Custom homes in Dripping Springs
The gateway to the Hill Country, thirty-five minutes west of downtown Austin, and the first Dark Sky Community in Texas. Dripping Springs has plenty of production subdivisions along 290; we don't build in those. We build in the acreage neighborhoods around them, where the lots run one to twenty acres and owners choose their builder.
Acreage, dark skies and 6A schools, half an hour from Austin.
Dripping Springs is 23 miles west of Austin on US 290 in Hays County, with parts of the Hamilton Pool Road corridor in Travis County. The city has grown from under 5,000 people in 2020 to more than 11,000, and the ETJ around it is large. Dripping Springs ISD is 6A, and the Hamilton Pool Road neighborhoods may fall in Lake Travis ISD instead.
Water is the honest constraint here. The city's wastewater plant is at capacity, the Dripping Springs Water Supply Corporation has frozen new connections, and the Hays Trinity groundwater district has been in emergency drought stage with curtailments since 2024. New acreage builds outside the West Travis County PUA and Deer Creek Water service areas plan on a Trinity well with rainwater collection, and on septic without exception.
The dark-sky ordinance applies in the city and the ETJ: shielded, downward, limited-lumen exterior lighting. Most of the area sits in the Edwards Aquifer contributing zone, with water-quality and impervious-cover rules in the ETJ.
Building in Dripping Springs
Our Dripping Springs work is in the custom acreage neighborhoods: Medlin Creek Ranch, The Ranches at Dripping Springs, Stagecoach Ranch, Saddletree Ranch, Deer Creek Ranch and Sunset Canyon. Before we price anything we settle which jurisdiction the lot sits in, since city limits, ETJ and plain county land each follow different rules, and we confirm the water source, well or utility, and the septic design.
We design exterior lighting to the dark-sky ordinance from the first drawing, and rainwater collection is part of the plan on well lots. The Hays County septic permit takes several weeks and a few inspections, and we build it into the schedule.
Communities we don't build in, because production builders do: Caliterra, Headwaters, Belterra, Heritage, Big Sky Ranch, Cannon Ranch, High Garden, Butler Ranch, Reunion Ranch, Founders Ridge, Arrowhead Ranch, Rim Rock, Ledgestone, Legacy Trails, Sawyer Ranch, Bunker Ranch and Howard Ranch.
Where we build in Dripping Springs.
Communities where you choose your own builder and no production builder has ever built. Each one has its own page.
Medlin Creek Ranch
Equestrian estates on Fitzhugh Road, three thousand feet minimum.
The Ranches at Dripping Springs
Twelve to twenty-seven acres, hand-cleared, at 1,600 feet.
Plans that fit acreage here.
All of our plans are drawn for half-acre lots and up. These are the three we'd show first on open land.
Romans
3,974 sq ft · 4 bd · 3.5 ba · 2 story
U-shaped around a courtyard pool. The primary suite has its own wing and an outdoor shower.
Fits from 0.5 acreView plan
Mark
4,503 sq ft · 4 bd · 4.5 ba · 1 story
Theater, gym, game room and guest suite on one level, with covered porches along the whole back.
Fits from 0.75 acreView plan
Luke
4,358 sq ft · 4 bd · 3.5 ba · 2 story
Primary suite, study and guest suite downstairs. Summer kitchen and pool bath off the back porches.
Fits from 0.5 acreView planWhat building on acreage here looks like.
The same process we use everywhere, with the land questions answered first.
We walk the parcel first.
Water, septic and soil, power, access, floodplain, easements and the driveway. We settle those before anything is drawn, because they decide the budget.
We handle the county and the ETJ.
Rural land can sit in a city's extraterritorial jurisdiction without being in the city. We sort out which rules apply and run the permits.
One person to call.
A milestone schedule you can follow and a single point of contact for the whole build. See the eight steps.
Questions about Dripping Springs.
Do you build in Dripping Springs?
Yes, in the acreage neighborhoods where owners choose their builder. We don't build in the production subdivisions along 290.
What's the water situation?
Tight. The water supply corporation has frozen new connections and the groundwater district is under drought curtailment. Outside the WTCPUA and Deer Creek Water service areas, plan on a Trinity well plus rainwater collection, and septic everywhere. We confirm all of it for the specific lot before pricing.
What does the dark-sky ordinance require?
Shielded, downward-facing, limited-lumen exterior lighting in the city and ETJ. We design to it from the start.
Which Dripping Springs communities take an outside builder?
Medlin Creek Ranch, The Ranches at Dripping Springs, Stagecoach Ranch, Saddletree Ranch, Deer Creek Ranch and Sunset Canyon, among others. Each page has the details.
Have land in Dripping Springs, or looking for some?
Send us a note with the address or the listing. We'll walk it with you and tell you what it will support before you spend anything on plans.
Dripping Springs
Tell us a little about what you're looking for and Demitri will follow up himself.
Other areas we build in.
Jonestown and Lago Vista lots
Hillside lots where the plan has to be drawn for the land.
Cedar Park and northwest Austin infill
Close-in lots, mature trees, and houses that have run their course.