--- title: "Dripping Springs Acreage & Lifestyle | Custom Homes, Ranc..." description: "A curated guide to Dripping Springs acreage homes, custom estates, ranch properties, breweries, wineries, trails, and dark skies — with Sunset Canyon as the ..." 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": "$$$", "address": { "@type": "PostalAddress", "addressLocality": "Dripping Springs", "addressRegion": "TX", "postalCode": "78620", "addressCountry": "US" }, "areaServed": [ { "@type": "City", "name": "Dripping Springs", "address": { "@type": "PostalAddress", "addressRegion": "TX" } }, { "@type": "City", "name": "Driftwood", "address": { "@type": "PostalAddress", "addressRegion": "TX" } }, { "@type": "City", "name": "Wimberley", "address": { "@type": "PostalAddress", "addressRegion": "TX" } }, { "@type": "City", "name": "Austin", "address": { "@type": "PostalAddress", "addressRegion": "TX" } }, { "@type": "AdministrativeArea", "name": "Hays County, TX" } ], "knowsAbout": [ "Dripping Springs ISD", "Belterra", "Highpointe", "Caliterra", "Headwaters", "Parten Ranch", "Reunion Ranch", "Saratoga Hills", "Sunset Canyon", "Rim Rock", "La Ventana", "Howard Ranch", "Texas Hill Country luxury real estate" ] }, [ { "@context": "https://schema.org", "@type": [ "RealEstateAgent", "LocalBusiness" ], "name": "Jennifer Ferrara — Dripping Springs Acreage & Lifestyle Specialist, Nook Realty", "url": "https://drippingsprings.lovable.app/dsisd", "email": "jennifer@nookrealtygroup.com", "telephone": "+1-512-994-8080", "address": { "@type": "PostalAddress", "addressLocality": "Dripping Springs", "addressRegion": "TX", "postalCode": "78620", "addressCountry": "US" }, "areaServed": [ "Dripping Springs TX", "Driftwood TX", "Austin TX 78737", "Hays County TX" ], "priceRange": "$$$", "knowsAbout": [ "Dripping Springs acreage", "Sunset Canyon", "Rim Rock Driftwood", "La Ventana", "Bunker Ranch", "Hill Country custom homes", "Hamilton Pool Preserve", "Jester King Brewery" ] }, { "@context": "https://schema.org", "@type": "FAQPage", "mainEntity": [ { "@type": "Question", "name": "Is Dripping Springs ISD a good school district?", "acceptedAnswer": { "@type": "Answer", "text": "Yes. DSISD holds a TEA rating of B (89/100, +3 points YoY), Niche grade A — ranked #24 in Texas and #1 in Hays County. Every rated campus scores at least 87 of 100, with five of eight earning TEA A. Graduation rate is 97-98% (vs. 92.8% statewide), roughly 93% of graduates attend college, and the student-teacher ratio is 16:1. It is one of the primary reasons families relocate to the 78737, 78620, and Driftwood 78619 markets." } }, { "@type": "Question", "name": "What neighborhoods feed into Dripping Springs ISD?", "acceptedAnswer": { "@type": "Answer", "text": "The largest DSISD-zoned master-planned communities are Belterra, Highpointe, Parten Ranch, and Reunion Ranch in 78737, plus Caliterra, Headwaters (Wildwood Springs Elementary on-site), Arrowhead Ranch, Big Sky Ranch, and the new Double L Ranch in 78620. Estate / acreage communities include Sunset Canyon, Sawyer Ranch, Bunker Ranch Estates, Founder's Ridge, Heritage Oaks, Butler Ranch Estates, and Legacy Trails. In 78619 (Driftwood), La Ventana and surrounding acreage feed DSISD." } }, { "@type": "Question", "name": "Which Austin zip codes go to Dripping Springs schools?", "acceptedAnswer": { "@type": "Answer", "text": "DSISD primarily serves three zip codes: 78620 (Dripping Springs proper), 78737 (the southwest Austin / Belterra corridor), and 78619 (Driftwood). Always verify the specific street with the DSISD attendance zone lookup before writing an offer — boundaries can split within a single neighborhood." } }, { "@type": "Question", "name": "Did Dripping Springs ISD rezone recently and which neighborhoods were affected?", "acceptedAnswer": { "@type": "Answer", "text": "DSISD has actively rebalanced attendance zones to accommodate Wildwood Springs Elementary (opened on-site at Headwaters in August 2025) and the future Driftwood Springs High School on Darden Hill Road, opening 2028-29. Reunion Ranch and Highpointe are the neighborhoods most likely to be rezoned to the new HS based on geography; Belterra and Caliterra could go either way. See the rezoning page for the current map." } }, { "@type": "Question", "name": "What is the new Driftwood Springs High School?", "acceptedAnswer": { "@type": "Answer", "text": "Driftwood Springs HS is DSISD's second comprehensive high school — a $298.8M, 506,000 sq ft, 2,500-student campus on Darden Hill Road adjacent to Cypress Springs Elementary. Groundbreaking was April 13, 2026; it opens for the 2028-29 school year. It was funded by the $402.3M bond approved in May 2025 with ~70% voter support." } }, { "@type": "Question", "name": "How does DSISD compare to Eanes and Lake Travis ISD?", "acceptedAnswer": { "@type": "Answer", "text": "DSISD scores TEA 89, just 1 point below Lake Travis (90) and 5 below Eanes (94). At a ~$575K median, DSISD is roughly $150K less than Lake Travis and $1.3M less than Eanes — about 2.3x the school quality per dollar versus Eanes. Compared to Hays CISD ($375K median, TEA 80), DSISD carries a 62% price premium backed by a 9-point TEA gap and 25-point STAAR reading advantage." } }, { "@type": "Question", "name": "What is a MUD tax and how much does it add?", "acceptedAnswer": { "@type": "Answer", "text": "A Municipal Utility District tax funds water, sewer, and drainage infrastructure in newer developments. Most new DSISD master-plans (Headwaters $0.90/$100 AV, Big Sky $0.80–$1.20, Double L early phases up to $1.50) carry a MUD. At $1.00 per $100 of value, a $600K home pays an extra $6,000/year — about $500/month, $180,000+ over 30 years. No homestead exemption applies to MUD taxes. Rates decrease over 20–30 years as bonds are paid off." } }, { "@type": "Question", "name": "What is the Dripping Springs housing market doing right now?", "acceptedAnswer": { "@type": "Answer", "text": "Dripping Springs is in a buyer's market by every measurable standard. As of Q2 2026: median home price $575,750, 4.9 months of inventory, 93.2% sale-to-list ratio, 63.5% of listings have price cuts, and 0% of homes sold above asking in April 2026. Prices have corrected 15–24% from the 2022 peak ($750K), returning to roughly 2021 levels. Builder incentives of $50K–$78K from Taylor Morrison, Toll Brothers, and David Weekley add another 5–10% in effective discount on new construction." } }, { "@type": "Question", "name": "Is Dripping Springs a Dark Sky Community?", "acceptedAnswer": { "@type": "Answer", "text": "Yes. Dripping Springs was designated in 2014 as the first International Dark Sky Community in Texas. All exterior lighting must be shielded and directed downward. Residents can see the Milky Way from their backyards on clear nights — Headwaters even has a purpose-built stargazing amphitheater." } }, { "@type": "Question", "name": "Do I need a well and septic system?", "acceptedAnswer": { "@type": "Answer", "text": "It depends on the property. Master-planned communities (Belterra, Headwaters, Caliterra, Highpointe) have municipal water and sewer. Acreage and estate communities (La Ventana, Sunset Canyon, Sawyer Ranch, Butler Ranch Estates) typically rely on private wells and septic systems. During the option period (10–14 days minimum for well/septic properties), conduct a four-hour sustained flow test, independent water quality testing ($300–$600), and a septic inspection." } }, { "@type": "Question", "name": "What is the total tax burden in Dripping Springs?", "acceptedAnswer": { "@type": "Answer", "text": "DSISD school district tax is $1.1052 per $100 AV (proposed FY26-27: $1.061, a 4-cent decrease). A $600K home inside Dripping Springs city limits with no MUD pays roughly $10,916/year total — the lowest of any comparable area at this price point. Add $3,000–$4,000/year if the property is in a MUD district. The 2026 homestead exemption is $140,000 of taxable value off the school district portion." } }, { "@type": "Question", "name": "Is Dripping Springs a good investment for rental property?", "acceptedAnswer": { "@type": "Answer", "text": "It's a long-term appreciation and lifestyle play, not a cash flow market. Cap rates run 2.41% at the $575K median and 1.36% at $800K. 3BR homes rent for $2,300–$3,200/month and 4BR for $3,100–$3,875, with vacancy at 3.5–4.1%. Cash-on-cash returns are negative at current mortgage rates. The DSISD school premium and builder incentive window favor owner-occupants, not investors seeking cash flow." } }, { "@type": "Question", "name": "What's the wine, brewery, and distillery scene like?", "acceptedAnswer": { "@type": "Answer", "text": "30+ wineries, distilleries, and breweries operate within a 15–20 mile corridor. Highlights: Deep Eddy Vodka, Treaty Oak Distilling (28-acre ranch), Driftwood Estate Winery (Wine Spectator's 10 Best), Duchman Family Winery (Italian varietals), Jester King Brewery (internationally recognized farmhouse), and Vista Brewing (panoramic farm brewery). Dripping Springs is the unofficial 'Wedding Capital of Texas' for a reason — it's a destination weekend market." } }, { "@type": "Question", "name": "Where do families eat in Dripping Springs?", "acceptedAnswer": { "@type": "Answer", "text": "Top everyday spots: Pieous (pizza & house-smoked pastrami), Homespun Kitchen (farm-to-table, 300+ whiskey options), Salt Lick BBQ (legendary brisket, BYOB, cash-only), Rolling in Thyme (famous rosemary sea salt chocolate chip cookie), Mazama Coffee (house-roasted), League Kitchen at Belterra Village, and Tillie's at Camp Lucy (upscale American on a 289-acre resort)." } }, { "@type": "Question", "name": "How do I find out which school my address is zoned to?", "acceptedAnswer": { "@type": "Answer", "text": "Use the official DSISD attendance zone lookup on dsisdtx.us — enter your street address and it returns the assigned elementary, middle, and high school. Boundaries can split within a single neighborhood, so always verify the specific street before writing an offer. As a landmark reference, Sprouts Farmers Market on Highway 290 is a common orientation point families use to gauge distance to campuses." } }, { "@type": "Question", "name": "Is the district too crowded from growth?", "acceptedAnswer": { "@type": "Answer", "text": "Enrollment is around 8,800 today and DSISD is actively building capacity ahead of demand — Wildwood Springs Elementary opened in August 2025 (850 students) and Driftwood Springs High School opens 2028-29 (2,500 capacity). Student-to-teacher ratio is 15:1, well below the state average. The $402.3M bond is funding additional expansion and renovations to DSHS." } }, { "@type": "Question", "name": "Which elementary school is highest rated?", "acceptedAnswer": { "@type": "Answer", "text": "Rooster Springs Elementary (TEA A, top 5% of Texas elementaries, GreatSchools 9/10) is the top-rated by TEA and STAAR performance and anchors Belterra, Highpointe, and Parten. Walnut Springs Elementary carries the highest Niche grade in the district (A+) and anchors Caliterra. Both are exceptional — the choice is really about which community fits." } }, { "@type": "Question", "name": "What's the difference between the two middle schools?", "acceptedAnswer": { "@type": "Answer", "text": "Sycamore Springs Middle (TEA A, GreatSchools 9/10) serves the 78737 corridor — Belterra, Highpointe, Parten, Reunion Ranch — and pairs with Rooster Springs Elementary as the strongest combined feeder in DSISD. Dripping Springs Middle (TEA B 89, GreatSchools 7/10) serves the 78620 master-plans — Caliterra, Headwaters, Big Sky Ranch, Arrowhead Ranch — with deeper walk/bike access to downtown Dripping Springs and a broader extracurricular bench." } }, { "@type": "Question", "name": "Are