Big Sky Ranch in Dripping Springs closed 78 homes in the twelve months ending October 15, 2026, against 33 in the twelve months before. In my read, a resale there is priced against the Meritage Homes listings as much as against its neighbors. The neighborhood reads balanced 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 covers Big Sky 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.
New builds took most of the sales. They were 61.9% of the homes that closed in the last three months and 61.5% over the past twelve months, by the proxy the MLS allows: flagged as new construction, or built in 2025 or later with a builder on the record.
The resales are the smaller group. A seller with a house built between 2015 and 2024 is selling into a pool where most recent buyers chose a home that was brand new. The typical home that closed in the last three months had 2,585 square feet of living area.
The MLS records Big Sky Ranch by phase, and the phases differ in age. The main group has a median build year of 2025, which is where the new construction sits, while Ph 1 is older.
Table 1. Big Sky 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 |
|---|---|---|---|---|
| Big Sky Ranch | 58 | $464,490 | 2025 | 5 |
| Big Sky Ranch Ph 1 At Dripping Spgs | 7 | $450,000 | 2020 | 3 |
| Big Sky Ranch Ph 3 At Dripping Spgs | 5 | $490,000 | 2023 | 2 |
| Big Sky Ranch Ph 2 At Dripping Spgs | 4 | n/a | n/a | 1 |
| Big Sky Ranch Ph 1 | 1 | n/a | n/a | 0 |
| Big Sky Ranch Phase 2 At Dripping Spring | 1 | n/a | n/a | 0 |
| Big Sky Ranch Ph 4 At Dripping Spgs | 1 | n/a | n/a | 0 |
| Big Sky Ranch Ph One At Dripping Spgs | 1 | n/a | n/a | 0 |
Eleven homes are for sale in Big Sky Ranch as of October 16, 2026, and Meritage Homes is the only builder name among them. Its listings are nearly half of what is for sale.
The other homes are resales, and three of those six are priced below where they started.
Buyers are choosing here too. The pipeline shows 2 homes active under contract and 3 pending, so offers are being accepted in Big Sky Ranch today.
Table 2. Builder listings in Big Sky Ranch by builder name on the MLS record, as of October 16, 2026; 5 builder listings of 11 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Meritage Homes | 5 | $420,990 to $574,990 | $539,990 |
The builders listing elsewhere in town, and where, are on Is your Dripping Springs buyer touring David Weekley Homes or M/I Homes next?
Price per square foot was level over the past year, $192 in the twelve months ending October 15, 2026 and $192 in the twelve months before.
The median sale price was $454,995 over the past twelve months against $420,000 in the twelve months before.
Closings were 78 over the past twelve months against 33 in the twelve months before, so the latest year rests on far more sales.
The latest quarter was $182 a square foot, and in the same three months last year it was $192. Only 9 homes closed in those three months a year ago, so I do not read a trend into the gap. What the numbers mean for your own house is on Does your Dripping Springs appraisal tell you what a buyer will pay?
Table 3. Big Sky 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 | 21 | $455,000 | 42 days | 95.5% | $182 |
| Same 90 days, 2025 (July 18, 2025 to October 15, 2025) | 9 | $375,000 | 51 days | 94.7% | $192 |
| Twelve months ending October 15, 2026 | 78 | $454,995 | 40 days | 95.3% | $192 |
| Prior twelve months (October 16, 2024 to October 15, 2025) | 33 | $420,000 | 94 days | 93.4% | $192 |
No price range in Big Sky Ranch closed enough homes in the last three months to carry its own table, so I read the ranges on the past twelve months, and each reading is for that range alone.
One range splits from the rest. The $400,000 to $449,999 range is a buyer’s market for that range, and it is also where builder listings ask in Big Sky Ranch.
Above it, the $450,000 to $499,999 and $500,000 to $549,999 ranges each read balanced for themselves.
Below it, the $350,000 to $399,999 range reads balanced as well.
Homes in Big Sky Ranch took a median 40 days to reach a contract over the twelve months, against 94 days in the twelve months before. Big Sky Ranch overall reads balanced on those twelve months, with homes closing at 95.3% of original asking, against 94.4% for Dripping Springs, and a price point changes which market a home is in. The town-wide reading is on Selling in Dripping Springs, TX? What to know from Heritage to Driftwood.
Table 4. Big Sky Ranch beside Dripping Springs as a whole, 90 days and twelve months ending October 15, 2026. Source: Unlock MLS.
| Measure | Big Sky Ranch, 90 days | Dripping Springs, 90 days | Big Sky Ranch, twelve months | Dripping Springs, twelve months |
|---|---|---|---|---|
| Homes sold | 21 | 153 | 78 | 696 |
| Median sale price | $455,000 | $630,000 | $454,995 | $646,500 |
| Median days on market | 42 days | 62 days | 40 days | 53 days |
| Share of original asking price | 95.5% | 93.8% | 95.3% | 94.4% |
| Price per square foot (median) | $182 | $242 | $192 | $250 |
These figures describe the MLS subdivision named Big Sky Ranch, and your price range and your phase decide how closely they fit. Run your address and I will place it in a phase.
Big Sky Ranch lists Meritage Homes houses and resales under one MLS subdivision name, and the builder’s asking range runs $420,990 to $574,990.
For your house: if a buyer sees yours the same afternoon as a brand new one, what in yours would make the older house the better choice?
If you worry a new build down the street will set your price for you, start by seeing which homes a buyer would compare yours with. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for Big Sky 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 Big Sky 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.
