For the twelve months ending October 15, 2026, homes in Arrowhead Ranch in Dripping Springs sold at $226 a square foot, against $239 the year before. In my read, that makes the median sale price a weak guide to what the space is worth. Only a handful of homes closed in the latest three months, which is why I read the twelve. In my read, the nearest competition for an Arrowhead Ranch home is another resale.
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 covers Arrowhead Ranch only. What the Dripping Springs market as a whole means for a seller is on Selling in Dripping Springs, TX? What to know from Heritage to Driftwood.
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.
Price per square foot is the first number I read. In Arrowhead Ranch it fell, from $239 in the twelve months before to $226 over the past twelve months.
The median sale price went the other way, $630,000 over the past twelve months against $595,000 in the twelve months before. In my read, a higher median beside a lower price per square foot can mean a different mix of homes sold, so the median alone would overstate what the space is worth.
The past twelve months closed 21 homes and the twelve before closed 20, a similar base for both readings.
Table 1. Arrowhead Ranch sales in each period. Each row stands on its own. Source: Unlock MLS.
| Period | Sold | Median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| 90 days ending October 15, 2026 | 6 | $620,000 | 70 days | 97.5% | $222 |
| Same 90 days, 2025 (July 18, 2025 to October 15, 2025) | 5 | $615,000 | 36 days | 94.6% | $244 |
| Twelve months ending October 15, 2026 | 21 | $630,000 | 45 days | 96.4% | $226 |
| Prior twelve months (October 16, 2024 to October 15, 2025) | 20 | $595,000 | 38 days | 95.1% | $239 |
Only 6 homes closed in Arrowhead Ranch in the latest three months, so the quarter is too small to carry a reading and I use the twelve months instead.
Over the twelve months, homes closed at 96.4% of original asking. That reads balanced for Arrowhead Ranch overall, and a price point changes which market a home is in. Months of inventory, the time it would take to sell what is listed if nothing new arrived, is 2.3 on the same basis. That is tighter than a balanced reading usually carries, because only a few homes are listed at a time.
A typical home took 45 days to reach a contract across the twelve months.
The latest three months took 70 days against 36 in the same three months last year, from a handful of sales each time, and in my read that is too little to call a trend. How days to contract separate a quick sale from a slow one is on Why does a Dripping Springs listing sit? Check it against the homes around it.
Table 2. Arrowhead Ranch compared with the Austin metro. Sales are from the 90 days ending October 15, 2026; homes for sale are as of October 16, 2026. “Failed to sell” means the listing expired or was withdrawn without selling. Source: Unlock MLS.
| Measure | Arrowhead Ranch | Austin metro |
|---|---|---|
| Homes sold | 6 | 8,186 |
| Median sale price | $620,000 | $405,000 |
| Median days on market | 70 days | 56 days |
| What homes sold for relative to their initial asking price | 97.5% | 94.3% |
| Price per square foot (median) | $222 | $204 |
| Homes for sale | 4 | 16,289 |
| Months of supply | 2.0 | 6.0 |
| Buyer’s or seller’s market | seller’s market | balanced |
| Listings that failed to sell | 3 | 5,425 |
| Share of listings that failed to sell | 33.3% | 39.9% |
| Active under contract | 0 | 1,416 |
| Pending | 0 | 2,034 |
| New listings in the last 90 days | 3 | 12,212 |
| Homes for sale priced below their original asking price | 2 (50.0%) | 58.9% |
No price range in Arrowhead Ranch had enough sales in the last three months to carry its own table, so this page reads the neighborhood as a whole.
Four homes are for sale in Arrowhead Ranch as of this week, and two of them are priced below their original asking. None is under contract or pending.
The MLS shows no builder listings in Arrowhead Ranch, and none of the homes that closed in the last three months was a new build. Every one of them was built between 2015 and 2024. A buyer who tours your home here is most likely comparing it with another resale, and the builders who do list elsewhere in town are on Is your Dripping Springs buyer touring David Weekley Homes or M/I Homes next?
Arrowhead Ranch sold for less per square foot than the town. Over the twelve months it was $226, against $250 for Dripping Springs overall.
On sale price against original asking it ran ahead. Arrowhead Ranch closed at 96.4% over the twelve months, against 94.4% for the town, and both read balanced for their own geography.
Table 3. Arrowhead Ranch beside Dripping Springs as a whole, 90 days and twelve months ending October 15, 2026. Source: Unlock MLS.
| Measure | Arrowhead Ranch, 90 days | Dripping Springs, 90 days | Arrowhead Ranch, twelve months | Dripping Springs, twelve months |
|---|---|---|---|---|
| Homes sold | 6 | 153 | 21 | 696 |
| Median sale price | $620,000 | $630,000 | $630,000 | $646,500 |
| Median days on market | 70 days | 62 days | 45 days | 53 days |
| Share of original asking price | 97.5% | 93.8% | 96.4% | 94.4% |
| Price per square foot (median) | $222 | $242 | $226 | $250 |
The MLS records Arrowhead Ranch in phases, and the phases differ in age. The table below lists the main group beside its numbered phases and the 50’s, so the nearest comparison for your home is often its own phase. The town-wide picture is on Selling in Dripping Springs, TX? What to know from Heritage to Driftwood.
Table 4. Arrowhead Ranch 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 |
|---|---|---|---|---|
| Arrowhead Ranch | 7 | $660,000 | 2020 | 1 |
| Arrowhead Ranch Ph 1 | 6 | $647,000 | 2017 | 1 |
| Arrowhead Ranch Ph 4 | 5 | $610,000 | 2022 | 1 |
| Arrowhead Ranch Ph 3 | 2 | n/a | n/a | 1 |
| Arrowhead Ranch 50’s | 1 | n/a | n/a | 0 |
Timing is the subject of Sell your Dripping Springs home now, or wait? What a year of sales shows. What a buyer will pay once a lender weighs in is the subject of Does your Dripping Springs appraisal tell you what a buyer will pay? Every town figure sits in the tables on Dripping Springs housing market by ZIP: how far apart are 78620 and 78619?
These figures describe the MLS subdivision named Arrowhead Ranch, and your home decides how well they fit. Run your address and I will show where your phase sits.
Arrowhead Ranch has no builder listings, so the comparison a buyer draws is between resales, and a home in Ph 1 can sit beside one in Ph 4 with a different build year on the same afternoon.
For your house: when a buyer weighs it against the four homes now for sale, which of them looks like the better value to them, and what would make yours the one they choose?
If you worry a higher median price is hiding what your own home would bring, start by seeing which homes it would be compared with. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for Arrowhead Ranch 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).
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 homes closest to yours, what recent Arrowhead Ranch 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.
