Headwaters Homes for Sale

Headwaters is the master-planned community whose name is literal: 1,335 acres at the upper reaches of Barton Creek on Highway 290 at Dripping Springs' east approach, planned around the watershed with more than 1,000 acres kept as open space — and, since 2025, home to the district's newest elementary school inside the community itself. Read more about Headwaters homes, schools and what to check before you buy below.

Headwaters MLS Listings

REDUCED

298 Smoke Tree Circle

$1,169,700

Dripping Springs, TX
5 Bed, 5 Bath, 4501 Sqft, 0.35 Acres
Residential
Coldwell Banker Realty

REDUCED

302 Silver Sage Court

$1,150,000

Dripping Springs, TX
4 Bed, 5 Bath, 4584 Sqft, 0.23 Acres
Residential
David Weekley Homes

REDUCED

246 Silver Sage Court

$1,100,000

Dripping Springs, TX
4 Bed, 5 Bath, 3583 Sqft, 0.25 Acres
Residential
David Weekley Homes

1621 Headwaters Boulevard

$960,129

Dripping Springs, TX
4 Bed, 4 Bath, 3201 Sqft, 0.29 Acres
Residential
New Home Now

REDUCED

202 Smoke Tree Circle

$899,000

Dripping Springs, TX
5 Bed, 5 Bath, 3632 Sqft, 0.3 Acres
Residential
Compass Re Texas, Llc

REDUCED

684 Iron Willow Loop

$795,000

Dripping Springs, TX
5 Bed, 4 Bath, 3073 Sqft, 0.16 Acres
Residential
David Weekley Homes

NEW

854 Iron Willow Loop

$790,663

Dripping Springs, TX
4 Bed, 4 Bath, 2700 Sqft, 0.14 Acres
Residential
David Weekley Homes

1010 Iron Willow Loop

$785,000

Dripping Springs, TX
5 Bed, 4 Bath, 3026 Sqft, 0.19 Acres
Residential
David Weekley Homes

REDUCED

1825 Hazy Hills Loop

$729,500

Dripping Springs, TX
4 Bed, 3 Bath, 3114 Sqft, 0.19 Acres
Residential
Nesthaven Properties

REDUCED

1062 Iron Willow Loop

$715,000

Dripping Springs, TX
4 Bed, 4 Bath, 2618 Sqft, 0.14 Acres
Residential
David Weekley Homes

1202 Sage Thrasher Circle

$715,000

Dripping Springs, TX
4 Bed, 3 Bath, 2589 Sqft, 0.14 Acres
Residential
Central Metro Realty

NEW

1942 Headwaters Boulevard

$700,000

Dripping Springs, TX
4 Bed, 3 Bath, 2484 Sqft, 0.24 Acres
Residential
Sundrip Realty

NEW

464 Crimson Sky Court

$699,900

Dripping Springs, TX
4 Bed, 4 Bath, 3125 Sqft, 0.23 Acres
Residential
Compass Re Texas, Llc

1491 Hazy Hills Loop

$699,000

Dripping Springs, TX
3 Bed, 3 Bath, 2418 Sqft, 0.24 Acres
Residential
Ranches And Rivers Realty

REDUCED

1166 Sage Thrasher Circle

$695,000

Dripping Springs, TX
5 Bed, 4 Bath, 3339 Sqft, 0.17 Acres
Residential
Keller Williams Realty

REDUCED

632 Sage Thrasher Circle

$695,000

Dripping Springs, TX
5 Bed, 2 Bath, 2618 Sqft, 0.14 Acres
Residential
David Weekley Homes

REDUCED

520 Hazy Hills Loop

$665,000

Dripping Springs, TX
5 Bed, 4 Bath, 2939 Sqft, 0.2 Acres
Residential
Keller Williams - Lake Travis

REDUCED

237 Moonlit Stream Pass

$625,000

Dripping Springs, TX
4 Bed, 3 Bath, 2847 Sqft, 0.16 Acres
Residential
Compass Re Texas, Llc.

