HERITAGE Neighborhood Guide
Location
Where is Heritage located?
Heritage is a master-planned neighborhood in Dripping Springs, Texas, off Ranch Road 12 near Old Fitzhugh Road and less than a mile north of Highway 290. It has a 78620 zip code, sits in Hays County and is zoned to Dripping Springs ISD. The builder sales centers are on North Roger Hanks Parkway. One builder lists Heritage as walking distance to historic Mercer Street, and another lists a planned walking trail along Mercer Street as a future amenity.
Highway 290 is the main route toward Austin, so your drive east depends on traffic. Test it at the hours you would actually make it before you decide.
Amenities
What amenities does Heritage have?
In the center of the community is the Heritage amenity-center. Large swimming pool, a splash pad, playgrounds, and pickleball courts.
In addition to the amenities in community center you’ll find pocket parks throughout the neighborhood.
Schools
Dripping Springs ISD draws zones by planning unit, which is why one neighborhood can be split between two elementary schools, and Heritage appears to be one of them. District documents show both elementary schools feed Dripping Springs Middle School. Zoning does move, and the district approved new zones that took effect in 2025-26. 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 Heritage zoned to?
Heritage school zoning as of 11.2026
Elementary: Dripping Springs or Walnut Springs Elementary School, depending on the address
Middle: Dripping Springs Middle School
High: Dripping Springs High School
What private and charter school options are there near Heritage?
Home Builders
What are the homes, lots and builders like in Heritage?
Heritage is new construction with smaller lots than most of the neighborhoods around it, and listings commonly show lots of roughly a tenth to a sixth of an acre.
The builders’ current plans run from about 1,400 to 3,300 square feet, with two-car garages, and M/I Homes says most of its plans include a study or den and all have covered back patios. M/I Homes describes the finished community as nearly 600 homes on a variety of homesite sizes.
The first homes sold in 2023. Smaller lots mean less to maintain and less room for a pool, a shop or a large addition, so decide early which of those matters to you.
M/I Homes and Tri Pointe Homes are the builders. Tri Pointe sells in separate collections, including the Terrace Collection and the Arbor Collection, each with its own sales team and plans and warranties. Ask any builder what warranty comes with the home, whether a quick move-in home is ready or still under construction, and what any incentive requires of you before you accept it.
Is Heritage on septic or sewer?
Heritage is on public water and wastewater, and builder listings name Dripping Springs Water Supply Corp. as the provider. There is no septic system to inspect here. Electric service is listed through Pedernales Electric Cooperative and gas through Texas Gas Service (OneGas). Confirm the providers for your specific lot.
Is there an HOA in Heritage? What are the fees?
Yes, there is a mandatory HOA in Heritage the annual dues as of 2026 are $600. New communities change dues as they build out, so request the current dues, the budget and the resale certificate during your option period.
If you are weighing Heritage against another neighborhood, let’s talk about what each one costs to own once the HOA, the PID and the taxes are all counted.
What is the property tax rate in Heritage?
The property tax rate in Heritage is 1.9% which is on the lower end for a community that still has multiple phases of construction pending.