--- title: "Double L Ranch Dripping Springs | Builders, Pricing & Schools" description: "Double L Ranch is a 1,600+ acre master-planned community near Ranch Road 12 in Dripping Springs — 2,200+ homes, 500+ acres of parkland, and an on-site elemen..." lang: en json-ld: | { "@context": "https://schema.org", "@type": [ "LocalBusiness", "RealEstateAgent" ], "@id": "https://tracysproperties.com/#business", "name": "Tracy Godfrey & Herb Agapetus | Dripping Springs Real Estate", "url": "https://tracysproperties.com", "telephone": "+1-512-954-1300", "email": "tracy@tracygodfrey.com", "description": "Dripping Springs and Texas Hill Country real estate led by Tracy Godfrey and Herb Agapetus — market data, new construction, and homes west of Austin.", "areaServed": [ "Dripping Springs, TX", "Austin, TX", "Wimberley, TX", "Bee Cave, TX", "Lakeway, TX" ], "address": { "@type": "PostalAddress", "addressLocality": "Dripping Springs", "addressRegion": "TX", "postalCode": "78620", "addressCountry": "US" }, "geo": { "@type": "GeoCoordinates", "latitude": "30.19", "longitude": "-98.09" }, "openingHours": "Mo-Sa 08:00-20:00", "priceRange": "$$", "sameAs": [ "https://tracysproperties.com" ], "knowsAbout": [ "Dripping Springs real estate", "Wild Ridge", "Double L Ranch", "Headwaters", "Dripping Springs ISD" ] } --- Tracy Godfrey [512-954-1300](tel:5129541300)Herb Agapetus [512-905-1923](tel:5129051923) [![Tracy Godfrey Luxury Properties](/assets/tracy-godfrey-logo-dark-Cp29Ja6_.png)![Agapetus Realty — Herb Agapetus](/__l5e/assets-v1/10ea6669-736b-4221-b00d-a7c813c2b6cc/agapetus-realty-logo-v4.png)](/) [Market Update](/market-update) [New Construction](/new-construction) [Schools](/schools) [FAQ](/faq) [About](/about) [Contact](/contact) ![Aerial view of a Hill Country home on a wooded acreage lot in Dripping Springs, Texas](/assets/ds-hero-aerial-BMoh-5DX.png) Last updated: June 2026 # Double L Ranch — New Construction Homes in Dripping Springs Double L Ranch is a master-planned community on roughly 1,600+ acres near Ranch Road 12 in Dripping Springs, planned for more than 2,200 homes with builders including Highland Homes, Scott Felder Homes, Perry Homes, Westin Homes, and Drees Custom Homes, plus an on-site elementary school and 500+ acres of parkland. [Talk to a local agent](/contact)[Call 512-954-1300](tel:5129541300) ## Double L Ranch at a glance Scale ~1,600–1,677 acres, 2,200+ homes planned Location Near Ranch Road 12, Dripping Springs Parkland 500+ acres of planned parkland Schools On-site elementary school planned / opening Taxes MUD district applies — additional MUD tax Status Active — phased delivery over many years ## Community overview Double L Ranch is the largest new-construction development in Dripping Springs: roughly 1,600 to 1,677 acres near Ranch Road 12, planned for more than 2,200 homes. It is the single biggest driver behind the 8,000+ newly permitted lots in the city and its extraterritorial jurisdiction, and it will shape local pricing for the next decade. The plan is unusually land-generous for its size, with more than 500 acres set aside as parkland and an elementary school site inside the community. That combination — scale plus preserved open space plus a school on site — is what separates it from a conventional subdivision. One item to underwrite before you buy: Double L Ranch sits in a MUD (municipal utility district), so expect an additional MUD tax on top of the base property tax rate. That can add meaningfully to your monthly payment. Ask us for the current rate and how it steps down over time before you commit to a lot. Because build-out runs across many phases, early buyers get the best base pricing and the strongest incentives, but they also live alongside active construction for longer and wait on the full amenity package. If you plan to stay seven-plus years the math usually