--- title: "New Construction Homes in DSISD | 8,000+ Lots in the Pipe..." description: "8,000+ permitted lots across DSISD — Double L Ranch, Headwaters, Wild Ridge, Big Sky Ranch, Heritage at DS, Village Grove, Caliterra. Builder incentives $50K..." lang: en json-ld: | { "@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" ] } --- Dripping Springs ISD · Hill Country Real Estate · Jennifer Ferrara, Nook Realty [(512) 994-8080](tel:+15129948080) [![Nook Realty](/__l5e/assets-v1/8af868d6-d1c1-44ae-8791-25875cb388b0/nook-logo.png)](/) [Home](/dsisd) [Acreage Lifestyle](/dsisd/acreage-lifestyle) [Communities](/dsisd/communities) [Breweries, Wineries & Dining](/dsisd/breweries-wineries-dining) [Nature & Trails](/dsisd/nature-trails) [Market Report](/dsisd/dsisd-market-report) [Compare](/dsisd/compare/dsisd-vs-eanes) [Articles](/articles) [Contact Jennifer](/contact) DSISD · New Construction # New construction inside DSISD. Over 8,000 residential lots have been permitted across Dripping Springs and its ETJ. At ~50 closings per month, that's 13+ years of supply — buildout takes a decade or more. Builder incentives of $50K–$78K (Taylor Morrison, Toll Brothers, David Weekley) are stacked through June–September 2026. Active Communities · 8,000+ permitted lots ## Where to find new construction in DSISD today. Community Planned Homes Price Range Status Double L Ranch 2,231 Mid $500s – $1M+ Homesites mid-late 2026 Headwaters 1,000+ $500K – $1.5M+ Active, ongoing phases Wild Ridge 960 TBD Development underway Big Sky Ranch ~700 $370K – $650K Final phases 2026 Heritage at DS ~600 $360K – $655K Active, ongoing Village Grove 531 TBD Early 2026 launch Caliterra (The Ranch) 232 $700K – $2M+ Lots spring 2026 Headwaters builder lineup: David Weekley, Toll Brothers, Taylor Morrison, Drees, Dream Finders, Ashton Woods, Newmark. Caliterra: Drees, David Weekley, Scott Felder (custom: Alkire, Atlas, LTB Design Build). Big Sky Ranch: Meritage Homes. Builder Incentives · June 2026 ## Stacked incentives — most expire June 30 or Sept 30, 2026. Effective pricing on new construction is currently 5–10% below sticker price when you factor rate buydowns, design center credits, and closing cost contributions. Builder Incentive Details Taylor Morrison $50K flex cash Effective rates as low as 2.75%; requires preferred lender Toll Brothers ~$78K in value Approximately 8% of sales price David Weekley Up to $70K 8% of contract price MUD Taxes · The Real Cost ## What the MUD actually adds at $1.00 / $100 AV. Most new-construction communities (Headwaters, Big Sky, Double L early phases) carry a Municipal Utility District assessment of $0.80–$1.50 per $100 of assessed value. No homestead exemption applies. Rates decrease over 20–30 years as bonds are paid off. Home Price Annual MUD Monthly 30-Year Total $400,000 $4,000 $333 $120,000+ $500,000 $5,000 $417 $150,000+ $600,000 $6,000 $500 $180,000+ $700,000 $7,000 $583 $210,000+ $800,000 $8,000 $667 $240,000+ Always compare total monthly cost, not sticker price: a $500K resale without MUD may cost less monthly than a $450K new build with MUD. Coming soon ## New DSISD communities breaking ground. 78620 ### Headwaters Master-Planned Freehold Communities master-plan with the new on-site Wildwood Springs Elementary (opened Aug 2025), seven national builders, and a stargazing amphitheater honoring Dripping Springs' Dark Sky designation. Schools - · Wildwood Springs Elementary (on-site) - · Dripping Springs Middle - · Dripping Springs HS Price band $500K – $1.5M+ [Profile](/dsisd/communities/headwaters) 78620 ### Double L Ranch Master-Planned The largest planned development in Dripping Springs history — 1,677 acres, 2,200+ homes at just 1.3 homes/acre, with 500 acres of planned parkland and an on-site DSISD elementary connection. Schools - · Dripping Springs Elementary (on-site planned) - · Dripping Springs Middle - · Dripping Springs HS Price band From the $600s [Profile](/dsisd/communities/double-l-ranch) 78620 ### Big Sky Ranch Master-Planned Meritage Homes master-plan on the west side of Dripping Springs — one of the most affordable entry points into DSISD new construction, with 48 acres of parkland and the shortest high school commute in the district. Schools - · Wildwood Springs Elementary - · Dripping Springs Middle - · Dripping Springs HS Price band $370K – $650K [Profile](/dsisd/communities/big-sky-ranch) DSISD Relocation Inquiry ### Get the DSISD relocation guide Tell me what matters for your family — schools, timing, budget. I'll reply within one business day with a custom DSISD shortlist. No drip campaigns. [![Nook Realty](/__l5e/assets-v1/dda766db-c01a-4d14-bb17-41cfca9bda25/nook-logo-footer.png)](/) The independent real-estate hub for families relocating into Dripping Springs ISD — built and maintained by Jennifer Ferrara, Nook Realty. Jennifer Ferrara · TX License #0736797 · Sprout Realty, ERA Powered Contact Jennifer Ferrara DSISD Relocation Specialist [(512) 994-8080](tel:+15129948080)[jennifer@nookrealtygroup.com](mailto:jennifer@nookrealtygroup.com) 2506 S Lamar Blvd Austin, TX 78704 Explore [Community Map](/dsisd/dsisd-community-map)[Schools](/dsisd/schools/dripping-springs-high-school)[New Construction](/dsisd/new-construction-dsisd)[Market Report](/dsisd/dsisd-market-report)[Rezoning 2025](/dsisd/dsisd-rezoning-2025)[DSISD vs Eanes](/dsisd/compare/dsisd-vs-eanes)[DSISD vs Lake Travis ISD](/dsisd/compare/dsisd-vs-lake-travis-isd) 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 DSISD attendance zones and rezoning information are summarized for convenience and are not guaranteed. Always verify your specific street with the Dripping Springs ISD district office before writing an offer. Listing data is obtained from the Austin Board of Realtors / ACTRIS MLS and is deemed reliable but not guaranteed. © 2026 DSISD.Homes — operated by Jennifer Ferrara, Nook Realty. Powered by Sprout Realty, ERA Powered. All rights reserved. [Visit Nook Realty →](/) [Find DSISD Homes](/dsisd/dsisd-community-map)