BUNKER RANCH Neighborhood Guide
Location
Where is Bunker Ranch located?
Bunker Ranch is a gated neighborhood on the west side of Dripping Springs, Texas, with its entrance on Highway 290 just west of Dripping Springs Middle School. Heading west from town, the entrance is on the left, past RR 12. It has a 78620 zip code and a Dripping Springs mailing address, and it is zoned to Dripping Springs ISD, so there is no Austin mailing address to untangle here.
Highway 290 is the main way in and out, which means your drive east depends on traffic. Published estimates for downtown Austin run from about 35 to 50 minutes, so treat that as a range and test the drive at the hours you would actually make it. The shops and restaurants along Mercer Street in downtown Dripping Springs are about a five-minute drive, and HEB and Home Depot are close by.
Amenities
What amenities does Bunker Ranch have?
The homeowners in Bunker Ranch value space over shared spaces. There are no shared amenities in this community which is why the HOA fees are as low as they are.
Schools
Zoning is set by planning unit and it does move. Dripping Springs ISD approved new elementary and middle school zones that took effect in the 2025-26 school year, and district documents point to the next elementary rezoning as early as 2027-28. Confirm the assignment for the specific address with the district before you write an offer, and ask again if your timeline is long.
What schools is Bunker Ranch zoned to?
Bunker Ranch school zoning as of 11.2026
Elementary: Walnut Springs Elementary School
Middle: Dripping Springs Middle School
High: Dripping Springs High School
What private and charter school options are there near Bunker Ranch?
Home Builders
What are the homes, lots and builders like in Bunker Ranch?
Lots run from about three-quarters of an acre to two acres, with at least 30 feet between homes. The deed restrictions set a minimum home size of 2,800 square feet for a one-story home and 3,200 square feet for a two-story home, and they call for masonry exteriors. Every home goes through design review, including when you bring your own builder.
The first phase was announced in 2017 and the neighborhood has been built out in phases since. Restrictions and fees can differ slightly from one phase to the next, so ask which phase a home sits in and read the documents for that phase. A separate section called The Cottages at Bunker Ranch has smaller garden-home lots and its own association, with its own dues and rules.
Owners can choose their builder, subject to design review, so the builder list changes by phase. Monticello Homes, based in San Antonio, was part of the first phase, and Herradura Construction and Sitterle Homes have also built here. Ask for the builder’s name on any newer home, and ask what warranty comes with it.
Septic or sewer
Is Bunker Ranch on septic or sewer?
Homes here use on-site septic systems, and the water is public. Septic is the tradeoff that surprises buyers coming from neighborhoods with city sewer. Have a licensed septic inspector evaluate the system during the option period, and ask for maintenance records. Confirm the water provider for your specific lot.
HOA Fees
Is there an HOA in Bunker Ranch? What are the fees?
Yes. The property owners association charges $70 per month however, fees can differ by phase and for The Cottages, so request the current dues and the resale certificate during your option period.
If you are weighing this neighborhood against another one, let’s talk about what each one costs to own and what each one lacks. Tell me what matters most and I will text you back to schedule a brief first phone call.
What is the property tax rate in Bunker Ranch?
The property tax rate in Bunker Ranch is 1.9%
HOA assessments and property-tax obligations can change and may vary by property or taxing jurisdiction. Before making an offer, verify the current HOA amount, transfer or resale-certificate charges, applicable tax jurisdictions, exemptions, and the property-specific estimated tax bill.