172 Bluff TRL, Dripping Springs TX 78620
Dripping Springs, TX 78620 · Pedernales Place
Single Family Residence for sale in Pedernales Place
Overview
Property 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.
Financial Info
- Price
- $1,099,000
- $ / Sqft
- $583
- HOA
- Yes - Voluntary / $100 / Annually
- HOA Name
- Pedernales Place Property Owners Association
- HOA Includes
- Common Area Maintenance
- Tax Rate
- 1.3475%
- Est. Taxes
- $8,145.6
- Tax Year
- 2026
- Exemptions
- None
Legal Info
- Address
- 172 Bluff TRL
- County
- Blanco
- City
- Dripping Springs
- State
- TX
- Zip
- 78620
- Subdivision
- Pedernales Place
- Legal Description
- PEDERNALES PLACE , BLK 1 , LOT 56 , ACRES 1.15
- Parcel
- 26870800000064001
Interior Features
- Floor
- Wood
- Num Living
- 1
- Dining
- 1
- Kitchen
- Breakfast Bar, Eat-in Kitchen, Kitchen Island, Pantry
- Appliances
- Built-In Gas Oven, Built-In Refrigerator, Dishwasher, Disposal, Exhaust Fan, Free-Standing Freezer, Gas Range, Microwave, Propane Cooktop, RNGHD, WaterSoftener, Water Softener Owned, Wine Cooler
- Laundry
- Laundry Room
- Master Bed
- Double Vanity, Primary Bedroom on Main, Walk-In Closet(s)
- Master Main
- Yes
- Fireplaces
- 2
- Fireplace Description
- See Remarks, Outside, Wood Burning
- Interior Features
- Breakfast Bar, Ceiling Fan(s), High Ceilings, Double Vanity, Electric Dryer Hookup, 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, None, Double Pane Windows
General Info
- Beds
- 3 Total / 3 Main Level
- Full / Half Baths
- 2 / 0
- Prop Type
- Residential
- Property Type
- Single Family Residence
- Stories
- 1
- Year Built
- 2018 / Resale
- Square Feet
- 1,885 / Public Records
- Garages
- 2
- Garage Desc
- Attached, Concrete, Driveway
- Foundation
- Slab
- Roof
- Metal
- Construction
- Brick, Stone Veneer
- Acres
- 1.15
- Lot Description
- Public Maintained Road, Trees-Heavy, Trees-Large (Over 40 Ft), Views
- Restrictions
- Deed Restrictions
- Flood Plain
- No
- View
- Panoramic, River, Trees/Woods
- Water Access
- Yes
- Waterfront
- Yes
- Area
- HD
Utility Info
- Water
- Municipal Utility District (MUD), Public
- Sewer
- Aerobic Septic, Engineered Septic
- Utilities
- Above Ground, Electricity Connected, Other, Propane, Water Connected
- Heat
- Central, Propane, Propane Stove
- A C
- Ceiling Fan(s), Central Air, Electric
Exterior Features
- Fence
- Front Yard, Partial, Privacy, Wood
- Exterior Features
- Exterior Steps, Gas Grill, Covered, Deck
- Pool On Property
- No
- Area Amenities
- Fishing
Price history
| Date | Event | Price | Change |
|---|---|---|---|
| Sep 9, 2026 | Price Decrease | $1,099,000−$1,000 (−0.1%) | −$1,000 (−0.1%) |
| Jul 22, 2026 | New Listing | — |
Taxes
Schools
School Info
- District
- Johnson City ISD
- Elementary
- Lyndon B Johnson
- Middle
- Lyndon B Johnson
- High
- Lyndon B Johnson (Johnson City ISD)
Maps
Financing
Your preferences
- 20% down
- Conv/Jumbo
- 30 years
- 6.50% rate
Saved on this device
Estimated monthly payment
$7,152 / mo
20% down · 6.50% interest · 30-year fixed
Estimated monthly payment $7,152
- Principal & interest
- $5,557
- Property taxes
- $679
- Homeowners insurance
- $916
*PITI only
These figures are estimates for general information only — not a loan offer, a quote, or a guarantee of financing terms.
| Year | Starting balance | Principal paid | Interest paid | Ending balance | Principal vs interest |
|---|---|---|---|---|---|
| 1 | $879,200 | $9,827 | $56,859 | $869,373 | |
| 2 | $869,373 | $10,485 | $56,201 | $858,888 | |
| 3 | $858,888 | $11,187 | $55,498 | $847,700 | |
| 4 | $847,700 | $11,937 | $54,749 | $835,764 | |
| 5 | $835,764 | $12,736 | $53,950 | $823,028 | |
| 6 | $823,028 | $13,589 | $53,097 | $809,439 | |
| 7 | $809,439 | $14,499 | $52,187 | $794,940 | |
| 8 | $794,940 | $15,470 | $51,216 | $779,470 | |
| 9 | $779,470 | $16,506 | $50,180 | $762,963 | |
| 10 | $762,963 | $17,612 | $49,074 | $745,352 |
- Year 1$869,373
- Principal paid
- $9,827
- Interest paid
- $56,859
- Starting balance
- $879,200
- Year 2$858,888
- Principal paid
- $10,485
- Interest paid
- $56,201
- Starting balance
- $869,373
- Year 3$847,700
- Principal paid
- $11,187
- Interest paid
- $55,498
- Starting balance
- $858,888
- Year 4$835,764
- Principal paid
- $11,937
- Interest paid
- $54,749
- Starting balance
- $847,700
- Year 5$823,028
- Principal paid
- $12,736
- Interest paid
- $53,950
- Starting balance
- $835,764
- Year 6$809,439
- Principal paid
- $13,589
- Interest paid
- $53,097
- Starting balance
- $823,028
- Year 7$794,940
- Principal paid
- $14,499
- Interest paid
- $52,187
- Starting balance
- $809,439
- Year 8$779,470
- Principal paid
- $15,470
- Interest paid
- $51,216
- Starting balance
- $794,940
- Year 9$762,963
- Principal paid
- $16,506
- Interest paid
- $50,180
- Starting balance
- $779,470
- Year 10$745,352
- Principal paid
- $17,612
- Interest paid
- $49,074
- Starting balance
- $762,963
Nearby
Courtesy of Keller Williams Realty · (512) 448-4111
Listings courtesy of ACTRIS as distributed by MLS GRID.