Are you searching for that perfect blend of rural tranquility and luxury living near Austin? Welcome to Heather Hills, where expansive acreage meets modern elegance in one of Dripping Springs’ most coveted neighborhoods. If you’re looking for a luxury acreage neighborhood in Dripping Springs and your idea of acreage is more around 10 acres, Heather Hills is where you want to start your search. Homes were built in the 2000s to early 2010s so they are new enough to have more contemporary floor plans but established enough to have mature trees, outdoor living areas, fences and pools. The neighborhood is small, with only about 15 homes on one street. That being said, with 10 acre lots, you won’t really feel like you’re in a traditional neighborhood as you won’t see too many other homes from your property. With such large parcels, some residents have built homes over 7,500 square feet with 7 garages with the average being around 4,000 square feet. And, with no HOA, if you want to add other structures, you won’t have to get approval from an HOA so if you’ll have more freedom to use your property as you see fit. This comprehensive Heather Hills neighborhood guide reveals why discerning buyers consistently choose this exclusive enclave for their luxury home purchase. From custom-built residences on sprawling lots to the vibrant community atmosphere, discover what makes living in Heather Hills an unparalleled experience. Scroll down to read our Heather Hills neighborhood guide.
Heather Hills Homes for Sale
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Heather Hills Neighborhood Map
Heather Hills is located off Fitzhugh Road. To get to Heather Hills, take 290 to RR 12 and head north. Make a left on Fitzhugh Road. Make a left on Heather Hills Drive. Heather Hills is shaded on the interactive map below. Make a Explore other Dripping Springs neighborhoods in our Dripping Springs Neighborhood Guide. Scroll down to continue reading our Heather Hills neighborhood guide.
What Makes Heather Hills Stand Out
Heather Hills represents the pinnacle of Hill Country living, offering luxury home buyers a rare opportunity to own substantial acreage without sacrificing modern conveniences. This intimate neighborhood consists of approximately 15 custom homes situated on a single street, creating an exclusive community atmosphere that’s become increasingly rare in the Austin metropolitan area.
The neighborhood’s development timeline from the mid-2000s to early 2010s struck the perfect balance. These homes are new enough to feature contemporary floor plans and modern amenities, yet established enough to boast mature landscaping and fully developed outdoor spaces. This timing advantage means you won’t find newer homes with comparable acreage elsewhere in the region.
Luxury Homes That Define Elegance
Custom Architecture and Design
Each residence in Heather Hills tells its own story through custom architecture and thoughtful design. The homes showcase diverse architectural styles, from Hill Country contemporary to traditional Texas ranch designs, ensuring no two properties look alike.
Home specifications range dramatically, accommodating various lifestyle preferences:
- Bedrooms: 3 to 8 bedrooms
- Bathrooms: 3 to 7 bathrooms
- Square Footage: 1,868 to 7,309 square feet
- Lot Sizes: 2 to 11.25 acres (most between 8-10 acres)
The median home features 4 bedrooms, 4 bathrooms, and 3,658 square feet on nearly 10 acres—providing ample space for both indoor luxury and outdoor recreation.
Spectacular Outdoor Living
What truly sets Heather Hills apart is the emphasis on outdoor living. Many homes feature resort-style amenities including:
- Custom swimming pools with spa features
- Expansive entertaining areas with outdoor kitchens
- Fire pits and seating areas for evening gatherings
- Panoramic views of the Hill Country landscape
The mature trees throughout the neighborhood provide natural privacy screens and cooling shade, creating an oasis-like atmosphere on each property.
Garages and Additional Structures
The generous lot sizes accommodate multiple structures beyond the main residence. Properties commonly feature:
- Multiple garages (some homes have up to 7 garage bays)
- Workshop spaces and storage buildings
- Plenty of room for additional construction projects
The Heather Hills Lifestyle
Privacy and Exclusivity
Living in Heather Hills means enjoying true privacy despite being in a neighborhood setting. The substantial lot sizes ensure you won’t feel crowded by neighbors, while the mature trees provide natural barriers between properties. This creates a secluded retreat atmosphere just minutes from Dripping Springs amenities.
