As of October 16, 2026, builders hold 23.9% of the homes for sale in Dripping Springs, so the neighbor’s resale is still the competition in most of town. David Weekley Homes and M/I Homes list the most, and builders crowd into some price ranges while missing from others. In my read, the range you sit in decides who your buyer tours after you.
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.
What these numbers mean if you are selling is on Selling in Dripping Springs, TX? What to know from Heritage to Driftwood, and 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.
David Weekley Homes has the most builder listings in Dripping Springs, with M/I Homes close behind and Taylor Morrison third.
The MLS shows 21 builder names in all, listing 69 homes between them.
Each builder asks in its own stretch. M/I Homes starts at $349,990 and Perry Homes starts at $1,149,900, so the builder your buyer compares you with depends on your price.
Table 1 lists the builders with the most listings.
Table 1. Builder listings in Dripping Springs by builder name on the MLS record, as of October 16, 2026; 69 builder listings of 289 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| David Weekley Homes | 15 | $674,990 to $1,199,000 | $750,000 |
| M/I Homes | 13 | $349,990 to $634,990 | $399,990 |
| Taylor Morrison | 8 | $365,990 to $646,290 | $552,512 |
| Perry Homes | 5 | $1,149,900 to $1,299,900 | $1,249,900 |
| Meritage Homes | 5 | $420,990 to $574,990 | $539,990 |
| Tri Pointe Homes | 4 | $424,174 to $574,400 | $562,404 |
| Ashton Woods | 2 | $494,938 to $539,561 | $517,250 |
| Drees Custom Homes | 2 | $1,599,900 to $2,299,900 | $1,949,900 |
| Aced Custom Homes | 1 | $1,499,999 to $1,499,999 | $1,499,999 |
| Cd Real Estate Investments | 1 | $385,000 to $385,000 | $385,000 |
Builder listings ask a median $646,290 and resale listings ask a median $887,000. Those medians describe two different mixes of homes, so they say little about what any one house is worth. That question is on Does your Dripping Springs appraisal tell you what a buyer will pay?
Heritage closed more homes than any other community in the past twelve months, with Big Sky Ranch second and Cannon Ranch third. The typical home that sold in all three was newly built, and Heritage also has the most homes for sale of any community in the table, 17 right now.
Table 2. Dripping Springs subdivisions by closings in the twelve months ending October 15, 2026, with the median build year of what sold and the count for sale as of October 16, 2026. Source: Unlock MLS.
| Subdivision (MLS name) | Sold, twelve months | Median sale price | Median build year | For sale |
|---|---|---|---|---|
| Heritage | 86 | $453,652 | 2026 | 17 |
| Big Sky Ranch | 58 | $464,490 | 2025 | 5 |
| Cannon Ranch | 22 | $447,966 | 2025 | 2 |
| Headwaters | 15 | $690,000 | 2025 | 3 |
| Caliterra | 12 | $815,000 | 2023 | 2 |
| Headwaters at Barton Creek | 11 | $718,000 | 2026 | 15 |
| Sunset Canyon Sec V | 11 | $815,000 | 1994 | 1 |
| Headwaters At Barton Creek Ph 1 | 10 | $647,500 | 2018 | 2 |
| Cannon Ranch Ph 2 | 8 | $442,375 | 2026 | 1 |
| Arrowhead Ranch | 7 | $660,000 | 2020 | 1 |
Headwaters at Barton Creek has more homes for sale than it sold: 15 on the market against 11 closings.
Sunset Canyon Sec V is the other kind of community. The typical home that sold there was built in 1994 and just one is for sale, so in my read a buyer there compares resales with resales.
In 78619 the busiest communities close a handful of homes a year, with Creek of Driftwood the busiest at 5, so a seller there has few sold neighbors to point to.
Builders are in some price ranges and missing from others. Table 3 shows the new builds for sale in each range that had at least 10 sales in the last three months.
Table 3. Dripping Springs homes by price range. Sales are from the 90 days ending October 15, 2026; homes for sale are as of October 16, 2026. A range is a seller’s market when homes sell for at least 97% of their original asking price, balanced from 94% to 97%, and a buyer’s market below 94%. Each reading is for that price range only; a different price point changes which market a home is in. Only price ranges with at least 10 sales in the last 90 days are shown. Source: Unlock MLS.
| Price range | Sold | Median sale price | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| $400,000 to $449,999 | 12 | $403,990 | 17 | 10 | 13 | 4.2 | balanced |
| $450,000 to $499,999 | 21 | $450,000 | 19 | 4 | 13 | 2.7 | balanced |
| $500,000 to $549,999 | 17 | $475,000 | 18 | 6 | 10 | 3.2 | buyer’s market |
| $600,000 to $649,999 | 13 | $599,850 | 12 | 4 | 5 | 2.8 | seller’s market |
| $650,000 to $699,999 | 10 | $639,500 | 10 | 0 | 6 | 3.0 | balanced |
| $800,000 to $899,999 | 10 | $824,995 | 25 | 5 | 10 | 7.5 | balanced |
| $1,000,000 to $1,249,999 | 13 | $1,005,000 | 26 | 2 | 17 | 6.0 | buyer’s market |
| $1,250,000 to $1,499,999 | 14 | $1,222,500 | 30 | 8 | 21 | 6.4 | buyer’s market |
Builders hold most of the homes for sale in the $400,000 to $449,999 range.
The $650,000 to $699,999 range has no new builds for sale at all, so a seller there is up against other resales.
Above $1,000,000 the builders are a small part of the listings, and Perry Homes asks a median $1,249,900 there.
Builders list in both, and they hold more of the homes for sale in 78620 than in 78619.
In 78620 they hold 25.7% of the homes for sale.
In 78619 they hold 14.9%.
Creek of Driftwood is the builder community there, with four homes for sale. A seller in 78619 meets fewer new homes on a tour and has fewer sold neighbors to point to, which is a different problem from the one in 78620.
Both ZIP rows are tabled on Dripping Springs housing market by ZIP: how far apart are 78620 and 78619?
Resale sellers have 220 homes on the market, asking a median $887,000.
Price cuts show on 119 of those listings and on 54 of the builder listings, so both sides are coming down from where they started. When the house next on a buyer’s list has already dropped its price, your first price has to hold up beside it. Whether that changes your timing is on Sell your Dripping Springs home now, or wait? What a year of sales shows.
In my read, a resale wins on the day a buyer can move in. The MLS condition field includes homes still under construction or to be built, so some builder listings cannot hand over keys yet, and a move-in ready resale has a timing edge on those.
Where no builder is listing, the neighbor’s resale is the competition and the first price does the work. How fast each kind of home goes under contract is on Why does a Dripping Springs listing sit? Check it against the homes around it.
That depends on your price and your part of town, and an address tells us more than the averages do. If that is you, the fastest way to know is to run your address.
How long the homes around you take to sell is on Why does a Dripping Springs listing sit? Check it against the homes around it.
Dripping Springs has builders in some price ranges and none in others, so the list of homes a buyer weighs against yours changes with your number.
For your house: at the price you would list at, which homes would a buyer walk through the same afternoon, and what does yours show them that those do not?
If you worry a buyer will tour a finished new home right after yours, start by seeing which homes sit beside yours 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’s position, WIR positions library, approved September 9, 2026.
Know the exact house your buyer will tour the same afternoon as yours, by community, by price. Most sellers price against the neighbor’s resale.
In Dripping Springs the neighbor’s resale is still most of what your buyer sees. In the price ranges where builders cluster, that changes.
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).
You get the competing listings near you, who is building where, 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.
