172 Bluff Trl,Dripping Springs, TX 78620
Dripping Springs, TX 78620
Description
Welcome to your own private stretch of the Pedernales River at this exceptional contemporary home, beautifully positioned on 1.15 acres in the heart of the Texas Hill Country. Offering approximately 100 feet of pristine river frontage in desirable Blanco County, this rare retreat combines sophisticated modern living with one of Central Texas’ most spectacular natural settings. Just 30 miles west of Austin, it offers the perfect balance of privacy, recreation, & convenience.Designed to embrace its spectacular surroundings, the home features soaring ceilings and walls of glass that fill the interior with natural light while framing panoramic views of the Pedernales River valley and surrounding Hill Country. The open-concept floor plan flows effortlessly between the living room, gourmet kitchen, and dining area, creating an inviting space for everyday living as well as entertaining family and friends.Step outside to expansive covered patios and a fully equipped outdoor kitchen before following thoughtfully constructed stairs to one of the most beautiful stretches of the Pedernales River. Here, majestic cypress trees line the riverbanks, creating a shaded oasis over a deeper section of water perfect for swimming and relaxing. Scenic rapids both upstream & downstream provide the soothing sound of flowing water, while hidden caves, fascinating rock formations, & towering limestone bluffs make this stretch of river truly unforgettable. Whether kayaking, fishing, or simply enjoying the peaceful surroundings, the river becomes an extension of your backyard.The home is equally impressive in its comfort and technology, featuring smart home integrations including app-controlled ceiling fans, integrated Sonos sound system, security & a/v wiring, a high-efficiency variable-speed HVAC system, a fully insulated garage with storage room above, a whole-house water filtration system, water softener & plumbing for a future rainwater collection system w/ a dedicated tank pad.
Details
| MLS # | 8730101 |
|---|---|
| Listing Type | For Sale |
| Style | House |
| HOA Dues | $100 |
| Sub-Type | Resale |
| Status | Active |
| Year | 2018 |
| Days On Site | 37 |
| Listing Provided By | Keller Williams Realty | Dan Justus |
Features
| Bed(s) | 3 |
|---|---|
| Bath(s) | 2 Total |
| SQ Feet | 1,885 |
| Garage | 2 |
| Story(s) | 1 |
| Acreage | 1.15 |
| Water Front | Yes |
| Property View | Panoramic, River, Trees, Woods |
Interior
| Interior Features | Breakfast Bar, Ceiling Fan(s), Ceiling-High, Double Vanity, Eat-in Kitchen, Entrance Foyer, High Speed Internet, Kitchen Island, No Interior Steps, Open Floorplan, Pantry, Primary Bedroom on Main, Soaking Tub, Walk-In Closet(s), Wired for Sound |
|---|---|
| Cooling | Ceiling Fan(s), Central Air, Electric |
| Heating | Central, Propane, Propane Stove |
| Appliances | Built-In Gas Oven, Built-In Refrigerator, Dishwasher, Disposal, Exhaust Fan, Free-Standing Freezer, Gas Range, Microwave, Propane Cooktop, RNGHD, Water Softener, Water Softener Owned, Wine Cooler |
| Fireplace Features | See Remarks, Outside, Wood Burning |
| Fireplaces Total | 2 |
| Window Features | Double Pane Windows |
| Flooring | Wood |
Exterior
| Exterior Features | Exterior Steps, Gas Grill |
|---|---|
| Roof | Metal |
| Foundation Details | Slab |
| Lot Features | Public Maintained Road, Trees-Heavy, Trees-Large (Over 40 Ft), Views |
| Patio And Porch Features | Covered, Deck |
| Fencing | Front Yard, Partial, Privacy, Wood |
| Construction Materials | Brick, Stone Veneer |
Parking
| Parking Features | Attached, Concrete, Driveway |
|---|---|
| Garage Spaces | 2 |
Utilities
| Utilities | Above Ground, Electricity Connected, Other, Propane, Water Connected |
|---|---|
| Sewer | Aerobic Septic, Engineered Septic |
Other
| List Aor | Austin Board Of Realtors |
|---|
Taxes
| Property | 8174 |
|---|
Area Information
| State | TX |
|---|---|
| County | Blanco |
| City | Dripping Springs |
| Zip Code | 78620 |
| Area | HD |
| Community Name | Pedernales Place |
| School District | Johnson City ISD |
| Elementary School | Lyndon B Johnson |
| High School | Lyndon B Johnson (Johnson City I |
| Listing VS Median (in Pedernales Place) | |
Price: $1,100,000 low | high Med: $949,500 sqft: 1,885 low | high Med: 1,656 $ / sqft: $584 low | high Med: $572 On site: 37 low | high Med: 69.5 | |
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Listings courtesy of Austin Board of REALTORS® MLS as distributed by MLS GRID.
Based on information submitted to the MLS GRID as of August 28, 2026 at 8:02:23 AM PDT All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
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Learn More About This Property
| State | TX |
|---|---|
| County | Blanco |
| City | Dripping Springs |
| Zip Code | 78620 |
| Area | HD |
| Community Name | Pedernales Place |
| School District | Johnson City ISD |
| Elementary School | Lyndon B Johnson |
| High School | Lyndon B Johnson (Johnson City I |
| Listing VS Median (in Pedernales Place) | |
Price: $1,100,000 low | high Med: $949,500 sqft: 1,885 low | high Med: 1,656 $ / sqft: $584 low | high Med: $572 On site: 37 low | high Med: 69.5 | |
 | $1,100,000172 Bluff TrlDripping Springs, TX 78620 |
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