b2c3-ca913aa2b313/nook-logo-banner.png)Powered by Sprout Realty, ERA ](/) [Home](/) [Neighborhoods](/neighborhoods) [Market Report](/market-reports) [Lifestyle](/lifestyle) [Buyers](/buyers-guide) [Sellers](/sellers-guide) [Articles](/articles) [Contact](/contact) [Back to Articles](/articles) Neighborhood Guide # Caliterra vs. Headwaters: The Complete Dripping Springs Master-Plan Comparison Jennifer Ferrara, Jennifer Ferrara, Sprout Realty, ERA Powered, Sprout Realty, ERA Powered, License 0736797, 512-994-8080 **Quick Answer:** Caliterra is the river-anchored master plan along Onion Creek with a true town-center feel, strong amenity center, and a tighter, more walkable footprint. Headwaters is the larger Hill Country master plan with sweeping topography, a destination amenity package, and a wider mix of production and semi-custom builders. Both feed DSISD. Caliterra tends to win on lifestyle density and resale liquidity; Headwaters tends to win on lot variety and views. ## Caliterra Caliterra sits on Highway 290 just west of the town core, anchored along Onion Creek with substantial natural greenbelt, a creekside amenity center, lap and resort pools, parks, and a tight network of trails. The community has matured into a real lifestyle hub — events, food trucks, neighborhood gatherings — and feels denser and more walkable than Headwaters. Pricing typically runs $650K–$1.3M for production and semi-custom inventory, with estate sections trading higher. Resale liquidity is among the strongest in 78620. ## Headwaters Headwaters sits along Highway 290 west of Caliterra on dramatic Hill Country terrain. The amenity package — clubhouse, resort pool, fitness, event lawn, and miles of trails — is one of the most-awarded in Central Texas. Lot variety is wider than Caliterra: production homes, semi-customs, and a meaningful estate section with view lots. Pricing typically runs $625K–$1.4M, with estate and view inventory trading higher. ## How to Choose Choose Caliterra if you want a denser, more walkable, event-driven neighborhood with creek access and the shortest drive into the Mercer Street town center. Choose Headwaters if you want bigger views, more lot variety, and a destination-grade amenity package. Both feed DSISD; both have strong resale; the right answer is almost always a lot-by-lot conversation, not a community-level one. ## Frequently Asked Questions ### Should I buy in Caliterra or Headwaters? It depends on lifestyle. Caliterra is denser, more walkable, and creek-anchored; Headwaters is larger, more topographic, and amenity-led. Both feed DSISD and both have strong resale. ### Are Caliterra and Headwaters in Dripping Springs ISD? Yes. Both communities are zoned to Dripping Springs ISD, with elementary and middle school assignments that vary by phase. ## Ready to Talk Driftwood? Jennifer Ferrara knows this market at the neighborhood level. No pressure, just straight answers. [Schedule a Free Consultation](/contact) ## More Articles [ Local Guide ### The Local's Guide to Dripping Springs, TX: What Nobody Else Will Tell You Dripping Springs is the Hill Country's most livable small city — a walkable town center, top-rated DSISD schools, and quick access to Austin. Here's what actually matters if you're considering a move. ](/articles/living-in-dripping-springs-tx)[ Comparison ### Dripping Springs vs. Wimberley: An Honest Comparison for Hill Country Buyers When buyers narrow the Hill Country search, Dripping Springs and Wimberley are the two names that come up most. Here's the honest comparison. ](/articles/dripping-springs-vs-wimberley) [![Nook Realty](/__l5e/assets-v1/8af868d6-d1c1-44ae-8791-25875cb388b0/nook-logo.png)](/) Nook Realty is powered by Sprout Realty, ERA Powered — Broker Cody Cooper. Serving Driftwood, Dripping Springs, Wimberley, Lakeway, and the greater Austin Hill Country. Jennifer Ferrara · TX License #0736797 Contact Jennifer Ferrara Founder · Luxury & Hill Country Specialist [(512) 994-8080](tel:+15129948080)[jennifer@nookrealtygroup.com](mailto:jennifer@nookrealtygroup.com) 2506 S Lamar Blvd Austin, TX 78704 Quick Links [Home](/)[Communities](/dsisd/communities)[Schools](/dsisd/schools)[Rankings](/dsisd/rankings)[Market Report](/dsisd/dsisd-market-report)[Rezoning 2025](/dsisd/dsisd-rezoning-2025)[Articles](/articles)[Contact](/contact) Legal [TREC Information About Brokerage Services](https://www.trec.texas.gov/sites/default/files/pdf-forms/IABS%201-0_1.pdf)[TREC Consumer Protection Notice](https://www.trec.texas.gov/sites/default/files/pdf-forms/CN%201-4_1.pdf)[Privacy Policy](/privacy-policy)[Terms of Service](/terms-of-service) ⌂ Equal Housing Opportunity The information provided herein is deemed reliable but is not guaranteed and should be independently verified. All properties are subject to prior sale, change, or withdrawal. Neither listing broker(s) nor Sprout Realty shall be responsible for any typographical errors, misinformation, misprints, and shall be held totally harmless. Listing data is obtained from the Austin Board of Realtors / ACTRIS MLS. Consult a licensed mortgage professional for financing estimates. © 2026 Nook Realty, Jennifer Ferrara. Powered by Sprout Realty, ERA Powered. All rights reserved. TX License #0736797