If you’re considering a move to Dripping Springs, TX, one community you should definitely explore is Headwaters. Many of my clients have chosen to call this place home, and it’s easy to see why. Whether you’re looking for a new place to live or a smart investment opportunity, Headwaters offers a lot of perks. However, it’s not for everyone, and in this post, I’ll break down the pros and cons of living in this community to help you decide if it’s the right fit for you.
Why Headwaters Stands Out
1. Location
One of the key advantages of Headwaters is its proximity to Austin. Even though it’s located in Dripping Springs, it’s closer to downtown Austin than many other new construction neighborhoods. With downtown Austin just 21 miles away, you can expect a commute of about 35 to 45 minutes, depending on traffic. If you can avoid rush hour, it’s even quicker. Plus, being only three miles from the heart of Dripping Springs makes daily errands a breeze, without getting stuck in traffic near Dripping Springs High School.
2. Resort-Style Amenities
Headwaters is a lifestyle community, offering resort-style amenities that make everyday living feel like a vacation. The community center features two pools with stunning hill country views and a well-equipped gym, saving you the cost of a gym membership. One unique amenity is a coffee truck that’s there during the weekdays and Saturdays, serving not just your favorite coffee drinks but also tacos from a local BBQ shop. It’s the perfect post-workout treat!
3. Natural Beauty and Outdoor Activities
Headwaters does a great job of preserving the natural beauty of the area. While the neighborhood will eventually have around 1,000 homes, the developers have set aside roughly 1,000 acres of land to remain undeveloped. This commitment to green space gives the community its hill country charm, complete with scenic views, rolling hills, and oak trees. Once completed, the neighborhood will feature 11 miles of hiking trails and two parks for residents to enjoy.
4. New Construction Opportunities
If you’re looking for new construction, now is a great time to buy in Headwaters. The community has recently opened its final phase, with two top builders, Toll Brothers and David Weekly Homes, offering a variety of options. Homes range from about 1,800 square feet to over 3,000 square feet, with prices starting in the low $600,000s and going up to around $1.2 million, depending on the size and lot. Both builders are also offering incentives that I can help you negotiate, so now’s the time to act if you’re interested.
5. Future Commercial Development
What’s most exciting about Headwaters is the upcoming commercial development. A 90-acre project called “The Station” is underway and will bring some much-needed convenience to the area. Phase one, which includes apartments, a preschool, and a neighborhood marketplace, is already in progress. But phase two is what I’m really looking forward to—it will feature a retail shopping center similar to the Hill Country Galleria in Bee Cave. Once completed, it will provide shops, restaurants, and open lawn spaces that will greatly enhance everyday living in Dripping Springs. There’s also a planned neighborhood elementary school, making this a great option for families.
Reasons Some Clients Decide Against Headwaters
While Headwaters has a lot to offer, it’s not for everyone. Here are three reasons why some of my clients have decided to look elsewhere.
1. Ongoing Development
Although the commercial development is exciting, it’s still a few years away from being fully realized. If you’re only planning to live here for a few years, you might find yourself dealing with construction and a lack of established shopping and dining options. Some clients find this to be a drawback, especially if they’re looking for immediate conveniences.
2. Higher Costs
The cost of living in Headwaters can be higher than in other nearby communities. The tax rate is about 2.4%, which is higher than some neighborhoods in Dripping Springs that have rates below 2%. Additionally, HOA dues are $450 per quarter, which some clients find steep. However, these dues do include internet service through Spectrum, and in the newer sections, fiber internet is provided.
3. Traffic and Construction on Highway 290
The expansion of Highway 290, especially around the intersection with Highway 71 (known as “The Y”), is ongoing and can add to commute times for those heading into Austin. The good news is that this project should be completed within a few years, but for now, it’s something to be aware of if you plan to make the daily commute.
Is Headwaters Right for You?
Overall, I love Headwaters, and it’s a community I’d personally consider if I were moving to Dripping Springs. The combination of location, amenities, and future development makes it a strong contender for anyone looking for a new home or investment opportunity. However, it’s important to weigh the pros and cons based on your personal needs and timeline.
If you’d like more information about Headwaters or want to explore the current new construction opportunities, feel free to reach out. I’d be happy to help you navigate your options and find the perfect home in this fantastic community.
