172 Bluff TRL, Dripping Spring, TX 78620
Property image
Property image
FOR SALE
3D VIEW
1.15 ACRES

$1,099,000

Original price: $1,100,000
  • 3 Beds
  • 2 Baths
  • 1,885 sqft (on 1.15 acres)

172 Bluff TRL, Dripping Spring, TX 78620

Est. Mortgage $7,672/mo*
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Home Highlights

Single-Family Home
Built in 2018
1.15 acre lot
$583/sqft
2 Car Garage
HOA $100/mo

Local Information

  • Map ViewExplore the area around 172 Bluff TRL.
  • Schools1 Preschool School1 Elementary School1 Middle School1 High School
  • Shop & Eat
-- mins to
Commute Destination

About this House

What's unique:Fully equipped outdoor kitchenWhole-house water filtration systemWater softenerSoaring ceilingsHigh-efficiency variable-speed hvac systemExpansive covered patios
Welcome to your own private stretch of the Pedernales River at this exceptional contemporary home, beautifully positioned on 1.15 acres in the heart of the Texas Hill Country. Offering approximately 100 feet of pristine river frontage in desirable Blanco County, this rare retreat combines sophisticated modern living with one of Central Texas’ most spectacular natural settings. Just 30 miles west of Austin, it offers the perfect balance of privacy, recreation, & convenience.
Designed to embrace its spectacular surroundings, the home features soaring ceilings and walls of glass that fill the interior with natural light while framing panoramic views of the Pedernales River valley and surrounding Hill Country. The open-concept floor plan flows effortlessly between the living room, gourmet kitchen, and dining area, creating an inviting space for everyday living as well as entertaining family and friends.
Step outside to expansive covered patios and a fully equipped outdoor kitchen before following thoughtfully constructed stairs to one of the most beautiful stretches of the Pedernales River. Here, majestic cypress trees line the riverbanks, creating a shaded oasis over a deeper section of water perfect for swimming and relaxing. Scenic rapids both upstream & downstream provide the soothing sound of flowing water, while hidden caves, fascinating rock formations, & towering limestone bluffs make this stretch of river truly unforgettable. Whether kayaking, fishing, or simply enjoying the peaceful surroundings, the river becomes an extension of your backyard.
The home is equally impressive in its comfort and technology, featuring smart home integrations including app-controlled ceiling fans, integrated Sonos sound system, security & a/v wiring, a high-efficiency variable-speed HVAC system, a fully insulated garage with storage room above, a whole-house water filtration system, water softener & plumbing for a future rainwater collection system w/ a dedicated tank pad.
Last check for updates: about 5 hours ago
Listing courtesy of Dan S. Justus, (512) 448-4111
Keller Williams Realty - SW
Originating MLS: Williamson County Association of REALTORS
Source: Central Texas MLS, MLS#619177
Also Listed on Central Texas MLS, LERA MLS, Unlock MLS, Unlock MLS, LERA MLS.

Home Details for 172 Bluff TRL

Interior Features

Beds & Baths
Number of Bedrooms: 3Number of Bathrooms: 2Number of Bathrooms (full): 2
Dimensions and Layout
Living Area: 1885 Square Feet
Appliances & Utilities
Utilities: Electricity Available, High Speed Internet AvailableAppliances: Dishwasher, Disposal, Gas Range, Gas Water Heater, Water Softener Owned, Some Gas AppliancesDishwasherDisposalLaundry: Laundry in Utility Room,Lower Level,Laundry Room
Heating & Cooling
Heating: Central,PropaneHas CoolingAir Conditioning: Central Air,ElectricHas HeatingHeating Fuel: Central
Fireplace & Spa
Fireplace: Other, Outside, See Remarks, Wood BurningHas a FireplaceNo Spa
Gas & Electric
Has Electric on Property
Windows, Doors, Floors & Walls
Flooring: Wood
Levels, Entrance, & Accessibility
Stories: 1Levels: OneFloors: Wood
View
Has a ViewView: River
Security
Security: Smoke Detector(s)

Exterior Features

Exterior Home Features
Roof: MetalFencing: Front Yard, Partial, Privacy, WoodOther Structures: OutbuildingFoundation: Slab
Parking & Garage
Number of Garage Spaces: 2Number of Covered Spaces: 2Has a GarageHas an Attached GarageParking Spaces: 2Parking: Attached,Garage
Pool
Pool: None
Frontage
WaterfrontRoad Surface Type: PavedOn Waterfront
Water & Sewer
Sewer: Public Sewer, Aerobic SepticWater Body: Pedernales River

