DSISD · New Construction
Active Communities · 8,000+ permitted lots
| Community | Planned Homes | Price Range | Status |
|---|---|---|---|
| Double L Ranch | 2,231 | Mid $500s – $1M+ | Homesites mid-late 2026 |
| Headwaters | 1,000+ | $500K – $1.5M+ | Active, ongoing phases |
| Wild Ridge | 960 | TBD | Development underway |
| Big Sky Ranch | ~700 | $370K – $650K | Final phases 2026 |
| Heritage at DS | ~600 | $360K – $655K | Active, ongoing |
| Village Grove | 531 | TBD | Early 2026 launch |
| Caliterra (The Ranch) | 232 | $700K – $2M+ | Lots spring 2026 |
Headwaters builder lineup: David Weekley, Toll Brothers, Taylor Morrison, Drees, Dream Finders, Ashton Woods, Newmark. Caliterra: Drees, David Weekley, Scott Felder (custom: Alkire, Atlas, LTB Design Build). Big Sky Ranch: Meritage Homes.
Builder Incentives · June 2026
Effective pricing on new construction is currently 5–10% below sticker price when you factor rate buydowns, design center credits, and closing cost contributions.
| Builder | Incentive | Details |
|---|---|---|
| Taylor Morrison | $50K flex cash | Effective rates as low as 2.75%; requires preferred lender |
| Toll Brothers | ~$78K in value | Approximately 8% of sales price |
| David Weekley | Up to $70K | 8% of contract price |
MUD Taxes · The Real Cost
Most new-construction communities (Headwaters, Big Sky, Double L early phases) carry a Municipal Utility District assessment of $0.80–$1.50 per $100 of assessed value. No homestead exemption applies. Rates decrease over 20–30 years as bonds are paid off.
| Home Price | Annual MUD | Monthly | 30-Year Total |
|---|---|---|---|
| $400,000 | $4,000 | $333 | $120,000+ |
| $500,000 | $5,000 | $417 | $150,000+ |
| $600,000 | $6,000 | $500 | $180,000+ |
| $700,000 | $7,000 | $583 | $210,000+ |
| $800,000 | $8,000 | $667 | $240,000+ |
Always compare total monthly cost, not sticker price: a $500K resale without MUD may cost less monthly than a $450K new build with MUD.
Coming soon
78620
Freehold Communities master-plan with the new on-site Wildwood Springs Elementary (opened Aug 2025), seven national builders, and a stargazing amphitheater honoring Dripping Springs' Dark Sky designation.
Schools
Price band$500K – $1.5M+
78620
The largest planned development in Dripping Springs history — 1,677 acres, 2,200+ homes at just 1.3 homes/acre, with 500 acres of planned parkland and an on-site DSISD elementary connection.
Schools
Price bandFrom the $600s
78620
Meritage Homes master-plan on the west side of Dripping Springs — one of the most affordable entry points into DSISD new construction, with 48 acres of parkland and the shortest high school commute in the district.
Schools
Price band$370K – $650K
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