--- title: "Headwaters Dripping Springs | Builders, Pricing & Amenities" description: "Headwaters is a master-planned community off Hwy 290 in Dripping Springs with 1,000 permitted lots, built by David Weekley, Dream Finders, Drees, and Taylor ..." 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 # Headwaters — New Construction Homes in Dripping Springs Headwaters is a master-planned community off Hwy 290 in Dripping Springs with 1,000 permitted residential lots, built by David Weekley, Dream Finders, Drees, and Taylor Morrison, and featuring a new on-site elementary school. [Talk to a local agent](/contact)[Call 512-954-1300](tel:5129541300) ## Headwaters at a glance Scale 1,000 permitted residential lots Location Off Hwy 290, Dripping Springs Architecture Hill Country Modern design standards Schools New on-site elementary school Amenities Built and open — not promised Status Established master plan, later phases selling ## Community overview Headwaters is the most established of the major Dripping Springs new-construction communities. With 1,000 permitted residential lots off Hwy 290, its amenity center, trail network, and landscaping are already built and in use — buyers can walk the pool deck and meet neighbors before they sign, rather than buying from a rendering. The community is built around a Hill Country Modern architectural standard and an extensive nature trail network that ties the neighborhoods together. A new on-site elementary school serves families inside the community, which is a significant draw for DSISD-motivated buyers. Four builders are active here — David Weekley, Dream Finders, Drees, and Taylor Morrison — which means real plan variety and real competition on incentives. Established amenities typically carry a price premium over the newer Wild Ridge and Double L Ranch releases; whether that premium is worth it depends on how soon you need the lifestyle to actually exist. ## Pricing & home sizes Price range Premium to newer Dripping Springs releases, reflecting completed amenities — current price sheets available on request Home sizes Wide range across four builders, from efficient plans to large move-up homes Lot sizes Multiple lot widths by builder, with greenbelt and Hill Country view premiums Builders David Weekley Homes, Dream Finders Homes, Drees Custom Homes, Taylor Morrison Builder pricing and inventory change weekly — contact us for the current release list and lot map. ## Amenities - Completed amenity center with resort-style pool - Extensive nature trail network throughout the community - Community gathering and event space with lifestyle programming - Playgrounds, parks, and open green space - Hill Country Modern architectural standards community-wide - New on-site elementary school ## Schools Elementary On-site Dripping Springs ISD elementary school Middle Sycamore Springs Middle School or Dripping Springs Middle School High school Dripping Springs High School Attendance zones are set by Dripping Springs ISD and can change as new campuses open — always verify the zoning for a specific address. More detail on campuses and ratings is on the [Dripping Springs schools guide](/schools). ## Wild Ridge vs. Double L Ranch vs. Headwaters Headwaters 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. [Powered by Azulio.ai](https://azulio.ai) ![](https://p.alocdn.com/c/7zq8xpzm/a/etarget/p.gif?label=c4c16460-e820-4e04-b58a-b60f3c23fc26&title=Dripping%20Springs%20Real%20Estate%20%7C%20Tracy%20Godfrey%20%26%20Herb%20Agapetus&url=https%3A%2F%2Fdrippingspringsgodfrey.lovable.app%2Fnew-construction%2Fheadwaters&auid=fd3f5a9b-c4d0-4919-a9f8-d880a53b5b35)