Days on Market

Cumulative Days on Market: 63Days on Market: 94

Property Information

Year Built
Year Built: 2018
Property Type / Style
Property Type: ResidentialProperty Subtype: Single Family ResidenceArchitecture: Traditional
Building
Construction Materials: Brick, Frame, Stone
Property Information
Condition: ResaleParcel Number: R2798

Price & Status

Price
List Price: $1,099,000Price Per Sqft: $583
Status Change & Dates
Possession Timing: Closing & Funding, Closing

Active Status

MLS Status: Active

Media

Location

Direction & Address
City: Dripping SpringsCommunity: Pedernales Place
School Information
Elementary School District: Johnson City ISDJr High / Middle School District: Johnson City ISDHigh School District: Johnson City ISD

Agent Information

Listing Agent
Listing ID: 619177

Community

Community Features: None

HOA

Association for this Listing: Williamson County Association of REALTORSHas an HOAHOA Fee: $100/Monthly

Lot Information

Lot Area: 1.15 Acres

Offer

Listing Agreement Type: Exclusive Right To SellListing Terms: Cash, Conventional

Miscellaneous

Mls Number: 619177Living Area Range Units: Square FeetAttic: Access OnlyWater ViewWater View: RiverAttribution Contact: 512-448-4111Above Grade Unfinished Area Units: Square FeetBelow Grade Unfinished Area Units: Square FeetUniversal Property Id: US-48031-N-R2798-R-N

Additional Information

NoneDays On Market Replication: 63

Around this home

What Locals Say about Dripping Springs

This October

Trick-or-Treat Score

Built from what locals say about this neighborhood.
  • 80% say there's holiday spirit
  • 62% say neighbors are friendly
  • 39% say there are community events
Trulia Trick or TreatStart Ghost Hunt
At least 67 Trulia users voted on each feature.

