The story of this market
The typical home in ZIP 78620 sells for about $725,000, or $232 per square foot.
Prices are down 9% from a year ago, which gives buyers more room to negotiate. Homes take about 69 days to sell, which is slow.
ZIP 78620 — Dripping Springs
The 78620 housing market is currently experiencing a cooling trend with a year-over-year decline in median prices and a significant inventory of homes for sale. Market activity is somewhat competitive, but buyers are seeing more options as the number of active listings remains elevated. These conditions are likely driven by broader economic shifts and a correction from previous high-growth periods.
This ZIP code is well-suited for families seeking suburban space with a rural feel, commuters working in the Austin metro area, and those looking for a high quality of life in the Texas Hill Country.
Median prices moved down 9.0% year over year.
Homes spend a median of 69 days on market with 9.5 months of supply — a slower-moving market.
0% of listings have cut prices · homes sell at 0% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) — a stable, low-distress profile.
ZCTA 78620
The area is served by the Dripping Springs Independent School District, which is generally characterized by high academic performance and strong community support.
The region faces risks related to wildfire and drought, typical of the Texas Hill Country, with insurance premiums reflecting these environmental exposures.
Dripping Springs is experiencing significant residential and commercial growth, driven by its proximity to Austin and its appeal as a Hill Country destination.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Texas) — Senior (65+) and Disabled Homestead Exemption and School Tax Ceiling: Grants an additional mandatory $10,000 exemption from ISD appraised value (Taxable Value_ISD = Appraised Value - $100,000 - $10,000) and establishes an absolute statutory tax freeze (school tax ceiling): total ISD property taxes cannot exceed the dollar ceiling established in the… State (Texas) — General Residence Homestead Exemption and 10% Valuation Growth Cap: Imposes mandatory state-level valuation deductions and growth limitations on the qualifying homestead: (1) Mandates a $100,000 deduction from appraised value for independent school district (ISD) maintenance and operations/debt taxation: Taxable Value_ISD = Appraised Value - $100… State (Texas) — Ad Valorem Real Property Taxation and Assessment Ratio: Mandates ad valorem appraisal of all real property at 100% of fair market value as of January 1 each tax year (Assessment Ratio = 1.00).
Commuting to the Austin employment core typically involves a drive along US-290 or RR 12, with travel times varying significantly based on traffic congestion.
The area features numerous outdoor amenities including Hamilton Pool Preserve, Pedernales Falls State Park, and various local parks, trails, and wineries.
The rental market is characterized by a mix of long-term residential leases and a presence of short-term rentals catering to tourism in the Hill Country.
The local economy is anchored by tourism, hospitality, and a growing service sector, with many residents commuting to the broader Austin-Round Rock metropolitan area for employment.
Transportation is primarily automobile-dependent, relying on major corridors like US-290 and RR 12 to connect to the Austin metro area.
The area is seeing ongoing residential subdivision development and commercial expansion along the US-290 corridor.
The Hays County Appraisal District manages property assessments for the majority of the ZIP code, focusing on market-value appraisals.
Parcels in this ZIP are subject to various taxing entities, including the Dripping Springs ISD, Hays County, and potentially municipal utility districts (MUDs) or emergency services districts.
Property insurance markets in the area are influenced by regional wildfire risk and the general hardening of the Texas homeowners insurance market.
Data retrieved from U.S. Census Bureau ACS estimates via ZIP-Codes.com.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment. Source: NCES EDGE public school locations 2023-24.
- Altitude Trampoline Park4.417.7 mi
- Urban Air Trampoline and Adventure Park4.112.1 mi
- Blazer Tag Adventure Center4.519.7 mi
- Play Street Museum - Sunset Valley4.717.4 mi
- Chuck E. Cheese419.6 mi
- The Oasis On Lake Travis4.219.7 mi
- Jester King Brewery4.66.9 mi
- Alamo Drafthouse Cinema Slaughter Lane4.514.5 mi
- EVO Entertainment + EVX + IMAX® - Kyle4.419.7 mi
- Broken Spoke4.219.6 mi
- Pedernales Falls State Park4.711.1 mi
- Austin Zoo4.211 mi
- Hill Country Galleria4.512.4 mi
- Radha Madhav Dham4.79.9 mi
- Westcave Outdoor Discovery Center4.79.1 mi
- Devil's Backbone Tavern4.719.1 mi
- Play Street Museum - Sunset Valley4.717.4 mi
- Science Mill4.718.5 mi
- 7A Ranch4.515.3 mi
- Smoke ATX4.819.4 mi
- Pedernales Falls State Park4.711.1 mi
- Westcave Outdoor Discovery Center4.79.1 mi
- Hamilton Pool Preserve4.69.4 mi
- Jacob's Well Natural Area4.411.7 mi
- Milton Reimers Ranch Park4.78.7 mi
- Lakeway Marina4.713.7 mi
- Paradise Cove Marina417.9 mi
- Austin Yacht Club4.818.7 mi
- Austin's Boat Tours-Party Boats4.919.2 mi
- Safe Harbor Emerald Point4.418.5 mi
- Falconhead Golf Club3.711.6 mi
- Grey Rock Golf Club & Tennis4.112.1 mi
- The Hills Country Club - Flintrock Falls Clubhouse4.711.8 mi
- Double J Ranch Golf Club3.912.7 mi
- Gungho Golf - Home Golf Simulator Solutions4.912.3 mi
- Hill Country Galleria4.512.4 mi
- Marshalls4.312.1 mi
- HomeGoods4.312.3 mi
- Dillard's4.212.3 mi
- Randalls4.212.7 mi
- Austin-Bergstrom International Airport4.126.3 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
A historic natural pool and grotto that is a major regional landmark.
A large state park offering hiking, camping, and river access.
Key-figure check: median price diverges 24.8% from the nearest retained anchor (published ten-year series (2024)) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict. Research outlier held out — this pass returned a median of $545,000 (24.8% off the retained reading), contradicting every independent anchor; the prior reading stands pending corroboration.