NEW

724 Dayridge Drive

$625,000

Dripping Springs, TX
4 Bed, 3 Bath, 2653 Sqft, 0.21 Acres
Residential
Violet Crown Realty

REDUCED

1102 Sage Thrasher Circle

$624,900

Dripping Springs, TX
4 Bed, 4 Bath, 2683 Sqft, 0.14 Acres
Residential
Compass Re Texas, Llc

REDUCED

127 Moonlit Stream Pass

$599,000

Dripping Springs, TX
4 Bed, 3 Bath, 2779 Sqft, 0.14 Acres
Residential
Compass Re Texas, Llc

REDUCED

576 Sage Thrasher Circle

$567,000

Dripping Springs, TX
3 Bed, 3 Bath, 2198 Sqft, 0.14 Acres
Residential
Compass Re Texas, Llc

REDUCED

363 Crimson Sky Court

$549,000

Dripping Springs, TX
3 Bed, 2 Bath, 1871 Sqft, 0.19 Acres
Residential
Lpt Realty, Llc

Headwaters Lifestyle

The land plan came first here, and it shows. The community preserves five hilltops and the creek corridors, limits impervious cover so rainwater soaks in rather than runs off, and backs homes to greenbelt throughout, with about eight miles of trails connecting the neighborhoods to Headwaters Park on the north side and down toward Barton Creek itself. The amenity core, HW Central on Headwaters Boulevard, carries a split-level resort pool with a waterfall, a fitness center, and The Hub — a coffee bar and co-working space with Hill Country views — while a lifestyle director keeps a genuine calendar running through the seasons. The most distinctive spot is Homestead Park: a protected hilltop holding the partially deconstructed remains of the Townes family's century-old ranch house, its stone masonry left exposed beside a croquet lawn, an event space and a star-gazing amphitheater — an amenity list with an actual sense of place, and one that fits a town that made Dark Sky lighting a civic standard.

The housing is the corridor's newest establishment. Headwaters delivered through the late 2010s and early 2020s in a contemporary-farmhouse vein — one- and two-story plans generally in the 2,400-to-3,500-square-foot range, several builders' work now aging into a young resale market — with greenbelt backings and hilltop views carrying the premiums. Depending on timing, remaining new releases and young resales can share the market, which matters for due diligence below.

Headwaters Schools

Headwaters sits in Dripping Springs ISD, and the school story here is the freshest in the corridor. The district acquired a 64-acre site inside the community in 2020, and Wildwood Springs Elementary opened on it in August 2025 — an 850-student PreK-5 campus, named like its district siblings for an actual spring in the surrounding hills, with Headwaters first on the district's published list of the neighborhoods it serves. On the current map the chain runs from Wildwood Springs to Dripping Springs Middle School and Dripping Springs High School. Two cautions keep it honest: the zones are the 2025-26 generation, drawn districtwide around this very campus's opening with a grandfathering process, so confirm the specific street on the district's attendance-zone maps rather than assuming the whole community moves as one; and the district's second high school, Driftwood Springs High School, is targeted for 2028-29 with the boundary between the two high schools not yet drawn — so the high school answer past that opening does not exist yet. Both campuses will be Dripping Springs ISD either way; the full district picture is on our Dripping Springs ISD page.

Headwaters Info

The identity follows the town rather than the corridor's Austin-mail pattern: Dripping Springs addresses in 78620, Hays County ground, Dripping Springs ISD schools. The watershed-first design carries practical weight beyond the views — the community's design guidelines and impervious-cover limits are part of what a buyer inherits, worth reading before planning the pool, the addition or the casita, and the creek-corridor and greenbelt lots earn the standard floodplain-map check, priced calmly rather than feared.

Carrying costs run the corridor's familiar layers: association dues plus any district assessments attached to the section, so the full tax-and-dues picture belongs to the specific lot. Where new releases and young resales share the market, so do two kinds of homework — builder-warranty and completion questions on one side, first-owner-updates and systems questions on the other — and with a community this size trading modest numbers of homes at a time, community-level price statistics swing on a handful of closings. Street-level comparables are the numbers worth reading, and we are happy to pull them properly.

Buyers weighing the corridor usually cross-shop Caliterra on the creek south of town and Belterra toward Austin, and the wider area is covered on our Dripping Springs page.

To be connected with one of our Austin Realtors specializing in the Headwaters area, please contact us.

Community information last updated: August 2026