Is an Acreage property really what you’re looking for?
For many buyers, the idea of owning land in Driftwood, Texas is what initially draws them to the area. Space, privacy, mature trees, and that true Hill Country feel, it’s a completely different lifestyle compared to more traditional suburban neighborhoods. Compare Belterra to Rim Rock for example.
But buying a home with acreage is not the same as buying in a planned community. There are additional factors,some exciting, some unexpected, that can significantly impact your experience as a homeowner.
If you’re considering acreage in Driftwood or Dripping Springs, here’s what you need to know before making a purchase.
Why Buyers Are Drawn to Acreage in Driftwood
Driftwood offers something that’s increasingly hard to find this close to Austin: land and it’s going FAST!
Buyers are typically looking for:
Privacy and distance from neighbors, not miles but they’d like to enjoy their backyard without feeling as thought they’re in a fishbowl.
Room for a pool, guest house, or workshop - MAJOR bonus points for homes that already have these amenities in place…. they are not inexpensive to build.
Fewer HOA restrictions (in many cases)
A quieter, more rural lifestyle while still being within reach of Dripping Springs and South Austin amenities.
It’s a lifestyle decision just as much as a real estate one.
Check out these neighborhoods in DRIP and Driftwood.
Not All Acreage Is Created Equal
One of the biggest misconceptions I see is assuming that all acreage properties function the same way. In reality, two properties with the same number of acres can feel, live, and be taxed very differently. Don’t forget they can be zoned very differently as well with different restrictions and allowed uses of the land.
Topography plays a major role in Driftwood as well as in DRIP (Dripping Springs). Some lots are flat and highly usable, while others include slopes, rock formations, or areas that limit where you can build or expand. Tree coverage, soil quality, flood plains, and drainage patterns also vary significantly. There are often many concealed rock walls that span for miles, I personally encountered this on the property of my current home. Often homeowners, like myself, aren’t aware of them until they decide to put in a pool or make another material change to their property.
Before purchasing, it’s important to look beyond the listing description and understand how the land actually functions day-to-day and what it was used for prior to being a residential lot. You also have to have a realistic point of view on what cons you are willing to accept to have access to the pros. No property is perfect.
Septic Systems and Wells: What to Expect
Most acreage properties in Driftwood are not connected to city utilities for all related needs. That means you’ll likely have a septic system, and in some cases, a private well. Private wells are not nearly as common as septic systems, it’s difficult to come up with a neighborhood in Dripping Springs or Driftwood that does not have a septic system (which must be taken care of by the homeowner)
Septic systems require ongoing awareness and mandatory service contracts in many areas including in neighborhoods like Rim Rock. You’ll want to understand the system’s age, capacity, and maintenance history. It can also affect future plans, like adding a pool or expanding the home, since placement and capacity will matter greatly.
If the property has a well, water quality and production levels should be evaluated. Not all wells perform equally, and this is something that should be thoroughly inspected during the option period. It’s also important to understand if you have an option of connecting to city provided water.
These are not typically deal breakers, but they are important to understand upfront and not all real estate agents will be aware of these aspects unless they live in the area and conduct business within multiple neighborhoods.
Property Taxes and Exemptions
Property taxes in Driftwood can vary widely depending on the property. (keep an eye out for a Coming Soon post about why property taxes can vary SO much from neighborhood to neighborhood)
Some homes benefit from agricultural exemptions, which can significantly reduce the tax burden. Others may be located in areas with higher tax rates or without exemptions in place.
Understanding these items in depth and the impact each can have on your long-term cost of ownership.
Current tax rate
Whether an exemption exists
What it takes to maintain that exemption**** This is an important one! Do your research.
Regardless of the size of your property if you are using it as your primary residence you should be claiming your homestead exception, which recently underwent some changes that you can learn more about here:
Access, Roads, and Infrastructure
Another factor buyers don’t always consider initially is access.
Some properties are located on paved roads, while others may require driving on gravel or easement roads. During dry conditions, this may not seem like a big deal—but it can feel very different after heavy rain.
Internet availability is also something to verify early. While service has improved in many parts of Driftwood, it can still vary depending on the exact location.
These practical details play a bigger role in day-to-day living than most buyers expect.
The True Cost of Owning Acreage
Owning land comes with added responsibility, and added cost and sometimes added concern for your loved ones that are likely to inherit it.
Maintaining acreage may include:
Land clearing or brush management, we live in a fire-prone area this upkeep is vitally important and needs to be done annually
Tree care, are there Oak trees on the property, consider getting an Oak Wilt test, you can learn more about Oak Wilt here.
Fencing repairs
Septic maintenance - in Hays County you must have your septic serviced 3x per year by a vetted provider.
Well system upkeep (if applicable)
It’s a trade-off most buyers are happy to make, but it’s important to go in with clear expectations as well as a plan for who will care for the land as you age.
Local Expertise Matters
Acreage purchases involve more variables than a typical home purchase, and many of them are highly specific to Driftwood and the surrounding Hill Country - understanding not only the current deed restrictions, but also knowing what deveomplement is planned is vital.
From understanding land usability to evaluating septic systems, tax implications, and future resale potential—having someone who understands this market at a detailed level can make a significant difference.
If you’re considering making a move, I’m happy to help you evaluate properties and avoid common (and costly) surprises.