In the three months ending October 15, 2026, every one of the 27 homes that closed in Heritage in Dripping Springs was a new build, and they closed at 90.1% of original asking, a buyer’s market for Heritage overall. In my read, a seller there prices beside the M/I Homes and Tri Pointe Homes houses now for sale. 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 Heritage 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.
Not by the MLS’s own markers. A sale counts as a new build when it carries the new-construction flag, or was built in 2025 or later by a builder, and every Heritage sale in the last three months fits that. So does every sale in the past twelve months.
The median build year for Heritage is 2026. A seller whose house is lived in has no sale of its own kind to point to, and the MLS shows no resale listings in Heritage either.
In my read, that changes what a price is built from: with no resale to anchor it, the number comes from what builders asked and what buyers paid for the new houses beside yours.
The typical sale in the last three months was $439,990, at $191 a square foot, and it came from a builder’s inventory.
M/I Homes and Tri Pointe Homes list every home for sale in Heritage as of October 16, 2026. M/I Homes has the larger share, and together they ask from $349,990 to $634,990.
Table 1. Builder listings in Heritage by builder name on the MLS record, as of October 16, 2026; 17 builder listings of 17 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| M/I Homes | 13 | $349,990 to $634,990 | $399,990 |
| Tri Pointe Homes | 4 | $424,174 to $574,400 | $562,404 |
Nearly every one of those listings has come down from its original asking.
Buyers are still choosing. The pipeline holds 4 homes active under contract and 4 pending.
A typical Heritage home took 80 days to reach a contract over the past twelve months, and 42 days in the twelve months before. The latest three months were 82 days, against 46 in the same three months last year.
The typical home that closed in the last three months had 2,289 square feet of living area.
What separates a quick sale from a slow one is on Why does a Dripping Springs listing sit? Check it against the homes around it.
Heritage reads as a buyer’s market for the neighborhood overall. Homes closed at 90.1% of original asking in the last three months and 89.8% over the past twelve, and a price point changes which market a home is in.
Months of inventory, which is how long it would take to sell every home for sale if no new ones came on, is 1.9, and it only supports the reading. A tight supply beside a buyer’s market fits a place where builders hold the stock, and in my read that is why the two disagree.
Table 2. Heritage 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 | Heritage | Austin metro |
|---|---|---|
| Homes sold | 27 | 8,186 |
| Median sale price | $439,990 | $405,000 |
| Median days on market | 82 days | 56 days |
| What homes sold for relative to their initial asking price | 90.1% | 94.3% |
| Price per square foot (median) | $191 | $204 |
| Homes for sale | 17 | 16,289 |
| Months of supply | 1.9 | 6.0 |
| Buyer’s or seller’s market | buyer’s market | balanced |
| Listings that failed to sell | 0 | 5,425 |
| Share of listings that failed to sell | 0.0% | 39.9% |
| Active under contract | 4 | 1,416 |
| Pending | 4 | 2,034 |
| New listings in the last 90 days | 18 | 12,212 |
| Homes for sale priced below their original asking price | 16 (94.1%) | 58.9% |
Price per square foot was $205 over the past twelve months, against $208 in the twelve months before. The median sale price was $453,652 against $450,924 across the same two periods.
The three-month median was $439,990, against $450,000 in the same three months last year.
Closings were 86 over the latest twelve months and 59 over the twelve before.
Table 3. Heritage 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 | 27 | $439,990 | 82 days | 90.1% | $191 |
| Same 90 days, 2025 (July 18, 2025 to October 15, 2025) | 24 | $450,000 | 46 days | 94.0% | $200 |
| Twelve months ending October 15, 2026 | 86 | $453,652 | 80 days | 89.8% | $205 |
| Prior twelve months (October 16, 2024 to October 15, 2025) | 59 | $450,924 | 42 days | 94.3% | $208 |
No price range closed ten homes in the last three months, so no range table appears. Four ranges carry enough sales over the twelve months to read, and each is a buyer’s market taken alone.
The town-wide reading, with its own ranges, is on Selling in Dripping Springs, TX? What to know from Heritage to Driftwood.
Table 4. Heritage beside Dripping Springs as a whole, 90 days and twelve months ending October 15, 2026. Source: Unlock MLS.
| Measure | Heritage, 90 days | Dripping Springs, 90 days | Heritage, twelve months | Dripping Springs, twelve months |
|---|---|---|---|---|
| Homes sold | 27 | 153 | 86 | 696 |
| Median sale price | $439,990 | $630,000 | $453,652 | $646,500 |
| Median days on market | 82 days | 62 days | 80 days | 53 days |
| Share of original asking price | 90.1% | 93.8% | 89.8% | 94.4% |
| Price per square foot (median) | $191 | $242 | $205 | $250 |
The timing question is on Sell your Dripping Springs home now, or wait? What a year of sales shows. The question of what a buyer will pay when a lender weighs in is on Does your Dripping Springs appraisal tell you what a buyer will pay?
The numbers here are for Heritage as the MLS names it. Your home’s age and price range decide how well they match, and running your address shows what a buyer would set yours beside.
Heritage is a place where the MLS shows M/I Homes and Tri Pointe Homes on every listing and a new build on every recent sale. A buyer’s other tours are builder houses, and yours is read beside them.
For your house: against a builder house priced nearby, what does a buyer get with yours, and what would they give up?
If you worry a builder’s price will set yours, start by seeing which houses a buyer would tour on the same day as yours. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for Heritage 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 listings closest to yours, what recent Heritage 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.
