Dripping Springs ISD Real Estate

Dripping Springs ISD covers the Hill Country west of Austin — northern Hays County reaching into southwestern Travis — from the Belterra and Highpointe master plans with their Austin addresses, through the town of Dripping Springs itself, to the vineyard-and-ranch country around Driftwood. More than 8,600 students attend nine campuses here, every one of them currently converging on a single high school, and a second one is under construction with a 2028 horizon. Read more about Dripping Springs ISD boundaries, campuses and the split ahead below.

Homes for Sale in the Dripping Springs School District

439 Drury Lane

$549,000

Austin, TX
3 Bed, 2 Bath, 2268 Sqft, 0.25 Acres
Residential
AustinRealEstate.com

2518 W Fitzhugh Road

$15,995,000

Dripping Springs, TX
4 Bed, 5 Bath, 5375 Sqft, 186.15 Acres
Residential
Engel & Volkers Austin

418 Cattle Trail Drive

$6,999,000

Dripping Springs, TX
6 Bed, 8 Bath, 8480 Sqft, 21.3 Acres
Residential
Compass Re Texas, Llc

2560 Bell Springs Road

$6,660,000

Dripping Springs, TX
4 Bed, 6 Bath, 5391 Sqft, 46 Acres
Residential
Compass Re Texas, Llc

REDUCED

3340 Martin Road

$5,500,000

Dripping Springs, TX
4 Bed, 5 Bath, 3656 Sqft, 42.8 Acres
Residential
Buono & Associates

110 Longhorn Lane

$5,300,000

Dripping Springs, TX
5 Bed, 5 Bath, 4340 Sqft, 19.97 Acres
Residential
Compass Re Texas, Llc

14145 Bear Creek Pass

$4,495,000

Austin, TX
10 Bed, 8 Bath, 7321 Sqft, 5.48 Acres
Residential
Keller Williams Realty

REDUCED

5801 Mount Gainor Road

$4,250,000

Dripping Springs, TX
5 Bed, 3 Bath, 5400 Sqft, 39.49 Acres
Residential
Keller Williams Realty

1457 Avenida High View

$4,250,000

Driftwood, TX
4 Bed, 5 Bath, 4564 Sqft, 17.97 Acres
Residential
Moreland Properties

NEW

101 Broadwing Cove

$4,250,000

Austin, TX
5 Bed, 6 Bath, 5483 Sqft, 1.06 Acres
Residential
Christies Intl Real Estate Lone Star

101 Sundance Trail

$3,995,000

Dripping Springs, TX
8 Bed, 6 Bath, 5568 Sqft, 31.75 Acres
Residential
Compass Re Texas, Llc

REDUCED

1550 Trebled Waters Trail

$3,945,000

Driftwood, TX
6 Bed, 7 Bath, 8959 Sqft, 4.55 Acres
Residential
Friedman Real Estate, Inc.

7220 Creek Road

$3,900,000

Dripping Springs, TX
8 Bed, 11 Bath, 7159 Sqft, 15 Acres
Residential
Exp Realty, Llc

REDUCED

244 Zonetail Cove

$3,449,000

Austin, TX
5 Bed, 5 Bath, 4626 Sqft, 1.44 Acres
Residential
Compass Re Texas, Llc

3303 Fearless Treadway

$3,336,150

Round Mountain, TX
2 Bed, 3 Bath, 1623 Sqft, 44.48 Acres
Residential
Phyllis Browning Company

REDUCED

831 Polo Club Drive

$3,300,000

Austin, TX
4 Bed, 5 Bath, 5212 Sqft, 1.66 Acres
Residential
Keller Williams Realty

REDUCED

400 Medlin Creek Loop

$3,250,000

Dripping Springs, TX
4 Bed, 6 Bath, 5691 Sqft, 1.5 Acres
Residential
Magnolia Realty Austin Hill Co

REDUCED

7000 Mcgregor Lane

$3,150,000

Dripping Springs, TX
12 Bed, 12 Bath, 2148 Sqft, 46.02 Acres
Residential
Keller Williams Realty Professionals