there options under $400K in DSISD?", "acceptedAnswer": { "@type": "Answer", "text": "Yes, but the inventory is limited. Big Sky Ranch (Meritage Homes) starts at ~$370K and is the most reliable new-construction entry point under $400K. On the resale side, early-phase Belterra homes from 2007–2012 occasionally list in the high $300s to low $400s but typically need $30K–$60K in updates. Estate and acreage communities generally start higher." } }, { "@type": "Question", "name": "How does DSISD compare to Lake Travis or Austin ISD?", "acceptedAnswer": { "@type": "Answer", "text": "DSISD (TEA 89) is one point behind Lake Travis (TEA 90) and above Austin ISD's district-wide average, at a meaningfully lower price point — median $575K in DSISD vs. ~$725K in Lake Travis and mixed Austin ISD numbers. AISD includes many top-ranked magnet campuses but also lower-performing zones; DSISD offers consistent quality across every campus rather than variation by attendance zone." } } ] } ] ] --- 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) ![Hill Country estate home on acreage in Dripping Springs at twilight](/__l5e/assets-v1/710b5d8b-499e-4600-b247-65a9cf963570/hero-dusk-home.png) Dripping Springs · Driftwood · Hill Country # Live where Austin opens into the Hill Country. A curated guide to acreage homes, custom estates, ranch properties, modern Hill Country architecture, breweries, wineries, trails, dark skies, and the communities that define the Dripping Springs lifestyle — from Sunset Canyon and Rim Rock to La Ventana, Bunker Ranch, Caliterra, Highpointe, Belterra, Parten, Reunion Ranch, and Key Ranch at the Polo Club. [Explore acreage homes](/dsisd/communities) [Get a Buyer Briefing](/contact) Land & Privacy 1 – 25+ acres Private drives, guest houses, room for horses, workshops, gardens Nature Close By 5 min Hamilton Pool · Reimers Ranch · Pedernales Falls · Westcave Craft Beverage 30+ Jester King · Vista · Treaty Oak · Driftwood Estate · Duchman First in Texas Dark Sky International Dark Sky Community · shielded lighting · Milky Way The Lifestyle Promise ## Not just more space. A different rhythm. ### Land & privacy Acre lots, private drives, guest houses, workshops, gardens, pools, wells, septic — room for animals or hobby ranching. ### Architecture & design Modern farmhouse, Hill Country contemporary, limestone, steel, glass, wood beams, courtyard pools, detached studios, casitas, outdoor kitchens. ### Nature close by Hamilton Pool Preserve, Milton Reimers Ranch, Pedernales Falls, Westcave, Charro Ranch, and Dripping Springs Ranch Park — limestone bluffs, canyons, springs, oak and madrone groves. ### Craft beverage culture Jester King, Ghost Note, Fitzhugh Brewing, Vista Brewing, Bell Springs, Hawk's Shadow, Solaro, Duchman, Fall Creek, Treaty Oak, Dripping Springs Distilling. ### Dark skies & quiet nights First city in Texas designated an International Dark Sky Community. Shielded lighting, quiet nights, and the Milky Way from your own porch. ### Room for horses & hobbies Equestrian easements, stables, arenas, and 5 – 25+ acre legacy tracts around the Polo Club and along the Fitzhugh corridor. [The full acreage lifestyle guide](/dsisd/acreage-lifestyle) Featured · The Anchor ## Start with Sunset Canyon. Understand the full Dripping Springs map by starting with its anchor acreage neighborhood — canyon topography, mature live oaks, 1+ acre wooded lots, wells and septic, custom homes across four decades of vintages. This is the classic Dripping Springs address, and the doorway into everything else on this site — from Rim Rock and La Ventana across the Driftwood side to the ranch corridor along Fitzhugh Road. [Sunset Canyon profile](/dsisd/communities/sunset-canyon) 78620 ### Sunset Canyon Acreage The anchor acreage neighborhood of Dripping Springs — mature oaks, canyon topography, custom homes on 1+ acre lots with well and septic. The classic Hill Country