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into the Hill Country.

Yes. DSISD holds a TEA rating of B (89/100, +3 points YoY), Niche grade A — ranked #24 in Texas and #1 in Hays County. Every rated campus scores at least 87 of 100, with five of eight earning TEA A. Graduation rate is 97-98% (vs. 92.8% statewide), roughly 93% of graduates attend college, and the student-teacher ratio is 16:1. It is one of the primary reasons families relocate to the 78737, 78620, and Driftwood 78619 markets.

The largest DSISD-zoned master-planned communities are Belterra, Highpointe, Parten Ranch, and Reunion Ranch in 78737, plus Caliterra, Headwaters (Wildwood Springs Elementary on-site), Arrowhead Ranch, Big Sky Ranch, and the new Double L Ranch in 78620. Estate / acreage communities include Sunset Canyon, Sawyer Ranch, Bunker Ranch Estates, Founder's Ridge, Heritage Oaks, Butler Ranch Estates, and Legacy Trails. In 78619 (Driftwood), La Ventana and surrounding acreage feed DSISD.

DSISD primarily serves three zip codes: 78620 (Dripping Springs proper), 78737 (the southwest Austin / Belterra corridor), and 78619 (Driftwood). Always verify the specific street with the DSISD attendance zone lookup before writing an offer — boundaries can split within a single neighborhood.

DSISD has actively rebalanced attendance zones to accommodate Wildwood Springs Elementary (opened on-site at Headwaters in August 2025) and the future Driftwood Springs High School on Darden Hill Road, opening 2028-29. Reunion Ranch and Highpointe are the neighborhoods most likely to be rezoned to the new HS based on geography; Belterra and Caliterra could go either way. See the rezoning page for the current map.

Driftwood Springs HS is DSISD's second comprehensive high school — a $298.8M, 506,000 sq ft, 2,500-student campus on Darden Hill Road adjacent to Cypress Springs Elementary. Groundbreaking was April 13, 2026; it opens for the 2028-29 school year. It was funded by the $402.3M bond approved in May 2025 with ~70% voter support.

DSISD scores TEA 89, just 1 point below Lake Travis (90) and 5 below Eanes (94). At a ~$575K median, DSISD is roughly $150K less than Lake Travis and $1.3M less than Eanes — about 2.3x the school quality per dollar versus Eanes. Compared to Hays CISD ($375K median, TEA 80), DSISD carries a 62% price premium backed by a 9-point TEA gap and 25-point STAAR reading advantage.

A Municipal Utility District tax funds water, sewer, and drainage infrastructure in newer developments. Most new DSISD master-plans (Headwaters $0.90/$100 AV, Big Sky $0.80–$1.20, Double L early phases up to $1.50) carry a MUD. At $1.00 per $100 of value, a $600K home pays an extra $6,000/year — about $500/month, $180,000+ over 30 years. No homestead exemption applies to MUD taxes. Rates decrease over 20–30 years as bonds are paid off.

Dripping Springs is in a buyer's market by every measurable standard. As of Q2 2026: median home price $575,750, 4.9 months of inventory, 93.2% sale-to-list ratio, 63.5% of listings have price cuts, and 0% of homes sold above asking in April 2026. Prices have corrected 15–24% from the 2022 peak ($750K), returning to roughly 2021 levels. Builder incentives of $50K–$78K from Taylor Morrison, Toll Brothers, and David Weekley add another 5–10% in effective discount on new construction.

Yes. Dripping Springs was designated in 2014 as the first International Dark Sky Community in Texas. All exterior lighting must be shielded and directed downward. Residents can see the Milky Way from their backyards on clear nights — Headwaters even has a purpose-built stargazing amphitheater.

It depends on the property. Master-planned communities (Belterra, Headwaters, Caliterra, Highpointe) have municipal water and sewer. Acreage and estate communities (La Ventana, Sunset Canyon, Sawyer Ranch, Butler Ranch Estates) typically rely on private wells and septic systems. During the option period (10–14 days minimum for well/septic properties), conduct a four-hour sustained flow test, independent water quality testing ($300–$600), and a septic inspection.