  • 94 % Say car is needed

  • 91 % Say parking is easy

  • 86 % Say there's wildlife

  • 84 % Say it's dog friendly

  • 84 % Say yards are well-kept

  • 81 % Say it's quiet

  • 80 % Say there's holiday spirit

  • 67 % Say kids play outside

  • 63 % Say people would walk alone at night

  • 62 % Say neighbors are friendly

  • 56 % Say they plan to stay for at least 5 years

  • 39 % Say there are community events

  • 16 % Say there are sidewalks

  • 14 % Say it's walkable to grocery stores

  • 13 % Say it's walkable to restaurants

Sourced by Trulia users. Learn more about our methodology.
  • Dj Spry
    "Great school district that is rapidly growing. There is a local YMCA in addition to a range of athletic opportunities"
    0
    Flag
  • Crystaldezaux
    "I see dogs all the time, dogs are well behaved and always leashed, very welcome and clean. it's a great environment for dogs in this city"
    1
    Flag
  • Trulia User
    "Currently I have no commute. When I do, it’s about 25-30 minutes if I leave early, around 6 AM. Subsequently I leave my workplace around 2 or 3 so I miss the worst of the traffic. "
    0
    Flag
  • Kindness.thenew.gangsta11
    "It seems to be more common here than anywhere else that I've lived: Drivers behind you drive right up behind you and tail you, Ann's everyone seems to drive with their high beams on. No matter what."
    0
    Flag
  • Lauren S.
    "Our neighborhood has Flamingo Fridays, Movie in the Park, and every Halloween they have hay rides with candy for kids rather than going door to door. "
    0
    Flag
  • Donna T.
    "We help each other put out fires, round up life stock, watch each other’s kids and pets and have bbq’s and potluck suppers "
    0
    Flag
  • Christina A. N.
    "I love Dripping! Small town feel that’s great for families or anyone who wants to be part of a friendly community. "
    0
    Flag
  • Doris
    "There are quite a number of families in this neighborhood. Annual holiday celebrations are enjoyed by all."
    0
    Flag
  • Kelly L.
    "Dogs are always on leash. People walk their dogs all the time. Dogs get out of their yard, like any neighborhood, but we communicate on the NextDoor Neighbor App to help. "
    0
    Flag
  • Jfilling7000
    "Lots of dogs and they can run around the pond and swim too! Yes and there are ducks and people swim and fish"
    0
    Flag
  • Shelbyweh
    "The area is safe. Night time is a no go for walking around West Cave Estates, as there are no street lights. "
    0
    Flag
  • Sarah
    "I work in a nearby suburb of Austin so my commute is short (20 minutes). My husband works on the east side of Austin and his commute is an hour-long nightmare every day."
    17
    Flag
  • Jill R.
    "It's always interesting. There could be a coral snake in the chicken coop or a tarantula above your front door when you come home. You never know. "
    2
    Flag
  • Alexia D.
    "This is a great area for families or couples without kids. Very quiet and secluded neighborhood, but close in to everything!"
    0
    Flag
  • Karon
    "This is a very good community to raise children and just to live in. Close enough to Austin, Fredericksburg, Wimberley, San Antonio to go there easily. Excellent Schools, great neighbors and friendly atmosphere."
    0
    Flag
  • Lark L.
    "If you are avid horse person are competitive tennis play great community for you. The Junior and Adult tennis programs are tops in Austin. It is the place to be to get your daily tennis fix. "
    0
    Flag
  • Mary D. B.
    "Kirby Springs Ranch is 25 minutes to downtown Austin and within 10 minutes to all schools, sports parks, horse park, Charro Natural Park, Founders Park, Sportsplex with walking trails, the library and HEB Grocery and Home Depot and Walgreens. As convenient as all these things are the homes in Kirby Springs are away from it all since they are on acreage and have that privacy and the great oaks. Truly a retreat from hectic life once you are home. Highly rated school district - quality ed with involved families and good kids. We love it."
    0
    Flag
  • Mary D. B.
    "Kirby Springs Ranch is less than 10 minutes to all parks and schools in a great family oriented area but only 25 minutes to downtown Austin for nightlife. There's Charro Nature Park, Horse Ranch Park, 2 childrens parks, many sports fields and hometown restaurants as well as chain fast food. HEB grocery and Home Depot, YMCA and gyms within 10 minutes. Growing active family area with excellent schools. Kirby Springs has deed restriction homes on acreage and is horse friendly."
    0
    Flag
  • Karis C.
    "I moved out to the area in 2007 and have loved it. The neighborhood is safe and quiet with lots of families, couple and retiree's. I enjoy Hamilton Pool, Reimers Ranch, Wimberley, and Lake Travis all being right down the road. The galleria has brought more restaurants and bars to the area which is nice."
    0
    Flag

Market trends in Dripping Springs

Last updated September 2026
Buyer'sMarketSeller'sMarket
Avg. sale price
$732K
$6.25KMoM
Sale-to-List Price
—
Price per sq ft
$268
$5MoM
Available listings
296
10MoM
Sourced by Trulia Market Trends

Home Value

Learn more about this home's value by checking out the value of nearby homes and how much similar homes have sold for.

Comparable sales

These are recently sold homes that have a similar location or other similar features to this home, like bedrooms, bathrooms, and square footage. Get a sense of the expected prices in the area by viewing these homes.
Address
Distance
Property Type
Sold Price
Sold Date
Bed
Bath
Sqft
8507 Hammetts Xing, Marble Falls, TX
2.83
Single-Family Home
-
09/18/26
1
1
640
8151 fitzhugh, Dripping Springs, TX
4.29
Single-Family Home
-
10/29/25
7
4.5
4,279
1090 Wilson Ranch Rd, Round Mountain, TX
2.42
Single-Family Home
-
01/08/26
-
-

