Headwaters · Dripping Springs · 78620
Headwaters homes sold for a median $679,000 over the last 12 months, across 70 sales. 26 homes are for sale today, and the typical home took about 10 weeks to go under contract.
Every active listing inside the Headwaters boundary, updated from the MLS.
For Sale
298 Smoke Tree Cir Dripping Springs, TX 78620
$1,169,700
For Sale
1166 Sage Thrasher Cir Dripping Springs, TX 78620
$674,999
For Sale
632 Sage Thrasher Cir Dripping Springs, TX 78620
$695,000
For Sale
363 Crimson Sky Ct Dripping Springs, TX 78620
$524,900
For Sale
302 Silver Sage Ct Dripping Springs, TX 78620
$1,150,000
For Sale
684 Iron Willow Loop Dripping Springs, TX 78620
$795,000
For Sale
1062 Iron Willow Loop Dripping Springs, TX 78620
$715,000
For Sale
127 Moonlit Stream Pass Dripping Springs, TX 78620
$599,000
For Sale
1491 Hazy Hills Loop Dripping Springs, TX 78620
$699,000
For Sale
237 Moonlit Stream Pass Dripping Springs, TX 78620
$625,000
For Sale
1621 Headwaters Blvd Dripping Springs, TX 78620
$960,129
For Sale
255 Moonlit Stream Pass Dripping Springs, TX 78620
$599,000
Headwaters prices held steady over the last year while the number of sales dropped. 70 homes sold in the 12 months ending September 2026, down 41% from 119 the year before, at a median of $679,000, up 0.9% from $673,000.
Homes that did sell moved faster. The median home went under contract in 73 days, down from 103. The median home sold for 94.6% of its original list price, up from 92.6%, and the share of sold homes that needed a price cut fell from 66% to 61%.
With 26 homes for sale and about 5.8 sales a month, Headwaters has 4.5 months of supply. That leans toward buyers on paper, and with most sellers still cutting price at least once, buyers have real room to negotiate on homes that launched above the recent sales.
Every Headwaters sale over the last year was a single-family house, so the $679,000 median is a clean read on the community. Size shifts it: three-bedroom homes sold for a median of $582,000 (12 sales), four-bedroom homes for $708,800 (49 sales), and homes with five or more bedrooms for $690,000 (9 sales). The five-bedroom group is small, which is why it does not sit above the four-bedroom median.
Headwaters is mostly new construction. The homes that sold were built between 2017 and 2026, with a median build year of 2025, and 40 of the 70 sales, about 57%, were built in 2023 or later. The median home that sold had about 2,900 square feet on a lot of roughly 0.17 acres. Today the median home for sale is listed at about $740,000, active list prices run from $524,900 to $1,169,700, and 15 of the 26 active listings were built in 2025 or later.
The median Headwaters home took 73 days from listing to contract over the last 12 months, counted on cumulative days on market so a relisted home is not reset to zero. That is faster than the 103-day median the year before, but still slower than most of the Austin area.
The reason is competition from builders. With new homes continuing to come to market inside the community, 61% of the homes that sold cut their price at least once. A resale home here is competing with brand-new inventory and builder incentives, so the first price has to reflect that to sell inside the median.
Headwaters is a master-planned community in the Dripping Springs area, in the 78620 ZIP code, about 18 miles west of downtown Austin in a straight line. It sits east of downtown Dripping Springs near US Highway 290, the main route into Austin. Every sale in the last 12 months was in 78620.
These figures are residential closed sales (single-family, condo and townhome) from the ACTRIS MLS whose location falls inside the Headwaters boundary used by our map search. The mapped boundary may not include every phase of the community. Leases, lots and sales under $40,000 are excluded. The current period is the 12 months ending September 27, 2026, compared with the 12 months before it. Days on market are cumulative, and sale-to-list is the median of each home's sale price divided by its original list price. We publish community totals only, never an individual home's sale price.
