For the three months ending October 15, 2026, Dripping Springs reads as a buyer’s market, with homes closing at 93.8% of original asking. The two ZIP codes sit far apart on inventory and on price, 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.
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.
Dripping Springs sells for a smaller share of its first asking price than the Austin metro does. The first table lines the town up against the metro one measure at a time, and the chart under it draws months of inventory.
Homes closed at 93.8% of original asking against 94.3% for the metro.
Table 1. Dripping Springs 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 “Failed to sell” means the listing expired or was withdrawn without selling.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 | Dripping Springs | Austin metro |
|---|---|---|
| Homes sold | 153 | 8,186 |
| Median sale price | $630,000 | $405,000 |
| Median days on market | 62 days | 56 days |
| What homes sold for relative to their initial asking price | 93.8% | 94.3% |
| Price per square foot (median) | $242 | $204 |
| Homes for sale | 289 | 16,289 |
| Months of supply | 5.7 | 6.0 |
| Buyer’s or seller’s market | buyer’s market | balanced |
| Listings that failed to sell | 97 | 5,425 |
| Share of listings that failed to sell | 38.8% | 39.9% |
| Active under contract | 34 | 1,416 |
| Pending | 34 | 2,034 |
| New listings in the last 90 days | 217 | 12,212 |
| Homes for sale priced below their original asking price | 173 (59.9%) | 58.9% |
Closings, the pipeline of homes under contract and the months of inventory carry the case for listing now or later, on Sell your Dripping Springs home now, or wait? What a year of sales shows.
What buyers paid, in dollars, per square foot and against the first asking price, is read next to new construction on Does your Dripping Springs appraisal tell you what a buyer will pay?
How long sales took, and what to check when a listing stalls, is on Why does a Dripping Springs listing sit? Check it against the homes around it.
Who is for sale against you, how many of them have cut and how many arrived lately is on Is your Dripping Springs buyer touring David Weekley Homes or M/I Homes next? The wider picture for a seller is on Selling in Dripping Springs, TX? What to know from Heritage to Driftwood.
The two ZIP codes sit far apart. Table 2 gives each its own row and covers the whole ZIP code whichever city a home is in, while the town figures above count the MLS cities of Dripping Springs and Driftwood.
Table 2. Dripping Springs by ZIP code, covering the whole ZIP, 90 days ending October 15, 2026. Your price range can put you in a different market than the ZIP as a whole. Source: Unlock MLS.
| ZIP | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market | Homes that cut their price | New builds for sale |
|---|---|---|---|---|---|---|---|---|---|
| 78620 | 136 | $587,495 | 60 days | 94.0% | 241 | 5.3 | balanced | 141 (58.5%) | 62 of 241 |
| 78619 | 17 | $1,075,000 | 102 days | 90.6% | 47 | 8.3 | buyer’s market | 31 (66.0%) | 7 of 47 |
78620 closed far more homes than 78619 and reads balanced for the ZIP overall, at 94.0% of original asking.
78619 is the thinner ZIP, and on few closings it reads as a buyer’s market for the ZIP overall, at 90.6%. A price point changes which market a home is in.
For the town overall the reading is a buyer’s market while for the ZIP overall 78620 reads balanced. The town and the ZIP count different sets of homes. The town counts the MLS cities of Dripping Springs and Driftwood, and the ZIP counts every home in 78620 whichever city it is in.
Here 93.8% for the town and 94.0% for the ZIP sit on either side of the cutoff between the two readings, so I would not take them as two different markets.
Which builders hold the homes for sale in each ZIP is on Is your Dripping Springs buyer touring David Weekley Homes or M/I Homes next?
Each period has its own row in the table below, so the pairs can be read side by side.
Table 3. Dripping Springs 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 | 153 | $630,000 | 62 days | 93.8% | $242 |
| Same 90 days, 2025 (July 18, 2025 to October 15, 2025) | 174 | $641,500 | 61 days | 94.0% | $248 |
| Twelve months ending October 15, 2026 | 696 | $646,500 | 53 days | 94.4% | $250 |
| Prior twelve months (October 16, 2024 to October 15, 2025) | 692 | $656,000 | 60 days | 94.4% | $258 |
What the pairs mean for timing is on Sell your Dripping Springs home now, or wait? What a year of sales shows.
What they mean for the price of one home is on Does your Dripping Springs appraisal tell you what a buyer will pay?
Buda sells the most homes of the four at the lowest typical price. Wimberley carries the most inventory, and Lakeway reads the same as Dripping Springs. Table 4 has the detail.
Table 4. Nearby towns, 90 days ending October 15, 2026. Source: Unlock MLS.
| Town | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| Dripping Springs | 153 | $630,000 | 62 days | 93.8% | 289 | 5.7 | buyer’s market |
| Buda | 248 | $349,990 | 53 days | 95.7% | 452 | 5.5 | balanced |
| Wimberley | 49 | $516,000 | 89 days | 94.6% | 206 | 12.6 | balanced |
| Lakeway | 66 | $707,475 | 58 days | 93.8% | 122 | 5.5 | buyer’s market |
Wimberley is the useful case. It carries 12.6 months of inventory and still reads balanced for the town overall, because homes there closed at 94.6% of original asking. That is why the reading comes from what buyers paid, with months of inventory as the supporting number.
Lakeway closed at the same 93.8% of original asking as Dripping Springs.
Table 5 sorts the homes by price range. A range appears only when it had 10 or more sales in the last three months, and its reading covers that range as a whole.
Table 5. 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 ranges that clear that bar run from a seller’s market for that range up to a buyer’s market for that range, and the spread is the reason the town reading alone does not settle a price.
How to choose between listing now and waiting, range by range, is on Sell your Dripping Springs home now, or wait? What a year of sales shows.
This scoreboard is rebuilt from a fresh MLS pull each time the pages are refreshed; the pull date sits in the last-updated line.
The town reading and the ZIP readings sit close enough that most homes fit all of them. To see which part of Dripping Springs a buyer would hold yours against, run your address.
The tables describe a town, two ZIP codes and a set of price ranges. None of them knows your street, your kitchen or the house a buyer will see right after yours.
Which of these readings applies to your home is a question for the walkthrough.
If you want to know which of these numbers apply to your home, start with your address and the homes a buyer would weigh against it. 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).
Chris’s position, WIR positions library, approved September 9, 2026.
Months of supply is the number I watch. It means: if no more homes came on the market, how long would it take to sell everything listed at the pace homes are selling now.
In Dripping Springs that figure is 5.7 months, against 6.0 for the Austin metro. Read it beside the share of original asking that buyers paid, since that share sets the reading for a town or a range.
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 readings that fit your part of Dripping Springs, the competing listings near you, 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.