REDUCED

25711 Hamilton Pool Road

$3,000,000

Round Mountain, TX
2 Bed, 2 Bath, 1560 Sqft, 34 Acres
Residential
Wow Properties

REDUCED

733 And 701 Dawn View

$2,998,000

Dripping Springs, TX
5 Bed, 5 Bath, 3649 Sqft, 30.72 Acres
Residential
Moreland Properties

1293 Harmon Hills Road

$2,950,000

Dripping Springs, TX
10 Bed, 8 Bath, 4983 Sqft, 10.05 Acres
Residential
Coffman Real Estate

109 Delayne Drive

$2,950,000

Austin, TX
5 Bed, 4 Bath, 4870 Sqft, 0.52 Acres
Residential
Compass Re Texas, Llc

REDUCED

Tbd Mesa Alta Lane

$2,875,000

Dripping Springs, TX
4 Bed, 4 Bath, 3916 Sqft, 8.23 Acres
Residential
Coldwell Banker Realty

481 Lionheart Way

$2,859,000

Dripping Springs, TX
4 Bed, 4 Bath, 3300 Sqft, 1.5 Acres
Residential
Den Property Group

REDUCED

7394 Creek Road

$2,849,999

Dripping Springs, TX
2 Bed, 3 Bath, 2400 Sqft, 23.63 Acres
Residential
Compass Re Texas, Llc

345 Leafdale Trail

$2,600,000

Dripping Springs, TX
5 Bed, 5 Bath, 6066 Sqft, 4.62 Acres
Residential
Nesthaven Properties

910 Plant Lady Lane

$2,599,000

Dripping Springs, TX
3 Bed, 4 Bath, 2837 Sqft, 25.52 Acres
Residential
Christies Intl Real Estate Lone Star

12932 Nutty Brown Rd

$2,590,000

Austin, TX
16 Bed, 12 Bath, 10000 Sqft, 6.28 Acres
Residential
Phyllis Browning Company

REDUCED

306 Napa Court

$2,500,000

Driftwood, TX
3 Bed, 3 Bath, 4037 Sqft, 2.96 Acres
Residential
Friedman Real Estate, Inc.

3706 Tuscany Drive

$2,500,000

Driftwood, TX
4 Bed, 5 Bath, 4569 Sqft, 3.16 Acres
Residential
Christies Intl Real Estate Lone Star

REDUCED

13901 Fm 1826

$2,500,000

Austin, TX
9 Bed, 6 Bath, 7322 Sqft, 4.99 Acres
Residential
Compass Re Texas, Llc

REDUCED

103 Victorian Oaks Lane

$2,499,000

Dripping Springs, TX
4 Bed, 4 Bath, 3670 Sqft, 3.14 Acres
Residential
Nesthaven Properties

REDUCED

14909 Fitzhugh Road B

$2,499,000

Dripping Springs, TX
4 Bed, 5 Bath, 3400 Sqft, 12.68 Acres
Residential
Moreland Properties

14036 Timberline Trail

$2,495,000

Austin, TX
4 Bed, 4 Bath, 5216 Sqft, 6.57 Acres
Residential
Stanberry Realtors

REDUCED

329 Calvary Cove

$2,490,000

Dripping Springs, TX
4 Bed, 4 Bath, 3573 Sqft, 3.83 Acres
Residential
Compass Re Texas, Llc

3409 Gatlin Creek Road

$2,400,000

Dripping Springs, TX
3 Bed, 3 Bath, 2866 Sqft, 32 Acres
Residential
Bramlett Partners

REDUCED

1525 Springlake Drive

$2,385,000

Dripping Springs, TX
3 Bed, 5 Bath, 4234 Sqft, 5.84 Acres
Residential
Bramlett Partners

REDUCED

122 Crosswater Lane

$2,299,900

Dripping Springs, TX
5 Bed, 6 Bath, 4960 Sqft, 0.42 Acres
Residential
Homesusa.com

140 Midnight Sky Drive

$2,250,000

Austin, TX
4 Bed, 6 Bath, 4900 Sqft, 3 Acres
Residential
Kw-austin Portfolio Real Estate

REDUCED

13624 Trautwein Road

$2,200,000

Austin, TX
8 Bed, 7 Bath, 4903 Sqft, 5.05 Acres
Residential
Compass Re Texas, Llc

