Dripping Springs, Texas · Toll Brothers
Headwaters
Toll Brothers luxury in the Hill Country — established master-plan with views and top schools.
Price
$650K – $1.2M
Size
2,500–5,000
sqft
Beds / Baths
3–6 bed
2–6 bath
Schools
Dripping Springs ISD
The short answer
Headwaters is a new-construction community by Toll Brothers in Dripping Springs, Texas, with homes from $650K – $1.2M across 2,500 to 5,000 square feet and 3–6 bed. It is zoned to Dripping Springs ISD. Dripping Springs is 30-40 minutes from downtown Austin. Toll Brothers luxury in the Hill Country — established master-plan with views and top schools.
About Headwaters
Headwaters is Toll Brothers' flagship Dripping Springs community and one of the most established luxury master-plans on the west side of Austin. The Hill Country setting is real — most homesites have genuine hill and valley views, not just a sloping lot. Dripping Springs ISD is among the highest-performing districts in the Austin metro, which is the primary reason buyers tolerate the 30–40 minute drive from central Austin. Toll Brothers brings multiple collections here, ranging from the Regency 55+ series up through their estate-level builds. The community is mature enough that the amenity package is fully operational and the landscape is established.
Community Tour Video
What I like
- + Genuine Hill Country views on most homesites
- + Dripping Springs ISD — one of the top-performing districts in the Austin metro
- + Fully operational amenity package: pool, clubhouse, trails, tennis
- + Multiple Toll Brothers collections — broad range from $650K to $1.2M+
- + Established community with landscaping and infrastructure in place
What to push back on
- · 30–40 minutes to central Austin even without traffic — this is a Hill Country lifestyle, not a commuter community
- · Toll Brothers base prices are the floor; design center and lot premiums can add $100K–$300K
- · Dripping Springs is strict on water utility — confirm water source and utility costs
- · HOA fees are meaningful given the amenity package — get the full annual cost
Community Details
- Builder
- Toll Brothers
- Location
- Dripping Springs, TX
- Garage
- 2–3 car
- Home Types
- Single family — luxury
- Amenities
- Resort-style poolClubhouseFitness centerTennis courtsHiking and biking trailsEvent lawnOutdoor fireplaceHill Country views
Book a Tour of Headwaters (or a Quick Call First)
Builder representation only works if your agent is registered on your first visit. If you walk into the Toll Brothers sales office alone, you may lose the ability to bring in a buyer's agent at this community. Book a 15-minute call with me first — I'll register you, walk you through current incentives, and we can schedule the tour together.
Schedule a Call About Headwaters
Pick a time that works for you. I'll share current Toll Brothers incentives, my notes on the best lots, and we'll plan your visit so your representation is protected.
Prefer to message first?
Tell me what you're looking for at Headwaters and I'll send current inventory, incentives, and my notes on the best lots.
Buying in Dripping Springs
- County
- Hays County
- Commute
- Downtown Austin is 30 to 40 minutes off-peak on US-290 and considerably longer at rush hour, because 290 through Oak Hill is a known bottleneck. There is no toll alternative from this direction, which makes this commute less flexible than the north-metro toll corridors. Most buyers here either work from home, work in southwest Austin, or have accepted the drive deliberately.
- MUD and PID taxes
- Dripping Springs ISD carries its own rate and the newer master-planned communities add a MUD or PID. Insurance is the larger variable out here: wildfire exposure prices differently in the Hill Country than in the flat north metro, and buyers arriving from the suburbs are routinely surprised by the quote. Price insurance before setting your budget ceiling, not after.
On your side of the table
What I watch for at a Dripping Springs community
- Get an insurance quote for the specific address before you commit to a price. This is the one submarket where insurance regularly changes what a buyer can afford.
- Confirm whether the property is on municipal water and sewer or on well and septic, and what the maintenance and inspection obligations are.
- Ask about water rights and availability for the specific community. It is a live issue in Hays County and it is not a formality.
- Drive US-290 through Oak Hill at rush hour before deciding. There is no toll bypass, so the peak time is the time.
- Check the wildfire risk rating and what defensible-space requirements apply, both for insurance and for the HOA.
- On larger lots, confirm the deed restrictions on outbuildings, livestock and short-term rental before assuming rural land means rural freedom.
Negotiating with Toll Brothers here
Design studio allowances, closing-cost contributions, and financing incentives through Toll Brothers Mortgage on long builds.
- The design studio allowance is the negotiation. Ask for it in dollars and get it in writing.
- On a long build, extended locks and float-downs matter more than a price concession.
- Look hard at the comparable resale market before overbuilding a lot. At this level the ceiling in a given community is real.
Headwaters, answered
How much do homes cost at Headwaters? ▾
Homes at Headwaters run $650K – $1.2M from Toll Brothers, across 2,500 to 5,000 square feet with 3–6 bed. Builder pricing moves with incentives and inventory, so treat this as the band rather than a current quote, and ask for what is actually on the table for a specific home.
What school district is Headwaters in? ▾
Headwaters is zoned to Dripping Springs ISD. Confirm the attendance zone for the exact address rather than the community, because zones are redrawn as fast-growing districts open new campuses, and in this metro a single community can straddle more than one district.
Is Headwaters a good place to buy? ▾
Genuine Hill Country views on most homesites Dripping Springs ISD — one of the top-performing districts in the Austin metro On the other side: 30–40 minutes to central Austin even without traffic — this is a Hill Country lifestyle, not a commuter community Toll Brothers base prices are the floor; design center and lot premiums can add $100K–$300K Whether that trade works depends on your commute, your school constraint and how long you expect to stay.
Keep exploring
Community data last updated 2026-04-14. Prices, floor plans, and incentives change frequently — confirm current numbers before making decisions. Photos are property of Toll Brothers.