Nearby home prices

Get a sense of expected prices in the area by checking the value of nearby homes.
Address
Distance
Price
Bed
Bath
Sqft
Status
160 Bluff Trl, Dripping Springs, TX 78620
0.02
$472,900
Studio
2
1,748
Off Market
185 Bluff Trl, Dripping springs, TX 78620
0.03
-
-
-
-
Off Market
148 Bluff Trl, Dripping Springs, TX 78620
0.04
$501,300
Studio
2
1,528
Off Market
136 Bluff Trl, Dripping Springs, TX 78620
0.06
-
-
-
-
Off Market
210 Bluff Trl, Dripping Springs, TX 78620
0.07
$244,200
Studio
-
1,140
Off Market
102 Bluff Trl, Dripping Springs, TX 78620
0.09
$431,000
Studio
-
2,262
Off Market
185 Bluff Trl, Dripping Springs, TX 78620
0.10
$738,700
Studio
1
1,008
Off Market
124 Bluff Trl, Dripping Springs, TX 78620
0.10
-
-
-
-
Off Market
112 Bluff Trl, Dripping Springs, TX 78620
0.11
-
-
-
-
Off Market
290 Bluff Trl, Dripping Springs, TX 78606
0.12
$394,500
2
2
1,260
Off Market
411 Live Oak Canyon Rd, Dripping Springs, TX 78620
0.13
$451,600
2
1.5
1,643
Off Market
1761 Liveoak Cyn, Dripping Springs, TX 78620
0.13
$455,100
Studio
1
1,680
Off Market
1780 Live Oak Canyon Rd, Dripping Springs, TX 78620
0.14
$486,400
Studio
-
2,534
Off Market
1780 Live Oak Canyon Rd #2, Dripping Springs, TX 78620
0.14
-
-
-
-
Off Market
1353 Liveoak Cyn, Dripping Springs, TX 78620
0.14
-
-
-
-
Off Market
1434 Liveoak Cyn, Dripping Springs, TX 78620
0.15
$579,000
3
2
1,578
Off Market
1723 Liveoak Cyn, Dripping Springs, TX 78620
0.15
-
-
-
-
Off Market
1770 Live Oak Canyon Rd #1-ID1027197P, Dripping Springs, TX 78620
0.15
-
3
2
1,592
Off Market
1762 Live Oak Canyon Rd, Dripping Springs, TX 78620
0.15
-
-
-
-
Off Market
Bluff Trl, Dripping Springs, TX 78620
0.16
-
-
-
-
Off Market

Price and Tax history

DateEventPrice
Sep 9, 2026
Source: Unlock MLS #8730101
PriceChange
$1,099,000
Price decreased by 0%
Jul 22, 2026
Source: Unlock MLS #8730101
Listed For Sale
$1,100,000
Jul 2, 2026
Source: Unlock MLS #9220488
ListingRemoved
$1,100,000
Mar 24, 2026
Source: Unlock MLS #9220488
PriceChange
$1,100,000
Price decreased by 10%
Nov 3, 2025
Source: Unlock MLS #9220488
PriceChange
$1,225,000
Price decreased by 11%

LGBTQ Local Legal Protections

Dan S. Justus, Keller Williams Realty - SW
Agent Phone: (512) 448-4111
Listing and property data is from an Internet Data Exchange (IDX) provided by the Central Texas MLS. Some properties which appear for sale on the website may no longer be available because they are for instance, under contract, sold or are no longer being offered for sale. IDX information is provided exclusively for personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information is deemed reliable but not guaranteed. Copyright 2026 Central Texas MLS, All Rights Reserved.

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Frequently asked questions about 172 Bluff TRL

  • What is the estimated monthly payment for 172 Bluff TRL?
    Based on a $1,099,000 list price with 20% down at today's rates, the estimated monthly payment for 172 Bluff TRL in Dripping Spring, TX is approximately $7,708 (about $6,122 principal & interest, $1,511 property taxes, and $75 homeowner's insurance). This is an estimate. Actual payment depends on your loan terms.
  • How does the list price for 172 Bluff TRL compare to homes in Dripping Spring?
    172 Bluff TRL in Dripping Spring, TX is listed at $1,099,000, about 50% above the $732K median sale price in Dripping Spring.
  • What do residents say about Dripping Spring?
    Residents describe Dripping Spring, TX as easy to park in, dog-friendly, and well-kept. Most residents say you need a car. See homes for sale in Dripping Spring, TX.
  • What are the closest schools to 172 Bluff TRL?
    The closest schools to 172 Bluff TRL in Dripping Spring, TX are Lyndon B Johnson Elementary School (Pre-K, rated 5/10), Lyndon B Johnson High School (rated 7/10), Lyndon B Johnson Middle School (rated 8/10).
  • Does 172 Bluff TRL have air conditioning?
    Yes, 172 Bluff TRL in Dripping Spring, TX has air conditioning.
  • Does 172 Bluff TRL have laundry facilities?
    Yes, 172 Bluff TRL in Dripping Spring, TX has laundry facilities.
172 Bluff TRL, Dripping Spring, TX 78620 is a 3 bedroom, 2 bathroom, 1,885 sqft single-family home built in 2018. This property is currently available for sale and was listed by Central Texas MLS on Jul 22, 2026. The MLS # for this home is MLS# 619177.