Why Dripping Springs Still Draws Me Back

There is a stretch of road along FM 165 west of Dripping Springs where the land opens up in a way that still makes me slow down.

I have driven it hundreds of times. It still gets me.

Something about the elevation change. The way the oaks hold the hillside. The quality of light in the late afternoon when the Hill Country sky does what it does.

RanchesAt Dripping Springs sits on that stretch of land.

What Dripping Springs Gets Right

Dripping Springs is one of the fastest-growing corridors in Central Texas. That is a fact worth acknowledging before anything else.

But growth has not erased what makes the area worth coming to.

The character of the land along FM 165 — at 1,600 feet of elevation — is distinct. The views from the upper ridges of our property are the kind that stop a conversation. And the proximity is real. Austin Airport is 40 miles. Downtown Dripping Springs — restaurants, breweries, wineries, H-E-B — is 12 miles. You are in the Hill Country. You are not isolated.

What the Land Itself Offers

Three hundred and eighty-nine acres. Twenty-six exclusive tracts. Twelve to eighteen acres each.

The terrain is varied. Hilltop homesites with long-distance views. Wet-weather creeks and hidden grottos in the lower draws. A string of ponds that runs through the center of the property and gives the whole development a water feature that most ranches would not have.

The hardwood cover is significant. We cleared selectively — removing invasives, protecting what makes the canopy feel like a canopy rather than a cleared field with trees scattered through it.

A wildlife exemption is in place for the entire development. The tax structure that comes with that is meaningful. But more than the savings, the exemption reflects a commitment to managing the land well — for the birds, the deer, the native grasses that hold this ecosystem together.

Freedom to Build What You Have Always Imagined

No standard floor plans here.

Choose your builder. Set your timeline. Build the compound, the vineyard, the horse barn, the guest house — whatever you have been carrying around in your imagination.

We have a relationship with Keith Wing Custom Builders, a Hill Country custom home builder with a track record of building homes that belong to their land. But the choice is yours.

Paved roads. Gated entrance. The infrastructure is there. What you build on it is entirely up to you.

Why We Are Still Here

When people ask why we chose Dripping Springs, I usually answer honestly.

Because the land told us to.

That sounds like something people say. But I mean it plainly. This stretch of FM 165 has a quality that a spreadsheet cannot capture. The elevation. The views. The proximity to a community that has held onto its character even as growth has pressed against it from all sides.

We have been stewarding Hill Country land since 2021. This property is one of the ones I am most proud of.

If you have not been out to see it, that is the next step. Request a private tour at ranchesat.com/dripping-springs.

FAQ — Dripping Springs

Q: Where exactly is RanchesAt Dripping Springs located?

A: RanchesAt Dripping Springs is located at 3300 FM 165, Dripping Springs, TX 78620 — approximately 12 miles west of downtown Dripping Springs, Texas.

Q: How many tracts are available and how large are they?

A: There are 26 exclusive tracts ranging from 12 to 18 acres across 389 total acres. Tracts include hilltop homesites, wooded draws, and access to the property's water features.

Q: Does RanchesAt Dripping Springs have a wildlife exemption?

A: Yes. The entire development carries a wildlife exemption, supporting lower annual property tax assessments for all tract owners through wildlife management valuation.

Q: How far is RanchesAt Dripping Springs from Austin?

A: Austin-Bergstrom International Airport is approximately 40 miles from the property. San Antonio Airport is 54 miles. Downtown Austin is typically accessible in under an hour.

Q: Can I choose my own builder at RanchesAt Dripping Springs?

A: Yes. Buyers are free to select their own custom home builder and set their own construction timeline. RanchesAt has a preferred builder relationship with Keith Wing Custom Builders, but the choice belongs entirely to the buyer.