As of October 16, 2026, builder listings, all from David Weekley Homes, are 75.0% of the homes for sale in Headwaters at Barton Creek in Dripping Springs, so a resale there is priced against a builder first. In my read, that is the comparison a buyer makes. The past year read balanced at 96.2% of original asking for Headwaters at Barton Creek 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 Headwaters at Barton Creek 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.
David Weekley Homes is the only builder name on the MLS listings in Headwaters at Barton Creek, and its listings are three of every four homes for sale. They ask from $674,990 to $1,199,000.
Table 1. Builder listings in Headwaters at Barton Creek by builder name on the MLS record, as of October 16, 2026; 15 builder listings of 20 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| David Weekley Homes | 15 | $674,990 to $1,199,000 | $750,000 |
Nearly all of those builder listings have come down from their original asking, and so have four of the five resales.
The resale listings have been on the market a median 178 days so far, against 24 for the builder houses. In my read, a resale that opens at the builder’s price has to hold it against a house that has not been lived in.
The builders listing in other parts of town are on Is your Dripping Springs buyer touring David Weekley Homes or M/I Homes next?
Some buyers are choosing them. New builds were 44.4% of the homes that closed in the last three months, counting a sale as a new build under the same MLS markers I use on every page.
The rest were resales. The MLS records the subdivision in groups, and the main group is new, with a median build year of 2026.
Ph 1 and Ph 2 are older, so the age of your home decides which group it is compared with.
Table 2. Headwaters at Barton Creek 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 |
|---|---|---|---|---|
| Headwaters at Barton Creek | 11 | $718,000 | 2026 | 15 |
| Headwaters At Barton Creek Ph 1 | 10 | $647,500 | 2018 | 2 |
| Headwaters At Barton Creek Ph 2 | 6 | $642,500 | 2021 | 1 |
| Headwaters At Barton Creek Ph 4 Sec 3 | 4 | n/a | n/a | 0 |
| Headwaters At Barton Creek Ph 4 Sec 4 | 3 | n/a | n/a | 1 |
| Headwaters At Barton Creek Ph 5 Sec 2 | 2 | n/a | n/a | 0 |
| Headwaters At Barton Creek Ph 5 Sec 1 | 2 | n/a | n/a | 1 |
| Headwaters At Barton Creek | 1 | n/a | n/a | 0 |
| Headwaters At Barton Creek | 1 | n/a | n/a | 0 |
In the pipeline, 1 home is active under contract and 3 are pending, so some buyers have already picked a house here.
Only 9 homes closed in the last three months, so I read the past twelve months, where 40 closed and homes sold at 96.2% of original asking. That reads balanced for Headwaters at Barton Creek overall, and a price point changes which market a home is in.
Supply, counted as months of inventory, is 6.0 on the same basis, and it agrees with a balanced reading. The latest three months closed at 89.9% of original asking, against 96.2% over the twelve months, but on 9 closings I do not lean on that gap.
Table 3. Headwaters at Barton Creek 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 | Headwaters at Barton Creek | Austin metro |
|---|---|---|
| Homes sold | 9 | 8,186 |
| Median sale price | $674,000 | $405,000 |
| Median days on market | 59 days | 56 days |
| What homes sold for relative to their initial asking price | 89.9% | 94.3% |
| Price per square foot (median) | $232 | $204 |
| Homes for sale | 20 | 16,289 |
| Months of supply | 6.7 | 6.0 |
| Buyer’s or seller’s market | buyer’s market | balanced |
| Listings that failed to sell | 7 | 5,425 |
| Share of listings that failed to sell | 43.8% | 39.9% |
| Active under contract | 1 | 1,416 |
| Pending | 3 | 2,034 |
| New listings in the last 90 days | 17 | 12,212 |
| Homes for sale priced below their original asking price | 18 (90.0%) | 58.9% |
Price per square foot was $236 over the twelve months, against $245 in the twelve months before. The median sale price was $660,000 against $680,000.
Closings were 40 against 53 across the two twelve-month periods. Three-month closings were 9 against 8 a year ago.
Table 4. Headwaters at Barton Creek 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 | 9 | $674,000 | 59 days | 89.9% | $232 |
| Same 90 days, 2025 (July 18, 2025 to October 15, 2025) | 8 | $689,072 | 82 days | 90.8% | $240 |
| Twelve months ending October 15, 2026 | 40 | $660,000 | 67 days | 96.2% | $236 |
| Prior twelve months (October 16, 2024 to October 15, 2025) | 53 | $680,000 | 102 days | 93.3% | $245 |
No price range closed enough homes in the last three months to carry a table, so I read the ranges on the twelve months, each for that range alone.
The $700,000 to $799,999 range carries the most homes for sale, and nearly all of them are builder listings. Taken alone, that range is a buyer’s market.
Homes in the $650,000 to $699,999 range closed at a balanced pace of asking, again for that range alone.
Below both sits the $600,000 to $649,999 range, a seller’s market for that range, so a home there is in a different market from the one above it.
The town-wide picture is on Selling in Dripping Springs, TX? What to know from Heritage to Driftwood.
Table 5. Headwaters at Barton Creek beside Dripping Springs as a whole, 90 days and twelve months ending October 15, 2026. Source: Unlock MLS.
| Measure | Headwaters at Barton Creek, 90 days | Dripping Springs, 90 days | Headwaters at Barton Creek, twelve months | Dripping Springs, twelve months |
|---|---|---|---|---|
| Homes sold | 9 | 153 | 40 | 696 |
| Median sale price | $674,000 | $630,000 | $660,000 | $646,500 |
| Median days on market | 59 days | 62 days | 67 days | 53 days |
| Share of original asking price | 89.9% | 93.8% | 96.2% | 94.4% |
| Price per square foot (median) | $232 | $242 | $236 | $250 |
A seller whose home is already listed and quiet should start with Why does a Dripping Springs listing sit? Check it against the homes around it. A seller deciding on a price should start with Does your Dripping Springs appraisal tell you what a buyer will pay?
The numbers here are for Headwaters at Barton Creek as the MLS names it. Your price range and your group decide how well they match, and running your address shows which group your home falls in.
Headwaters at Barton Creek is a neighborhood where one builder, David Weekley Homes, lists most of what a buyer can see, and the resales have been on the market longer. In my read, a buyer starts from the builder’s price and works back to yours.
For your house: if a buyer tours a David Weekley Homes house in the morning and yours in the afternoon, what in yours is worth more to them at your price?
If you worry a builder’s price will set yours, start by seeing which houses a buyer would compare yours with. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for Headwaters at Barton Creek 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 Headwaters at Barton Creek 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.