address. Schools - · Walnut Springs Elementary - · Dripping Springs Middle - · Dripping Springs HS Price band $700K – $2M+ [Profile](/dsisd/communities/sunset-canyon) The Full Dripping Springs Map ## Every acreage, estate, and master-planned community worth knowing. Sunset Canyon · Rim Rock · La Ventana · Bunker Ranch · Caliterra · Headwaters · Belterra · Highpointe · Skyridge · Parten · Reunion Ranch · Friendship Ranch · Key Ranch at the Polo Club · Big Sky Ranch · Double L Ranch · Arrowhead Ranch · and the Fitzhugh / Bell Springs / Hamilton Pool ranch corridor. Every profile lists lot character, builders, amenities, HOA / MUD notes, and price band. 78620 ### Sunset Canyon Acreage The anchor acreage neighborhood of Dripping Springs — mature oaks, canyon topography, custom homes on 1+ acre lots with well and septic. The classic Hill Country address. Schools - · Walnut Springs Elementary - · Dripping Springs Middle - · Dripping Springs HS Price band $700K – $2M+ [Profile](/dsisd/communities/sunset-canyon) 78619 ### Rim Rock Acreage Driftwood acreage community — polished custom and semi-custom homes on 1 – 5 acre lots with wide spacing, Hill Country views, and easy reach of the Driftwood wine and dining corridor. Schools - · Cypress Springs Elementary - · Sycamore Springs Middle - · Dripping Springs HS Price band $900K – $2.5M [Profile](/dsisd/communities/rim-rock) 78619 ### La Ventana / Preserve at La Ventana Gated Estate Gated Driftwood acreage estate community with observatory, equestrian center, fitness, pool, tennis, and 3+ acre lots — luxury Hill Country ranch living with amenities. Schools - · Cypress Springs Elementary - · Sycamore Springs Middle - · Dripping Springs HS Price band $1.2M – $4M+ [Profile](/dsisd/communities/la-ventana) 78620 ### Bunker Ranch Gated Estate Gated custom-home community on FM 150 minutes from downtown Dripping Springs — 1+ acre lots, curated builder list, walkable to Mercer Street. Schools - · Walnut Springs Elementary - · Dripping Springs Middle - · Dripping Springs HS Price band $1.1M – $2.8M [Profile](/dsisd/communities/bunker-ranch) 78620 ### Caliterra Master-Planned Brookfield Residential master-plan on Onion Creek — 600 acres with 300 acres of preserved greenspace, two miles from downtown Dripping Springs, feeding Walnut Springs Elementary (TEA A / Niche A+). Schools - · Walnut Springs Elementary - · Dripping Springs Middle - · Dripping Springs HS Price band $500K – $2M+ [Profile](/dsisd/communities/caliterra) 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) 78737 ### Belterra Master-Planned The largest and most established DSISD master-plan — 2,100+ homes since 2007 on 1,600 acres with Rooster Springs Elementary on-site and the 93-acre Belterra Village retail center next door. Schools - · Rooster Springs Elementary - · Sycamore Springs Middle - · Dripping Springs HS Price band $400K – $1.2M [Profile](/dsisd/communities/belterra) 78737 ### Highpointe Master-Planned Gated 78737 master-plan with a hilltop amenity center, tennis, and larger lot sizes than most 1826-corridor communities. Schools - · Rooster Springs Elementary - · Sycamore Springs Middle - · Dripping Springs HS Price band $700K – $2.4M [Profile](/dsisd/communities/highpointe) 78620 ### Skyridge Master-Planned Milestone Community Builders master-plan west of Dripping Springs — Hill Country hilltop lots, resort pool, trails, and views. Schools - · Walnut Springs Elementary - · Dripping Springs Middle - · Dripping Springs HS Price band $500K – $900K [Profile](/dsisd/communities/skyridge) 78737 ### Parten Master-Planned Master-planned 78737 community on FM 1826 — larger acreage-style homesites feeding the Rooster Springs → Sycamore Springs Middle → DSHS pattern. Schools - · Rooster Springs Elementary - · Sycamore Springs Middle - · Dripping Springs HS Price band $650K – $1.6M [Profile](/dsisd/communities/parten) 78737 ### Reunion Ranch Master-Planned 800-acre