In the twelve months ending October 15, 2026, price per square foot in Dripping Springs was $250, against $258 in the twelve months before, so waiting a year has not added to the price. In my read, a move-in ready home priced to the closings of the last three months should sell now. The answer changes by price range, since the town reads as a buyer’s market over those three months 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.
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.
Waiting a year has not added to the price in Dripping Springs. Price per square foot was $250 over the past twelve months, against $258 in the twelve months before.
The last three months fit that. The typical home closed at $630,000, against $641,500 in the same three months last year.
Fewer homes closed too, 153 this season against 174 in that season last year.
The chart below puts the two seasons side by side.
Buyers are still choosing homes. Right now 34 homes are active under contract and another 34 are pending, which means buyers have picked those houses and the sales are on their way to closing.
How new supply stacks up against those sales is on Why does a Dripping Springs listing sit? Check it against the homes around it.
Many of them come down. 59.9% of the homes for sale in Dripping Springs are already priced below their original asking price, builders and resale sellers alike, so a buyer is shopping listings that have conceded once. Why a listing stalls is on Why does a Dripping Springs listing sit? Check it against the homes around it.
The town reading hides a wide spread. Table 1 sorts the homes by price range, and each range with at least 10 sales in the last three months gets its own reading.
Table 1. 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 |
The $600,000 to $649,999 range is the strongest, a seller’s market for that range, with homes closing at 97.2% of original asking.
The $450,000 to $499,999 range reads balanced for that range as a whole.
So does the $650,000 to $699,999 range.
The $500,000 to $549,999 range reads as a buyer’s market for that range, with homes closing at 90.0% of original asking.
The $1,000,000 to $1,249,999 range is the weakest, a buyer’s market for that range at 87.5% of original asking.
Three ranges fell just short of 10 sales in the last three months, so I read them on the twelve-month basis, each for that range as a whole.
They agree in some ranges and part ways in others.
The $450,000 to $499,999 range reads balanced on both.
The $1,000,000 to $1,249,999 range reads as a buyer’s market for that range on both, so the year’s average gives it no lift.
Four ranges part ways, each reading for that range as a whole.
These are measurements and not forecasts. They show which ranges have been easier to sell into recently and which over the year, and the walkthrough settles which one your house sits in.
Builders hold most of the homes for sale in the lowest range in the table and none in the $650,000 to $699,999 range.
Near Heritage and Big Sky Ranch, the busiest builder communities, the tour that follows yours is likely a new home. Who is building where is on Is your Dripping Springs buyer touring David Weekley Homes or M/I Homes next?
Every range is tabled on Dripping Springs housing market by ZIP: how far apart are 78620 and 78619? The wider story is on Selling in Dripping Springs, TX? What to know from Heritage to Driftwood.
A year of sales gives one answer for the town and a different one for each price range, so I sort a home by its range first. If that is you, the fastest way to know is to run your address.
A plan to wait for a higher number has the twelve-month record against it. What a buyer would pay beside a new home is on Does your Dripping Springs appraisal tell you what a buyer will pay?
A Dripping Springs seller near Heritage gets a different answer than a seller in 78619, and both differ from the town reading. Price range does most of the sorting.
For your home, the question is this: in the range you would list in, does that range’s reading give you a reason to go now, or a reason to fix something first?
If you cannot tell whether to list this fall or hold off, start by seeing what your home would be up against at its 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).
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, how homes like yours have been selling, 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.