No HOA Freedom
One of the most appealing aspects of Heather Hills is the absence of a homeowners association. This means residents enjoy complete freedom to:
- Modify their homes without architectural approval
- Add structures like workshops, barns, or additional garages
- Landscape and maintain their property according to personal preferences
- Use their land for various recreational activities
Market Stability
Homes in Heather Hills rarely come on the market, which speaks volumes about resident satisfaction. This scarcity occurs for two reasons: the neighborhood’s small size and the genuine contentment of homeowners who’ve discovered their ideal living situation.
Neighborhood Amenities and Features
Location and Accessibility
Heather Hills enjoys a prime location off Fitzhugh Road, accessible via Highway 290 to RR 12. This positioning provides:
- Easy access to Austin (approximately 30-45 minutes depending on traffic)
- Proximity to Dripping Springs’ town center
- Quick connections to major highways for regional travel
Natural Features
The neighborhood’s topography showcases the best of Hill Country terrain:
- Rolling hills with elevated building sites
- Mature oak trees providing natural canopy
- Seasonal creek beds on some properties
- Wildlife viewing opportunities including deer, birds, and other native species
Why Luxury Buyers Choose Heather Hills
Unique Value Proposition
Heather Hills offers something increasingly rare in the Austin market: substantial acreage with relatively new construction. Most luxury acreage properties in the region feature much older homes, making Heather Hills’ combination of modern amenities and expansive lots particularly valuable.
Investment Potential
The neighborhood’s scarcity factor and desirable location create strong investment fundamentals:
- Limited supply ensures property values remain stable
- Proximity to Austin provides ongoing demand
- Custom nature of homes appeals to luxury buyers
- No HOA restrictions preserve property rights
Quality of Life Factors
Residents consistently cite several quality of life advantages:
- Peaceful, rural atmosphere without isolation
- Strong sense of community among neighbors
- Excellent schools through Dripping Springs ISD
- Access to outdoor recreation and Hill Country lifestyle
Commuting and Transportation
Austin Commute
The commute to Austin typically ranges from 30-45 minutes, depending on your destination and traffic conditions. The route primarily uses Highway 290, which has seen infrastructure improvements to accommodate growing traffic volumes.
Regional Connections
Heather Hills provides convenient access to:
- Austin-Bergstrom International Airport (45 minutes)
- Downtown Austin (45 minutes)
- San Antonio (1.5 hours)
- Major shopping centers in southwest Austin (30 minutes)
Scroll down to continue reading our Heather Hills neighborhood guide.
Heather Hills Property Tax Rate
The property tax rate in Dripping Springs’ Heather Hills neighborhood is 1.5641% as of the 2024 tax year. It was 1.51% as of the 2023 tax year, down from 1.7056% as of the 2022 tax year.
Heather Hills Schools
Kids who live in Dripping Springs’ Heather Hills neighborhood are served by the Dripping Springs ISD and will likely attend the following schools:
Heather Hills Sold Data – What Heather Hills Homes Actually Sold For and How Much Your Home is Worth
How much is my Heather Hills home worth? What sold recently in Heather Hills and for how much? How many homes are currently for sale in Heather Hills? What are the local market trends? How’s my home’s value trending over the last several years and what’s forecasted for the next few years? Are there any foreclosures or distressed sales? How about rentals?
All of these questions (and more!) can be answered on our Heather Hills Sold Data Report.
Coffee Shops and Remote Work Spaces
For those who work remotely or enjoy quality coffee experiences, several excellent options exist nearby:
Lucky Lab Coffee Co serves as a popular local gathering spot with excellent coffee and a welcoming atmosphere for laptop work.
FairLane Coffee and Cocktails offers a unique dual concept, serving premium coffee during the day and craft cocktails in the evening.
Greater Goods Roasting Co provides locally roasted coffee beans and a professional atmosphere suitable for meetings or focused work sessions.
JP-8 Coffee rounds out the local coffee scene with strong community connections and consistent quality.
