Driftwood & Dripping Springs Market Update – September 2025

As summer turns to fall, the September real estate numbers across our Driftwood and Dripping Springs communities revealed a subtle but important shift.
Inventory is rising in several neighborhoods, giving buyers a bit more breathing room, while well-priced , turn-key homes are still moving fairly quickly and maintaining strong sale-to-list ratios.

Below is a neighborhood-by-neighborhood breakdown of real estate market activity. Is there a neighborhood that you’d like to see data for not noted below? Let me know what communities you’re interested.

Belterra

Belterra’s real estate market cooled modestly in September.
Homes sold at 91 % of list price with an average sale price of $637,262 and 61 days on market.
Inventory held steady at 16 active listings, creating more opportunity for buyers who’ve been waiting for selection to improve.
Despite the slower pace, Belterra remains one of the area’s most desirable master-planned communities, with pricing stability likely returning as we head into Q4.

Founders Ridge

Founders Ridge stayed steady with homes selling at 97 % of list price, an average sale price near $602,500, and 114 days on market.
While listings are limited, longer timelines suggest buyers are taking their time evaluating options—a sign of a balanced market rather than a downturn.
This neighborhood continues to attract families who value proximity to downtown Dripping Springs while enjoying a quiet, established setting.

Caliterra

Caliterra’s September numbers along with the data from many other neighborhoods in Driftwood and DRIP point to a transitional market.
Homes sold at 88 % of list price, averaging 160 days on market with an average sold price of $831,231.
With 22 active listings, buyers have more leverage than they’ve had in months, though properties that show well and are priced competitively still attract serious attention.
Expect increased movement heading into the holiday season as sellers adjust to new pricing realities. Keep in mind that this neighborhood along with several others have many new builds coming to market. Builders don’t always enter their inventory on the MLS (that’s a conversation for another post).

La Ventana

Luxury and lifestyle continue to define La Ventana.
In September, homes sold at 100 % of list price with an average of 7 days on market—a clear indicator of strong demand and limited supply.
The median sold price of $797,000 and six active listings keep this gated Driftwood community firmly in the “move-fast-if-you-see-what-you-love” category.

Rim Rock

Rim Rock remains one of Driftwood’s most consistent performers.
Homes sold at 99 % of list price, with an average sold price of $970,000 and 41 days on market.
Ten active listings suggest healthy turnover but continued stability—proof that Rim Rock’s blend of acreage lots, Hill Country views, and top-rated DSISD schools keeps demand strong even in a shifting market. There is 1 home that is current a FSBO (For Sale By Owner) in Rim Rock, this property is not included in the data presented however if you would like to know more about that property please let me know.

Parten Ranch

Parten (Ranch) saw increased inventory this month with 25 active listings, yet buyer interest remains solid.
Homes averaged 195 days on market, selling at 95 % of list price with an average sold price of $1,107,489.
Although the longer marketing period points to cautious luxury buyers, the neighborhood’s amenities and location in the Dripping Springs ISD continue to sustain strong long-term value.

What Does This All Means for Buyers and Sellers:

• Buyers: Rising inventory equals opportunity. Several neighborhoods are offering more selection and negotiability than we’ve seen in over a year.

• Sellers: Homes priced and presented correctly are still commanding top dollar and moving quickly, particularly in La Ventana, Rim Rock, and Belterra’s mid-price range.

If you’re wondering how these shifts affect your home’s value - or your buying power - let’s talk through the data for your specific property and goals. It’s truly never too early in your selling or buying journey for a conversation.

Text or call 512-749-2280
or
Visit carissaholmesrealestate.com/localmarketdata to see full neighborhood breakdowns and trends.