Open House Sat, Sep 19th 11:00 AM - 02:00 PM - Price Reduction - Waterfront - Primary on Main
Address
172 Bluff Trl, Dripping Springs, TX
Price
$ 1,099,000
Property Attributes
- MLS#8730101
- TypeSingle Family
- Listing Status Active
- CountyBLANCO
- CityDripping Springs
- AreaHD
- NeighborhoodPedernales Place
- Zip78620
- StyleSingle Family Residence
- Year Built2018
- Taxes$ 8145
- Price$ 1,099,000
- Bedrooms3
- Full Bathrooms2
- Half Bathrooms0
- Sqr Footage1885
- Lot Size1.15 Acres
Data Source:
Austin Board of REALTORS® (ABOR) as distributed by MLS GRID
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.
| Elementary School | Middle School | High School |
|---|---|---|
| Lyndon B Johnson Elementary School | Lyndon B Johnson Middle School | Lyndon B Johnson (Johnson City ISD) High School |
| Price History | |
|---|---|
| 7/22/2026 | Listed $1,100,000 |
| 9/9/2026 | 1$1,099,000 |
General Features
| Living Area | 1885 |
|---|---|
| Sewer | Aerobic Septic,Engineered Septic |
| Heating | Central,Propane,Propane Stove |
| Cooling | Ceiling Fan(s),Central Air,Electric |
| Utilities | Above Ground,Electricity Connected,Other,Propane,Water Connected |
| Roof | Metal |
| 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 |
| HOA Fee | 100 |
| Garage Spaces | 2 |
| Association Fee Includes | Common Area Maintenance |
| Patio/Porch Features | Covered,Deck |
| Pool Features | None |
| Construction Materials | Brick,Stone Veneer |
| Year Built | 2018 |
| View | Panoramic,River,Trees/Woods |
| Levels | One |
| Property Subtype | Single Family Residence |
| Tax Year | 2026 |
| Waterfront Features | River Front |
| Community Features | Fishing |
| Accessibility | Accessible Full Bath |
| Assoc Fee Paid Per | Annually |
| County | Blanco |
| New Construction | No |
| Property Type | Residential |
| HOA | Yes |
| Energy Efficient | None |
| Subdivision Name | Pedernales Place |
| Facing Direction | South |
| Green Sustainability | None |
| Other Structures | Outbuilding |
| Full Baths | 2 |
| Status | Active |
| Directions | From 290 turn right onto McGregor (187) Then turn left onto Live Oak Canyon. Then turn left onto Bluff Trail. The property will be on the right. |
| High School | Lyndon B Johnson (Johnson City ISD) |
| City | Dripping Springs |
| Body of Water | Pedernales River |
| Disclosures | Seller Disclosure |
| Association Name | Pedernales Place Property Owners Association |
| MLS Area | HD |
| Lot Size Square Feet | 50094 |
| Elementary School | Lyndon B Johnson |
| Tax Annual Amount | 8174.23 |
| Middle/Junior High School | Lyndon B Johnson |
| Property Condition | Resale |
| Additional Parcels Y/N | No |
| Virtual Tour | https://www.zillow.com/view-imx/6bf8b2bf-9beb-4e9e-ac38-747f183b1a33?setAttribution=mls&wl=true&initialViewType=pano&utm_source=dashboard |
| Standard Status | Active |
| Year Built Source | Owner |
| Tax Assessed Value | 604510 |
Interior Features
| Interior Amenities | 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,Wa |
|---|---|
| Flooring | Wood |
| Total Fireplaces | 2 |
| Fireplace Features | See Remarks,Outside,Wood Burning |
| Window Features | Double Pane Windows |
| Total Bedrooms | 3 |
| Main Level Bedrooms | 3 |
| LivingAreaSource | Public Records |
| Total Baths | 2 |
Exterior Features
| Exterior Amenities | Exterior Steps,Gas Grill |
|---|---|
| Fencing | Front Yard,Partial,Privacy,Wood |
| Parking Features | Attached,Concrete,Driveway |
| Lot Features | Public Maintained Road,Trees-Heavy,Trees-Large (Over 40 Ft),Views |
| Water Source | MUD,Public |
| Total Parking | 4 |
| Foundation Details | Slab |
| Lot Size Acres | 1.15 |
| Waterfront Y/N | Yes |
| Covered Spaces | 2 |
| Horse Y/N | No |
| Horse Amenities | None |
Amenities
- Foreclosure
- Views
- Short Sale
- New Construction
- Adult 55+
- Lease To Own
- No HOA Fees
- Furnished
- Primary On Main
- Air Conditioning
- Seller Finance
- Green
- Fixer Upper
- Horse
- Golf
- Fireplace
- Deck
- Garage
- Basement
- Pool
Property vs Single Family Average in 78620
Price
Taxes
Year Built
Visits
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