REDUCED

333 Stallion Lane

$2,090,000

Dripping Springs, TX
4 Bed, 4 Bath, 3190 Sqft, 12.81 Acres
Residential
Keller Williams Realty

#9 Mesa Ranch Rd W Fitzhugh Road

$2,000,000

Dripping Springs, TX
5 Bed, 5 Bath, 4184 Sqft, 6.13 Acres
Residential
Christies Intl Real Estate Lone Star

214 Midnight Sky Drive

$1,999,000

Austin, TX
4 Bed, 5 Bath, 4930 Sqft, 3 Acres
Residential
Kw-austin Portfolio Real Estate

REDUCED

733 Dawn View

$1,999,000

Dripping Springs, TX
5 Bed, 5 Bath, 3649 Sqft, 15.46 Acres
Residential
Moreland Properties

REDUCED

335 Beulah Lane

$1,999,000

Dripping Springs, TX
3 Bed, 3 Bath, 3535 Sqft, 8.95 Acres
Residential
Exp Realty, Llc

REDUCED

447 Winning Colors

$1,995,000

Austin, TX
4 Bed, 5 Bath, 4447 Sqft, 9.49 Acres
Residential
Kuper Sotheby's Int'l Realty

108 Honey Locust Court

$1,995,000

Driftwood, TX
5 Bed, 6 Bath, 4387 Sqft, 2.64 Acres
Residential
Daniel Waters, Broker

REDUCED

411 Whitetail Ridge Road

$1,962,500

Dripping Springs, TX
4 Bed, 3 Bath, 2378 Sqft, 15.01 Acres
Residential
Stanberry Realtors

About the Dripping Springs School District

Where the District Is

The district runs along the US 290 West corridor and Ranch Road 12, bordered by Lake Travis ISD to the north, Austin ISD toward the northeast, Hays CISD to the east, Wimberley ISD to the south, and the Blanco and Johnson City districts to the west. Its ZIP codes tell the address story before the schools do: 78620 for Dripping Springs proper, 78737 with Austin mail on the east side, and 78619 with Driftwood mail to the south. Hamilton Pool and the Pedernales canyons sit just north, the 290 wine-and-brewery corridor threads through it, and the town styles itself the Wedding Capital of Texas with the venue count to argue it. One civic fact carries straight into homeownership: Dripping Springs was Texas's first certified Dark Sky community, and its outdoor lighting standards are part of what keeps the night sky — and part of what a buyer's exterior fixtures need to respect. The full regional picture is on our Austin area school districts page.

The housing splits by longitude. The east side is master-plan country — Belterra and Highpointe under Austin postmarks, with utility-district structures and amenity packages — giving way through Headwaters and Caliterra to the town's older streets, then to Driftwood's gated vineyard estates and finally to genuine ranchland where wells, septic systems and full rainwater-harvest homes are ordinary, not exotic. Few districts run the whole spectrum from HOA pool complex to off-grid water in twenty minutes of driving.

Schools in the District

Dripping Springs ISD operates six elementary schools, two middle schools and, for now, one high school — and the campus addresses themselves teach this district's central lesson. Rooster Springs Elementary sits at 1001 Belterra Drive with an Austin address, inside the master plan it serves; Sycamore Springs Elementary and Sycamore Springs Middle share a Sawyer Ranch Road campus, also Austin-addressed; Cypress Springs Elementary carries a Driftwood address on Darden Hill Road; and Dripping Springs Elementary, Walnut Springs Elementary and Dripping Springs Middle hold the town itself, near Dripping Springs High School on Highway 290. Wildwood Springs Elementary, opened in 2025 on 64 acres in the Headwaters community, rounds out the six — named, like nearly every campus here, for an actual spring in the surrounding hills, a convention the district has now extended to its biggest project yet. The full roster and maps live on the district's website.

Two enrollment doors beyond the zone map are worth knowing. The district runs an annual Pre-K lottery, and — unusually for a district this sought by its own residents — it opened out-of-district transfer applications in spring 2026 for students in grades K-6 living elsewhere in Texas, with details on its enrollment page. Both are year-by-year programs with their own windows and rules.