community with the largest homesites among established DSISD master-plans (0.5 – 1+ acres), feeding Cypress Springs Elementary and Sycamore Springs Middle — both TEA A. Schools - · Cypress Springs Elementary - · Sycamore Springs Middle - · Dripping Springs HS Price band $700K – $1M+ [Profile](/dsisd/communities/reunion-ranch) 78737 ### Friendship Ranch Acreage Low-density acreage community on the east side of Dripping Springs — 2 – 5 acre custom lots, room for horses, quick access to Austin via 290. Schools - · Cypress Springs Elementary - · Sycamore Springs Middle - · Dripping Springs HS Price band $1M – $2.5M [Profile](/dsisd/communities/friendship-ranch) 78620 ### Key Ranch at the Polo Club Equestrian Equestrian estate community adjacent to the Austin Polo Club — legacy ranch lots, stables, arenas, and gated luxury for horse buyers. Schools - · Walnut Springs Elementary - · Dripping Springs Middle - · Dripping Springs HS Price band $2M – $8M+ [Profile](/dsisd/communities/key-ranch-polo-club) 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) 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 ### Arrowhead Ranch Master-Planned 78620 master-plan west of downtown Dripping Springs — walkable trails, family-scale homesites, and Wildwood Springs / Dripping Springs Middle feeder. Schools - · Wildwood Springs Elementary - · Dripping Springs Middle - · Dripping Springs HS Price band $450K – $900K [Profile](/dsisd/communities/arrowhead-ranch) 78620 ### Fitzhugh · Bell Springs · Hamilton Pool Corridor Ranch Corridor Not a single subdivision — the acreage corridor along Fitzhugh, Bell Springs, and Hamilton Pool Road where private ranch homes sit next door to Jester King, Ghost Note, Vista Brewing, Duchman, and Hamilton Pool Preserve. Schools - · Verify by street · DSISD zoned Price band $1M – $6M+ [Profile](/dsisd/communities/fitzhugh-bell-springs-corridor) [ Breweries, Wineries & Dining ### Jester King. Vista. Treaty Oak. The Fitzhugh beer corridor, the Driftwood wine trail, downtown Mercer Street, and destination dining from Tillie's to Salt Lick. Explore ](/dsisd/breweries-wineries-dining)[ Nature & Trails ### Hamilton Pool. Reimers. Pedernales Falls. Limestone canyons, waterfalls, 18+ miles of trails at Reimers, world-class rock climbing, and Milky-Way nights under Dark Sky protection. Explore ](/dsisd/nature-trails)[ Acreage Lifestyle ### Wells. Septic. Views. Barns. What to inspect, what to verify, what a modern Hill Country custom actually costs — and how to buy acreage without regret. Explore ](/dsisd/acreage-lifestyle) FAQ · Dripping Springs Real Estate ## What acreage buyers ask first. ### Is Dripping Springs ISD a good school district? Yes. DSISD holds a TEA rating of B (89/100, +3 points YoY), Niche grade A — ranked #24 in Texas and #1 in Hays County. Every rated campus scores at least 87 of 100, with five of eight earning TEA A. Graduation rate is 97-98% (vs. 92.8% statewide), roughly 93% of graduates attend college, and the student-teacher ratio is 16:1. It is one of the primary reasons families relocate to the 78737, 78620, and Driftwood 78619 markets. ### What neighborhoods feed into Dripping Springs ISD? The largest DSISD-zoned master-planned communities are Belterra, Highpointe, Parten Ranch, and Reunion Ranch in 78737, plus Caliterra, Headwaters (Wildwood Springs Elementary on-site), Arrowhead Ranch, Big Sky Ranch, and the new Double L Ranch in 78620. Estate / acreage communities include Sunset Canyon, Sawyer Ranch, Bunker Ranch Estates, Founder's Ridge, Heritage Oaks, Butler Ranch Estates, and Legacy Trails. In 78619 (Driftwood), La Ventana and surrounding acreage feed DSISD. ### Which Austin zip codes go to Dripping Springs schools? DSISD primarily serves three zip codes: 78620 (Dripping Springs proper), 78737 (the southwest Austin / Belterra corridor), and 78619 (Driftwood). Always verify the specific street with the DSISD attendance