If you want Austin suburbs with Hill Country views, room to breathe and a winery down the road, Dripping Springs and Driftwood belong on your list. They sit west and southwest of the city in Hays County.. I live near Driftwood, so as an Austin real estate agent, this is my backyard. Here’s the honest local take.
Key takeaways
- Dripping Springs is a small city about 25 miles west of downtown Austin on US 290. Driftwood is an unincorporated community just south of it.
- More than 4,000 new homes and units are planned or underway in and around Dripping Springs.
- Expect bigger lots, Hill Country views and a longer drive into Austin.
- Wastewater capacity and US 290 traffic are the two growing pains to understand before you buy.
What is it like living in Dripping Springs?
Dripping Springs calls itself the Wedding Capital of Texas, and once you drive Ranch Road 12 at sunset, you get it. The historic Mercer Street district has local shops and restaurants, and the area is full of wineries, breweries and distilleries. Hamilton Pool Preserve and the Pedernales River are a short drive away.
Downtown keeps getting better. At the city’s January 2026 State of the City, leaders listed new openings like Oakwood Public Market, Roxie’s and The Sated Sheep, plus a planned Mercer Street Paseo walkway (Hays Free Press). Local sales tax was up 6.27% in fiscal year 2025, a good sign that people are shopping and eating local.
What is it like living in Driftwood?
Driftwood is quieter. It’s a stretch of rolling ranch land along FM 1826 and FM 150, between Dripping Springs, Buda and Wimberley. You probably know it for The Salt Lick, and it’s home to wineries like Driftwood Estate Winery and Duchman Family Winery too. (Yes, I have tried most of them. For research.)
Homes here are mostly on acreage or in small Hill Country communities, often with wells, septic systems and long gravel driveways. If you want a little land and real stars at night, this is one of the prettiest corners of the Austin metro.
What new homes are coming to Dripping Springs?
A lot. Here are the upcoming and ongoing projects city leaders listed in January 2026 (Hays Free Press):
- Double L: 2,231 lots, plus 250 senior multifamily units
- Wild Ridge: 863 lots
- Village Grove: 511 units
- Cannon Ranch: 375 lots
- Ariza Springs: 293 units
- New Growth: 245 lots
- Ranch at Caliterra: 234 lots
That’s more than 4,000 homes and units, so new construction buyers will have choices for years. The catch is wastewater. The Texas Supreme Court ruled in the city’s favor on its treatment plant permit in 2025, but the city says it still needs another $51.5 million to finish the project. If you’re buying in a new community, I always ask how it’s served and whether there’s a MUD on the tax bill.
What’s the commute from Dripping Springs to Austin?
Most people take US 290 east into Austin. It’s a pretty drive, but the US 290 and Ranch Road 12 area backs up at rush hour, and TxDOT is widening US 290. Hays County is also building a roundabout at FM 150 and Ranch Road 12. From Driftwood, many people head east toward Buda and I-35 or north on FM 1826.
If you go into the office every day, test-drive it at rush hour first. If you work from home or a few days a week, the drive is usually worth the view.
Are Dripping Springs and Driftwood good Austin suburbs for buyers?
For the right buyer, yes. Dripping Springs and Driftwood usually sit above the county median because of the lot sizes and views, but you’ll often get more land for the money than inside Austin.
School district lines matter here too. Much of the area is in Dripping Springs ISD, but parts of Driftwood fall in Hays CISD, so check the specific address. Comparing other Austin Texas neighborhoods? See my relocation guide where I breakdown every neighborhood around Austin! (Neighborhood Breakdown | Relocation Guide)
My honest take
Here’s what I’d actually do. Decide first whether you want acreage or a neighborhood. Acreage means wells, septic and more upkeep. A new community means amenities, an HOA and possibly a MUD. Then visit on a weekday at 7:30 a.m. and a Saturday afternoon, because those are two very different Dripping Springs. I love living out here, but I’ll tell you the trade-offs before you fall for the view.
FAQ
How far is Dripping Springs from Austin?
Dripping Springs is about 25 miles west of downtown Austin on US 290. Rush hour traffic near US 290 and Ranch Road 12 can add a lot of time.
Is Driftwood part of Dripping Springs?
No. Driftwood is a separate, unincorporated community in Hays County, south of Dripping Springs along FM 1826 and FM 150.
What is the median home price in Hays County?
The median home price in Hays County was $355,000 in August 2026, according to MLS but that’s skewed greatly. Dripping Springs and Driftwood run higher because of larger lots and views.
Is there new construction in Dripping Springs?
Yes. Communities like Double L, Wild Ridge, Cannon Ranch, Village Grove and Ranch at Caliterra add up to more than 4,000 planned or ongoing homes and units.
Want a Hill Country tour?
I live out here, so I’ll show you the back roads, my favorite wineries and the neighborhoods worth a look. Text me at 563.650.0452 to set up a tour. Comparing all the Austin suburbs first? My free relocation guide covers every one, with all my insider tips: get the guide here.
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Sarah Maddali, REALTOR® | Serendipity Realty Group at Compass | 563.650.0452 Serendipity Realty Group is a real estate team affiliated with Compass. Equal Housing Opportunity.