Dining and Entertainment
Local Restaurants
Dripping Springs’ dining scene has evolved significantly, offering excellent options for every occasion:
Route 12 Filling Station brings a casual, local atmosphere with comfort food favorites and a welcoming community vibe.
Oak Creek Cafe serves as a breakfast and lunch destination with fresh, locally-sourced ingredients and Hill Country charm.
Summer Revival offers elevated casual dining with seasonal menus and craft cocktails in a stylish setting.
Hamilton Mediterranean Grill & Pizza provides authentic Mediterranean cuisine with fresh ingredients and traditional preparation methods.
Crimson Creek Smokehouse delivers authentic Texas barbecue with all the traditional sides and sauces.
Leyla’s Kitchen features Middle Eastern cuisine with fresh, healthy options and vegetarian-friendly dishes.
Hudson’s on Mercer provides upscale dining with contemporary American cuisine and an extensive wine selection.
Fitness and Recreation
Gym Options
Maintaining an active lifestyle is easy with several quality fitness facilities:
Dripping Springs Fitness offers comprehensive gym equipment and group classes in a community-focused environment.
Hot Ground Gym provides military-inspired fitness training with outdoor workout opportunities.
Ranch Fit Club combines traditional gym equipment with ranch-style functional fitness training.
Orangetheory brings the popular heart rate-based interval training concept to the local area.
Link Fitness offers personal training and small group fitness options.
CrossFit Second Wave provides CrossFit training for all skill levels with experienced coaches.
Outdoor Activities
The Hill Country location provides numerous outdoor recreation opportunities:
- Hiking and biking trails throughout the region
- Swimming and water sports at nearby lakes
- Golf courses within a short drive
- Hunting and fishing opportunities
- Wildlife viewing and photography
Fun Things to Do Near Heather Hills
Local Attractions
Dripping Springs and the surrounding Hill Country offer diverse entertainment options:
Dripping Springs Distillery Trail features multiple craft distilleries producing whiskey, vodka, and other spirits.
Salt Lick BBQ remains one of Texas’ most famous barbecue destinations, just minutes away.
Wimberley and San Marcos provide charming small-town shopping and dining experiences.
Austin City Limits and other major Austin venues bring world-class entertainment within easy reach.
Seasonal Events
The area hosts numerous annual events that build community connections:
- Dripping Springs Founders Day Festival
- Various music festivals throughout the year
- Holiday celebrations and parades
- Farmers markets and craft fairs
Working with Heather Hills Buyer’s Agents
Why You Need Local Expertise
Given the rarity of Heather Hills listings, working with experienced local agents becomes crucial. Heather Hills buyer’s agents understand:
- Market timing and pricing strategies
- Property-specific features and potential issues
- Neighborhood dynamics and resident preferences
- Inspection considerations for luxury acreage properties
Your Next Step Toward Heather Hills Living
Heather Hills represents more than just a neighborhood—it’s a lifestyle choice that prioritizes privacy, luxury, and connection to the natural beauty of the Texas Hill Country. The combination of custom homes, expansive acreage, and proximity to Austin creates an unmatched living experience.
The scarcity of available properties means timing is everything. When opportunities arise, qualified buyers must be ready to act quickly while still conducting proper due diligence.
For those seeking the ultimate in Hill Country luxury living, Heather Hills offers an exclusive opportunity to own a piece of Texas paradise. The neighborhood’s proven track record of satisfied residents and strong property values makes it an ideal choice for discerning buyers who understand true quality.
Contact experienced Heather Hills buyer’s agents today to begin your journey toward luxury acreage living in one of Dripping Springs’ most prestigious neighborhoods.
Dripping Springs Realtor Specializing in Heather Hills
Rebecca Jacks and Raymond Stoklosa are Dripping Springs Realtors specializing in Heather Hills homes. Whether you’re looking to buy or sell a home in Heather Hills, Rebecca and Raymond know the area well and have the experience and tools necessary to make your next real estate transaction stress free. For more info about who we are and how we work, check out Buying a Home in Heather Hills and Selling a Home in Heather Hills.