zone lookup before writing an offer — boundaries can split within a single neighborhood. ### Did Dripping Springs ISD rezone recently and which neighborhoods were affected? DSISD has actively rebalanced attendance zones to accommodate Wildwood Springs Elementary (opened on-site at Headwaters in August 2025) and the future Driftwood Springs High School on Darden Hill Road, opening 2028-29. Reunion Ranch and Highpointe are the neighborhoods most likely to be rezoned to the new HS based on geography; Belterra and Caliterra could go either way. See the rezoning page for the current map. ### What is the new Driftwood Springs High School? Driftwood Springs HS is DSISD's second comprehensive high school — a $298.8M, 506,000 sq ft, 2,500-student campus on Darden Hill Road adjacent to Cypress Springs Elementary. Groundbreaking was April 13, 2026; it opens for the 2028-29 school year. It was funded by the $402.3M bond approved in May 2025 with ~70% voter support. ### How does DSISD compare to Eanes and Lake Travis ISD? DSISD scores TEA 89, just 1 point below Lake Travis (90) and 5 below Eanes (94). At a ~$575K median, DSISD is roughly $150K less than Lake Travis and $1.3M less than Eanes — about 2.3x the school quality per dollar versus Eanes. Compared to Hays CISD ($375K median, TEA 80), DSISD carries a 62% price premium backed by a 9-point TEA gap and 25-point STAAR reading advantage. ### What is a MUD tax and how much does it add? A Municipal Utility District tax funds water, sewer, and drainage infrastructure in newer developments. Most new DSISD master-plans (Headwaters $0.90/$100 AV, Big Sky $0.80–$1.20, Double L early phases up to $1.50) carry a MUD. At $1.00 per $100 of value, a $600K home pays an extra $6,000/year — about $500/month, $180,000+ over 30 years. No homestead exemption applies to MUD taxes. Rates decrease over 20–30 years as bonds are paid off. ### What is the Dripping Springs housing market doing right now? Dripping Springs is in a buyer's market by every measurable standard. As of Q2 2026: median home price $575,750, 4.9 months of inventory, 93.2% sale-to-list ratio, 63.5% of listings have price cuts, and 0% of homes sold above asking in April 2026. Prices have corrected 15–24% from the 2022 peak ($750K), returning to roughly 2021 levels. Builder incentives of $50K–$78K from Taylor Morrison, Toll Brothers, and David Weekley add another 5–10% in effective discount on new construction. ### Is Dripping Springs a Dark Sky Community? Yes. Dripping Springs was designated in 2014 as the first International Dark Sky Community in Texas. All exterior lighting must be shielded and directed downward. Residents can see the Milky Way from their backyards on clear nights — Headwaters even has a purpose-built stargazing amphitheater. ### Do I need a well and septic system? It depends on the property. Master-planned communities (Belterra, Headwaters, Caliterra, Highpointe) have municipal water and sewer. Acreage and estate communities (La Ventana, Sunset Canyon, Sawyer Ranch, Butler Ranch Estates) typically rely on private wells and septic systems. During the option period (10–14 days minimum for well/septic properties), conduct a four-hour sustained flow test, independent water quality testing ($300–$600), and a septic inspection. ### What is the total tax burden in Dripping Springs? DSISD school district tax is $1.1052 per $100 AV (proposed FY26-27: $1.061, a 4-cent decrease). A $600K home inside Dripping Springs city limits with no MUD pays roughly $10,916/year total — the lowest of any comparable area at this price point. Add $3,000–$4,000/year if the property is in a MUD district. The 2026 homestead exemption is $140,000 of taxable value off the school district portion. ### Is Dripping Springs a good investment for rental property? It's a long-term appreciation and lifestyle play, not a cash flow market. Cap rates run 2.41% at the $575K median and 1.36% at $800K. 3BR homes rent for $2,300–$3,200/month and 4BR for $3,100–$3,875, with vacancy at 3.5–4.1%. Cash-on-cash returns are negative at current mortgage rates. The DSISD school premium and builder incentive window favor owner-occupants, not investors seeking cash flow. ### What's the wine, brewery, and distillery scene like? 30+ wineries, distilleries, and breweries operate within a 15–20 mile corridor. Highlights: Deep Eddy Vodka, Treaty Oak Distilling (28-acre ranch), Driftwood Estate Winery (Wine Spectator's 10 Best), Duchman Family Winery (Italian varietals), Jester King Brewery (internationally recognized farmhouse), and Vista Brewing (panoramic farm brewery). Dripping Springs is the unofficial 'Wedding Capital of Texas' for a reason — it's a destination weekend market. ### Where do families eat in Dripping Springs? Top everyday spots: Pieous (pizza & house-smoked pastrami), Homespun Kitchen (farm-to-table, 300+ whiskey options), Salt Lick BBQ (legendary brisket, BYOB, cash-only), Rolling in Thyme (famous rosemary sea salt chocolate chip cookie), Mazama Coffee (house-roasted), League Kitchen at Belterra Village, and Tillie's at Camp Lucy (upscale American on a 289-acre resort). ### How do I find out which school my address is zoned to? Use the official DSISD attendance zone lookup on dsisdtx.us — enter your street address and it returns the assigned elementary, middle, and high school. Boundaries can split within a single neighborhood, so always verify the specific street before writing an offer. As a landmark reference, Sprouts Farmers Market on Highway 290 is a common orientation point families use to gauge distance to campuses. ### Is the district too crowded from growth? Enrollment is around 8,800 today and DSISD is actively building capacity ahead of demand — Wildwood Springs Elementary opened in August 2025 (850 students) and Driftwood Springs High School opens 2028-29 (2,500 capacity). Student-to-teacher ratio is 15:1, well below the state average. The $402.3M bond is funding additional expansion and renovations to DSHS. ### Which elementary school is highest rated? Rooster Springs Elementary (TEA A, top 5% of Texas elementaries, GreatSchools 9/10) is the top-rated by TEA and STAAR performance and anchors Belterra, Highpointe, and Parten. Walnut Springs Elementary carries the highest Niche grade in the district (A+) and anchors Caliterra. Both are exceptional — the choice is really about which community fits. ### What's the difference between the two middle schools? Sycamore Springs Middle (TEA A, GreatSchools 9/10) serves the 78737 corridor — Belterra, Highpointe, Parten, Reunion Ranch — and pairs with Rooster Springs Elementary as the strongest combined feeder in DSISD. Dripping Springs Middle (TEA B 89, GreatSchools 7/10) serves the 78620 master-plans — Caliterra, Headwaters, Big Sky Ranch, Arrowhead Ranch — with deeper walk/bike access to downtown Dripping Springs and a broader extracurricular bench. ### Are there options under $400K in DSISD? Yes, but the inventory is limited. Big Sky Ranch (Meritage Homes) starts at ~$370K and is the most reliable new-construction entry point under $400K. On the resale side, early-phase Belterra homes from 2007–2012 occasionally list in the high $300s to low $400s but typically need $30K–$60K in updates. Estate and acreage communities generally start higher. ### How does DSISD compare to Lake Travis or Austin ISD? DSISD (TEA 89) is one point behind Lake Travis (TEA 90) and above Austin ISD's district-wide average, at a meaningfully lower price point — median $575K in DSISD vs. ~$725K in Lake Travis and mixed Austin ISD numbers. AISD includes many top-ranked magnet campuses but also lower-performing zones; DSISD offers consistent quality across every campus rather than variation by attendance zone. 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. 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