DSISD school district tax is $1.1052 per $100 AV (proposed FY26-27: $1.061, a 4-cent decrease). A $600K home inside Dripping Springs city limits with no MUD pays roughly $10,916/year total — the lowest of any comparable area at this price point. Add $3,000–$4,000/year if the property is in a MUD district. The 2026 homestead exemption is $140,000 of taxable value off the school district portion.

It's a long-term appreciation and lifestyle play, not a cash flow market. Cap rates run 2.41% at the $575K median and 1.36% at $800K. 3BR homes rent for $2,300–$3,200/month and 4BR for $3,100–$3,875, with vacancy at 3.5–4.1%. Cash-on-cash returns are negative at current mortgage rates. The DSISD school premium and builder incentive window favor owner-occupants, not investors seeking cash flow.

30+ wineries, distilleries, and breweries operate within a 15–20 mile corridor. Highlights: Deep Eddy Vodka, Treaty Oak Distilling (28-acre ranch), Driftwood Estate Winery (Wine Spectator's 10 Best), Duchman Family Winery (Italian varietals), Jester King Brewery (internationally recognized farmhouse), and Vista Brewing (panoramic farm brewery). Dripping Springs is the unofficial 'Wedding Capital of Texas' for a reason — it's a destination weekend market.

Top everyday spots: Pieous (pizza & house-smoked pastrami), Homespun Kitchen (farm-to-table, 300+ whiskey options), Salt Lick BBQ (legendary brisket, BYOB, cash-only), Rolling in Thyme (famous rosemary sea salt chocolate chip cookie), Mazama Coffee (house-roasted), League Kitchen at Belterra Village, and Tillie's at Camp Lucy (upscale American on a 289-acre resort).

Use the official DSISD attendance zone lookup on dsisdtx.us — enter your street address and it returns the assigned elementary, middle, and high school. Boundaries can split within a single neighborhood, so always verify the specific street before writing an offer. As a landmark reference, Sprouts Farmers Market on Highway 290 is a common orientation point families use to gauge distance to campuses.

Enrollment is around 8,800 today and DSISD is actively building capacity ahead of demand — Wildwood Springs Elementary opened in August 2025 (850 students) and Driftwood Springs High School opens 2028-29 (2,500 capacity). Student-to-teacher ratio is 15:1, well below the state average. The $402.3M bond is funding additional expansion and renovations to DSHS.

Rooster Springs Elementary (TEA A, top 5% of Texas elementaries, GreatSchools 9/10) is the top-rated by TEA and STAAR performance and anchors Belterra, Highpointe, and Parten. Walnut Springs Elementary carries the highest Niche grade in the district (A+) and anchors Caliterra. Both are exceptional — the choice is really about which community fits.

Sycamore Springs Middle (TEA A, GreatSchools 9/10) serves the 78737 corridor — Belterra, Highpointe, Parten, Reunion Ranch — and pairs with Rooster Springs Elementary as the strongest combined feeder in DSISD. Dripping Springs Middle (TEA B 89, GreatSchools 7/10) serves the 78620 master-plans — Caliterra, Headwaters, Big Sky Ranch, Arrowhead Ranch — with deeper walk/bike access to downtown Dripping Springs and a broader extracurricular bench.

Yes, but the inventory is limited. Big Sky Ranch (Meritage Homes) starts at ~$370K and is the most reliable new-construction entry point under $400K. On the resale side, early-phase Belterra homes from 2007–2012 occasionally list in the high $300s to low $400s but typically need $30K–$60K in updates. Estate and acreage communities generally start higher.

DSISD (TEA 89) is one point behind Lake Travis (TEA 90) and above Austin ISD's district-wide average, at a meaningfully lower price point — median $575K in DSISD vs. ~$725K in Lake Travis and mixed Austin ISD numbers. AISD includes many top-ranked magnet campuses but also lower-performing zones; DSISD offers consistent quality across every campus rather than variation by attendance zone.