Residential closed sales inside the Headwaters boundary, ACTRIS MLS.
| Measure | Last 12 months | Prior 12 months | Change |
|---|---|---|---|
| Homes sold | 70 | 119 | -41% |
| Median sale price | $679,000 | $673,000 | +0.9% |
| Median days on market | 73 | 103 | 30 days faster |
| Sale price vs. original list | 94.6% | 92.6% | +2.0 pts |
| Share that cut price | 61% | 66% | -5 pts |
Headwaters is a master-planned community of single-family homes in the Dripping Springs area, in the 78620 ZIP code, about 18 miles west of downtown Austin. Most of it is recent construction: the median home sold over the last year was built in 2025. 70 homes sold there in the 12 months ending September 2026 at a median of $679,000, and 26 are for sale today, many of them new builds.
Headwaters houses sold for a median of $679,000 across 70 sales in the last 12 months. Three-bedroom homes had a median of $582,000 across 12 sales, four-bedroom homes $708,800 across 49 sales, and homes with five or more bedrooms $690,000 across 9 sales. The median home for sale today is listed at about $740,000, with active listings from $524,900 to $1,169,700. Square footage and build year explain most of the spread within each bedroom group.
For buyers, conditions are favorable. Headwaters has about 4.5 months of supply as of September 2026, and 61% of the homes that sold over the last year cut their price at least once. The typical home closed at 94.6% of its original list price. Sales slowed to 70 from 119 the year before, while the median price held near $679,000. Homes that launch above the recent sales are the ones with the most negotiating room.
Yes, on the median. Over the last 12 months Headwaters' median sale was $679,000 across 70 sales, while nearby Caliterra's was $853,585 across 51 sales. The homes differ too: the median Headwaters home that sold had about 2,900 square feet on roughly 0.17 acres, against about 3,580 square feet on roughly 0.28 acres in Caliterra. Compare homes of the same size in each community for a fair read, and we can pull those matched sales for you.
Start with a loan approval that covers the price band you want, then set up a saved search inside the Headwaters boundary so new resale listings reach you the day they list. Because 57% of recent sales were built in 2023 or later, you will be comparing builder inventory against near-new resale homes. Have your agent ask builders about incentives and closing cost help, and weigh that against how much a resale seller will negotiate.
Pricing a resale home against builder list prices. Builders in and around Headwaters often offer incentives that do not show up in the list price, so a resale home priced at the builder's number looks expensive to buyers. Over the last year, 61% of Headwaters homes that sold cut their price, and the median home took 73 days to go under contract. Pricing to the recent closed resale numbers is what gets a home sold inside the median.
Most of it. Of the 70 homes sold in the last 12 months, 40, about 57%, were built in 2023 or later, and the median sold home was built in 2025. The oldest homes that sold date to 2017. Among the 26 homes for sale today, 15 were built in 2025 or later. A near-new resale home often includes finished landscaping, fencing and window coverings that a builder may price as upgrades.
Four-bedroom homes were by far the most common sale in Headwaters over the last 12 months, with 49 sales at a median of $708,800. Three-bedroom homes had a median of $582,000 across 12 sales, and homes with five or more bedrooms a median of $690,000 across 9 sales. Within the four-bedroom group, square footage, lot and build year move the price, so the best guide is recent sales of similar floor plans.
Headwaters is in the 78620 ZIP code, and all 70 of its sales in the last 12 months were in 78620. That ZIP code covers a large part of the Dripping Springs area, including other communities such as Caliterra, as well as acreage properties, so ZIP-level statistics blend very different homes. The figures on this page come only from sales inside the Headwaters boundary used by our map search.
Request a home value from us and we will price it against the Headwaters sales that match it: similar floor plan, bedrooms, square footage and build year, from the last 12 months of ACTRIS MLS closings. For context, the community median was $679,000 across 70 sales, and the typical home closed at 94.6% of its original list price. We will also show you the new-build and resale homes you would be competing with.
Tell us what you are looking for, or the address you want priced. We answer within the day.
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All information provided herein has been obtained from sources believed reliable, but may be subject to errors, omissions, change of price, prior sale, or withdrawal without notice. Vince Realty makes no representation, warranty or guaranty as to accuracy of any information contained herein. You should consult your advisors for an independent verification of any properties.
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