For the three months ending October 15, 2026, Dripping Springs reads as a buyer’s market, with homes closing at 93.8% of original asking. Over the twelve months ending that day it reads balanced. Both readings are for the town overall, and a price point changes which market a home is in.
Sources: Unlock MLS, pulled October 16, 2026.
The figures on this page describe the public side of this market, the sales that were listed in the MLS. Above $1M in the Austin area, a large share of sales are never listed there and never appear online.
Those sales trade on a broker-to-broker private network, and I am a participating broker. Only the agents and brokers who do most of the business at this price point use it, and a surprising number of agents do not know it exists because they do not sell in this range. It covers homes, lots, ranches and condos priced over $1M, and much of it is waterfront or in the Austin core, West Austin, Westlake and Rollingwood, where prices run past $1.5M.
Sellers and their brokers use it for privacy: no public photos or floor plans, and no showings to buyers who have not been qualified.
Contact me for off-market private luxury listings you will never see online
40 Dripping Springs homeowners have trusted my real estate team to sell their home in the MLS, and that count doesn’t include a single buyer we’ve represented. Everything on this page comes from the same MLS record we used to price those homes.
Every number on this page is also broken out in the tables on Dripping Springs housing market by ZIP: how far apart are 78620 and 78619?
Last updated October 16, 2026. Sales data covers the 90 days ending October 15, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 16, 2026.
Dripping Springs is a buyer’s market over the last three months, with homes closing at 93.8% of their original asking price. That is the reading for the town overall by the rule I use, and a price point changes which market a home is in.
The town overall reads balanced on the past twelve months, with homes closing at 94.4% of original asking against 93.8% in the last three months.
Inventory is a little tighter than the metro’s, 5.7 months in Dripping Springs against 6.0 for Austin. Months of inventory means how long it would take to sell every home on the market if no new ones came on.
The town figures count the MLS cities of Dripping Springs and Driftwood. The chart below sets the town and its two ZIP codes beside the metro, and the price ranges are tabled on Dripping Springs housing market by ZIP: how far apart are 78620 and 78619?
The gap between the two ZIP codes is wide. 78620 does most of the town’s selling, and its busiest communities, Heritage and Big Sky Ranch, are builder neighborhoods where the typical home that sold was newly built.
78619 is a different market.
The typical home that sold there went for $1,075,000 and took 102 days to reach a contract.
Only 17 homes closed in 78619 in the last three months, so I read it as a small sample. Its busiest communities, Creek of Driftwood, Rim Rock and La Ventana, each closed a handful of homes over the past twelve months.
78619 reads as a buyer’s market for the ZIP overall, in line with the town, while 78620 reads balanced for the ZIP overall. A price point changes which market a home is in.
Every figure for the two ZIP codes is on Dripping Springs housing market by ZIP: how far apart are 78620 and 78619?
Builders have 69 homes for sale in Dripping Springs, which is 23.9% of everything listed. David Weekley Homes and M/I Homes list the most.
On the sales side, 39.2% of the homes that closed in the last three months were new builds, by the proxy the MLS allows: flagged as new construction, or built in 2025 or later with a builder on the record.
Which builders sit in which communities, and at which prices, is on Is your Dripping Springs buyer touring David Weekley Homes or M/I Homes next?
The median sale price was $646,500 over the past twelve months, against $656,000 in the twelve months before, a small step down.
Volume held level over the year, 696 closings against 692.
The direction on price per square foot, which I weigh first, is on Sell your Dripping Springs home now, or wait? What a year of sales shows.
The biggest risk is pricing against homes a buyer has already watched come down. Most homes for sale in Dripping Springs are priced below where they started, so your first number gets read beside theirs.
The second is reading the town number for a home that sits in a different price range.
The $1,000,000 to $1,249,999 range reads as a buyer’s market for that range, like the town.
So does the $1,250,000 to $1,499,999 range.
The $600,000 to $649,999 range reads as a seller’s market for that range, so a home there is in a different market from the town.
Every range is laid out on Dripping Springs housing market by ZIP: how far apart are 78620 and 78619?
The third is the wait. This is a slow market, and some listings never get out of it. Why a listing stalls is on Why does a Dripping Springs listing sit? Check it against the homes around it.
Start with whichever question is bothering you most. If it is timing, read Sell your Dripping Springs home now, or wait? What a year of sales shows. If it is the builders down the road, read Is your Dripping Springs buyer touring David Weekley Homes or M/I Homes next? If it is what a buyer will actually pay, read Does your Dripping Springs appraisal tell you what a buyer will pay?
Every exact figure is tabled on Dripping Springs housing market by ZIP: how far apart are 78620 and 78619?
The town reads as a buyer’s market, and your price range and your street decide how closely that fits. Run your address to see your part of Dripping Springs.
Between Heritage and Driftwood sit two ZIP codes, a handful of builder communities and price ranges whose readings run from seller’s market to buyer’s market, each for that range. The town number cannot tell you which of them is yours.
So the question for your home: who else is for sale at the price you have in mind, and what would make a buyer choose yours?
If you worry your home would be one of the many that cut their price after listing, start by seeing who else is for sale at your price. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Dripping Springs arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 40 homes sold by Watters International Realty in Dripping Springs (Unlock MLS, all time).
Chris Watters’s position, stated September 9, 2026. WIR does not forecast prices; the figures on this page are one period’s measurements.
There is pent-up demand in the market. Tons of buyers on the sidelines not purchasing. This is because there is a lack of alignment between the sellers’ personal wants and what a buyer can afford. Affordability has been severely impacted because of interest rates. Interest rates and home prices move in opposite directions in most instances. However, unlike Wall Street, the market is not that fluid. But in reality, it should be.
You can see that gap in the listings. Most of the homes for sale in Dripping Springs are priced below where they started.
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. This page is based on Unlock MLS data analyzed on October 16, 2026. 40 homes sold by Watters International Realty in Dripping Springs (Unlock MLS, all time).
Primary records used: Unlock MLS (ACTRIS) listing and closing records via MLS Grid for Residential properties in the MLS cities of Dripping Springs and Driftwood and in ZIP codes 78620 and 78619; the Hays Central Appraisal District holds the record for any specific parcel. Known unknowns: WIR’s New Construction Inventory sheet carried no rows for Dripping Springs builders or communities when it was read, so this page publishes no builder price range, incentive or rate; Dripping Springs has no neighborhood pages yet; and the MLS does not record why an individual listing failed to sell.
You get the competing listings near you, what recent Dripping Springs sales show, and a walkthrough before any pricing talk.
Contact me for off-market private luxury listings you will never see online.
No obligation. The report arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