works; if you expect to resell in three, phase and lot selection matter a great deal. ## Pricing & home sizes Price range Ask for the current phase price sheet — pricing is released in batches and moves with each builder release Home sizes Broad mix from entry-level plans to Drees custom homes Lot sizes Varies by builder and phase, including larger lots along parkland and greenbelt edges Builders Highland Homes, Scott Felder Homes, Perry Homes, Westin Homes, Drees Custom Homes Builder pricing and inventory change weekly — contact us for the current release list and lot map. ## Amenities - 500+ acres of planned parkland and preserved open space - Planned trail network connecting neighborhood pods - On-site elementary school planned within Dripping Springs ISD - Parks, playgrounds, and community gathering areas - Ranch Road 12 access toward downtown Dripping Springs and Wimberley - Multiple builders competing on the same lot widths — real negotiating leverage ## Schools Elementary New on-site Dripping Springs ISD elementary planned for the community Middle Dripping Springs Middle School or Sycamore Springs Middle School High school Dripping Springs High School Dripping Springs ISD is adding capacity to absorb Double L Ranch. Zoning for early phases may change once the on-site campus opens — verify the assignment for the specific lot before you buy. More detail on campuses and ratings is on the [Dripping Springs schools guide](/schools). ## Wild Ridge vs. Double L Ranch vs. Headwaters Double L Ranch is one of three major new-construction communities in Dripping Springs. For the full side-by-side comparison of builders, pricing, lot sizes, amenities, and status, see the [new construction community guide](/new-construction). ## Ready to talk Dripping Springs? Tell us what you're looking for and a local Dripping Springs specialist will reach out. [Contact us](/contact)[Call 512-954-1300](tel:5129541300) [ ![Tracy Godfrey Luxury Properties](/assets/tracy-godfrey-logo-dark-Cp29Ja6_.png)![Agapetus Realty — Herb Agapetus](/__l5e/assets-v1/10ea6669-736b-4221-b00d-a7c813c2b6cc/agapetus-realty-logo-v4.png) ](/) Tracy Godfrey & Herb Agapetus — Tracy Godfrey Luxury Properties and Agapetus Realty. Your Dripping Springs & Hill Country real estate partners serving buyers and sellers west of Austin. Serving Dripping Springs and the Texas Hill Country Contact Tracy Godfrey [512-954-1300](tel:5129541300)[tracy@tracygodfrey.com](mailto:tracy@tracygodfrey.com) Herb Agapetus [512-905-1923](tel:5129051923)[herbagapetus@gmail.com](mailto:herbagapetus@gmail.com) Dripping Springs, TX 78620 Quick Links [Market Update](/market-update)[New Construction](/new-construction)[Schools](/schools)[FAQ](/faq)[About](/about)[Contact](/contact)[tracysproperties.com](https://tracysproperties.com) The information provided herein is deemed reliable but is not guaranteed and should be independently verified. All properties are subject to prior sale, change, or withdrawal. Neither listing broker(s) nor Tracy Godfrey Luxury Properties / Agapetus Realty shall be responsible for any typographical errors, misinformation, misprints, and shall be held totally harmless. Listing data is obtained from the Austin Board of REALTORS MLS. Consult a licensed mortgage professional for financing estimates. Equal Housing Opportunity | [TREC Information About Brokerage Services](https://www.trec.texas.gov/forms/information-about-brokerage-services)| [TREC Consumer Protection Notice](https://www.trec.texas.gov/forms/consumer-protection-notice)| [Privacy Policy](/privacy)| [Terms of Service](/terms) Tracy Godfrey | Tracy Godfrey Luxury Properties | 512-954-1300 | tracy@tracygodfrey.com Herb Agapetus | Agapetus Realty | 512-905-1923 | herbagapetus@gmail.com © 2026 Tracy Godfrey & Herb Agapetus. All rights reserved. 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