Schools

§ 03

District

Elementary	LYNDON B JOHNSON EL	C
Middle	LYNDON B JOHNSON MIDDLE	B
High	LYNDON B JOHNSON H S CCMR 98% · Grad 100%	B

TEA accountability ratings reflect 2024–25 where available. School attendance zones are subject to district redistricting — confirm directly with the district before making a school-based decision.

Overview

§ 01

STUNNING VIEWS for miles. Lot 21 at Ranches at Dripping Springs is part of a 389+/- acre, 26-lot gated luxury ranchette community perched atop a ridge along the west side of Dripping Springs. With elevations exceeding 1,600 feet, the property offers breathtaking long distance views with ponds and grottos throughout. The developer is deeply committed to preserving the natural character of the land. The result is a hand-curated ranchette development that spans more than 389 acres with an emphasis on conservation and quality. This is a rare opportunity to enjoy the tranquility & privacy of a low-density ranch community featuring 26 exclusive ranchettes, each ranging from 12 to 18 acres. An existing wildlife/AG valuation-supported by an emphasis on birds-helps ensure lower property taxes. Residents also enjoy paved roads and an impressive gated entrance that welcomes you into this exceptional community.

Features

§ 02

Interior

Not provided

Exterior & lot

Wooded

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	12.6500
Lot Features	Wooded

Location

County	Hays
MLS Area Major	83
Subdivision	Ranches at Dripping Springs
Postal Code	78620

HOA / Association

HOA	Yes
HOA Name	RanchesAt Dripping Springs

Taxes, Terms & Disclosures

Parcel #	R89381
Legal Description	RANCHES AT DRIPPING SPRINGS , LOT 21, ACRES 12.65
Disclosures	None

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice

Not in archive

This MUD is not yet in our §49.452 archive. We'll add it on request.

Texas Water Code §49.452 requires districts to publish annual notices with tax rate, bonded indebtedness, and assessed value. Most Harris-area MUDs publish these; a handful managed by Inframark do not.

Request this notice

● What this tells you

The §49.452 notice is the only public document that lists a MUD's exact tax rate, outstanding bond debt, and the assessed value used to compute your taxes — direct from the district, not the MLS. If the district is newer or has more bonds outstanding than its neighbors, your effective tax rate will be higher here than just across the street.

Listing's rolled-up MUD rate — Resolved MUD jurisdiction not mapped Match confidence —

Taxes & Cost of Ownership

§ 04

Tax breakdown not availableWe could not resolve the taxing jurisdictions for this listing. We will enrich this when the county tax roll loads.

HOA & Community

§ 05

● HOA details

—

ANNUAL

Association nameRanchesAt Dripping Springs Management co.— Website— Phone— Cert on filepending

● Community amenities

No curated amenity map yet for this subdivision.

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

1,000 Mbps

Fiber available

Fixed Wireless

Rise Broadband

Speeds per provider

Fixed Wireless

T-Mobile

Speeds per provider

Fixed Wireless

Verizon

Speeds per provider

Satellite

HughesNet

Speeds per provider

Satellite

Starlink

Speeds per provider

Satellite

Viasat Inc

Speeds per provider

Unknown

GVCS

Speeds per provider

Unknown

HC Wireless

Speeds per provider

+ 2 additional provider(s)

Environmental Risk

§ 08

?

FEMA Zone

Flood zone: not mapped by FEMA for this area

No FEMA digital flood map covers this location, so this property's flood risk has not been established. Verify flood insurance requirements with your lender.

SFHA NOT DETERMINED

🌡 Heat days >95°F

92 days/yr above 95°F

Plus 44 days above 100°F. NOAA station records, 2016-2025 average.

30-day air qualityData not yet available

Drought (current)Data not yet available

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Sep 23, 2026.

Recent Comparable Sales

§ 09

No comps within 0.5 mi in the last 90 daysExpand the search radius via the "Full report" CTA.

Subdivision & Master Plan

§ 10

● Master plan

Ranches at Dripping Springs

TIER: SUBDIVISION

Subdivision name (MLS)Ranches at Dripping Springs City · ZIPDripping Springs · 78620 CountyHays Listings in subdivision1 Active now1 Sold (last 12 mo)0 Curated amenities0

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

North Hays County Fire Rescue

· Dripping Springs

Distance

3.3 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48031950201 · ACS 2023

Median HH income

$68,598

ACS 2023

Median home value

$404,700

Census self-report

Owner-occupied

64%

1,894 housing units

Bachelor's+

40%

Adults 25+

Median age

51.7

Population 3,606

Work from home

20%

of commuters

Commute 45min+

26%

of commuters

Below poverty

8.9%

tract-level

Amenities & Nearby Places

§ 13

Active listing — amenities should populate from the go-live pipeline. Click to fetch now if missing.

Location & Neighborhood

§ 13

● This Home

3300 FM 165 - Lot 21, Dripping Springs, TX 78620

Hays County · 30.16°N, 98.25°W

No curated amenities within 2 mi yet.

Interactive map coming in v0.2 — currently showing schematic placement.