How the Feeder Pattern Works

The district publishes its chains plainly, which makes this easy to say and easy to verify. The Belterra-side trio — Rooster Springs, Sycamore Springs and Cypress Springs elementaries — feeds Sycamore Springs Middle School; the town-side trio of Dripping Springs, Walnut Springs and Wildwood Springs elementaries feeds Dripping Springs Middle School; and both middle schools feed Dripping Springs High School, so today the high school answer is settled at the district line. These zones are also current-generation: the district redrew its elementary and middle maps effective 2025-26 when Wildwood Springs opened and Sycamore Springs Middle expanded from 850 to 1,200 seats, with a grandfathering process for rezoned students — one more reason pre-2025 maps and neighbor lore are unreliable here. The district's attendance-zone page carries the maps — check it against the specific address, because the next section explains why every chain on this page carries a 2028 asterisk.

Communities in Dripping Springs ISD

The inventory falls into distinct belts, east to west:

• Belterra and Highpointe — the Austin-addressed master plans on the district's east side, with a district campus inside Belterra itself
• Headwaters, Caliterra and the 290 corridor — the newer Dripping Springs-addressed master plans
• Dripping Springs — the town proper, from Mercer Street's old blocks to the close-in subdivisions
• Driftwood — the vineyard, venue and estate country to the south
• The Ranch Road 12 and western reaches — acreage, ranches and rainwater country toward the Blanco County line

Boundaries, Driftwood Springs High School and Change

The single-high-school era here has an end date, and the buildout toward it is the district's whole recent story. The May 2023 bond — $223.7 million — built Wildwood Springs Elementary and funded the second high school's design; then in May 2025 voters approved a $402.3 million two-proposition package with more than 70 percent support — $399.7 million for construction and campus work plus a technology proposition — and ground broke in November 2025. The campus now has a name that keeps the family convention while planting a flag on the district's south side: Driftwood Springs High School, a 2,500-seat comprehensive campus rising on the Darden Hill side, on schedule per the district to open for the 2028-29 school year, with roughly $299 million of the bond dedicated to it.

The same program is reworking what exists. Dripping Springs High School begins a $51.1 million renovation this summer — mechanical systems, the library, and a new collaborative innovation lab — Rooster Springs Elementary gets its own renovation, and the district is using portable buildings where needed to manage capacity in the meantime, which tells you honestly how full the current campuses run. What has not happened yet is the decision that matters most to buyers: no attendance boundary between Dripping Springs High and Driftwood Springs High has been drawn. Until the rezoning process produces one — expect it as the opening approaches — nobody can say which neighborhoods shift, and "zoned to Dripping Springs High" is a statement with a posted shelf life for part of this district.

For Buyers

Read the postmarks the way the campuses do. Belterra, Highpointe and their neighbors carry Austin addresses and sit squarely in Dripping Springs ISD — the district's own elementary sits on Belterra Drive under Austin mail — while the Driftwood side carries its own postmark inside the same district. Neither an Austin nor a Driftwood envelope tells you the district; the MLS district field and the zone map do.

Price the 2028 split the way Lake Travis and Hutto buyers have learned to. Today every address here feeds one high school; in two years some will feed Driftwood Springs instead, along a line that does not yet exist. If the high school is part of the price, ask where the rezoning process stands the week you write the offer — and remember both campuses will be Dripping Springs ISD either way, so the question is logistics and preference, never a reason for anyone to steer you.

Match the due diligence to the longitude. The eastern master plans carry utility-district taxes, HOA structures and amenity fees that vary by section; the town runs conventional services; and west and south you enter well, septic and rainwater country, where water systems are a primary inspection item and some homes run entirely on collected rain. Add the Dark Sky lighting standards to the exterior checklist anywhere in the city's reach. Two same-price homes here can differ in monthly cost and in what maintaining them even means.

And read the district median as a mix report. Master-plan new construction on one end and estate and ranch sales on the other move the number with the blend, not the market. Community-level comparables are the ones that mean something, and we are happy to pull them properly.

Finally, verify your own address — against the district's zone maps today and the new high school's boundary when it exists, including any general description, this one included. When you want the Hill Country walked properly, our Dripping Springs Realtors are a note away.

By: Jim Olenbush
Area information last updated: August 2026