Double L Ranch: 2,231 New Homes Are Coming to Dripping Springs. Here's What to Know

by Laura McCallum

If you live in Dripping Springs, or you're considering moving here, you've probably heard about Double L
Ranch. And the number getting everyone's attention is 2,231 homes.

That's a lot of new homes for Dripping Springs, especially in one development. But the total home count
doesn't tell the whole story.

Double L Ranch is planned across roughly 1,677 acres northwest of downtown Dripping Springs. It has
been in the works for years, but we're now getting to the point where buyers are starting to see builders, lot
sizes, amenities and early pricing attached to the project.

So what does a development this size actually mean for Dripping Springs? Here's what I think buyers and
current homeowners should know.

2,231 Homes Sounds Like a Lot. But There's More to the Story.

When you hear that Double L Ranch will eventually include around 2,231 homes, it's easy to picture a
really dense development. But that's not quite what is being planned.

Double L Ranch will be a true master-planned community, with multiple builders, extensive amenities, trails
and green space, but with more space and larger homesites than we typically see in this type of
development.

In most master-planned communities, you'll see a mix of 40-, 50- and 60-foot lots, with 60-foot lots already
considered a good-sized homesite.

At Double L Ranch, homesites are expected to range from 60-foot and 90-foot lots all the way up to
1-acre homesites. That's a meaningful difference.

For my Dripping Springs buyers, I think Caliterra is a good comparison for the overall concept. You still
get the amenities, trails, green space and community feel people want from a master-planned
neighborhood, but with more breathing room and a stronger connection to the Hill Country setting.
Double L Ranch spans roughly 1,677 acres, with more than 500 acres dedicated to parks, greenbelts
and open space, including Little Barton Creek running through the community.

The Builder Lineup

Double L Ranch is bringing together a strong group of established builders: Perry Homes, Highland
Homes, Scott Felder Homes, Westin Homes, Drees Custom Homes and Coventry Homes.

With this many builders and homesites ranging from 60 feet to an acre, buyers are going to see very
different products within the same community. That's why I wouldn't compare homes here based on
advertised starting price alone.

Lot size and lot premium, included features versus upgrades, floor plans, builder incentives, financing
options, tax rate, HOA fees and the location of the homesite within the overall master plan can all change
the value of one option versus another.

What Will Homes Cost in Double L Ranch?

We don't have complete pricing across Double L Ranch yet, and there isn't going to be one simple starting
price that represents the entire community.

Some homes are expected to start in the mid-$600s, giving buyers an entry point into the community. But
realistically, I expect we'll see a large portion of Double L Ranch priced in the $800s and above,
particularly as you move into larger homesites, larger floor plans and higher-end builder offerings.
I wouldn't describe Double L Ranch as a $600K new-construction community. It's shaping up to offer a
broad range of homes and price points, with larger homesites being a major part of the appeal.
As more floor plans and pricing are released, we'll get a much clearer picture of where each builder fits
within the community.

The Amenities

This is also being planned as a community where the amenities are a significant part of the lifestyle.
Plans include resort-style swimming pools, a fitness center, tennis and pickleball courts,
playgrounds, an outdoor amphitheater, the Great Hall and Great Lawn, parks, greenbelts and miles
of nature and hiking trails.

One feature I think families will particularly appreciate is the community's proximity to Dripping Springs
Elementary School. Planned trail connections will make the school walkable for some residents, rather
than requiring a car for every school drop-off.

That's a pretty unique feature for Dripping Springs, where we're used to driving almost everywhere.
So while 2,231 homes is a big number, the scale of the land matters too. This isn't simply thousands of
homes being packed onto a piece of land. It's shaping up to be a large master-planned community with
bigger lots, significant open space, extensive amenities and a strong lineup of builders.

What About Roads, Schools and Infrastructure?

Adding more than 2,000 homes means adding a significant number of people and cars to an area that has
already experienced a lot of growth.

Plans for Double L Ranch have included road improvements and connections intended to improve access
toward Highway 290 and reduce pressure on RR 12. With a project that will be built over several years, I'll
be watching how quickly infrastructure keeps pace with new homes.

Double L Ranch is within Dripping Springs ISD, which is an important consideration for many of the families
I work with. As always with a growing community, buyers should verify current school assignments and
future plans rather than assuming today's attendance boundaries will remain unchanged forever.

Will Double L Ranch Affect Home Values in Dripping Springs?

This is probably the question I'm most interested in as both a Realtor and someone who lives and works in
this market. And there isn't a simple yes or no answer.

More new construction means more inventory. For homeowners thinking about selling, that can create
additional competition, particularly when builders are offering incentives like rate buydowns or closing-cost
credits that individual sellers can't always match.

But a development this large can also bring additional infrastructure, amenities, commercial development
and investment into the surrounding area.

For me, the bigger question isn't whether Double L Ranch will be 'good' or 'bad' for Dripping Springs home
values. I'll be watching how quickly the homes are delivered, what price points the builders target,
what incentives are being offered, and whether roads and school capacity keep pace with the
growth.

Those things will tell us much more than the 2,231-home headline alone.

So, Would I Consider Double L Ranch?

I wouldn't rule it in or out based simply on its size. There can be real advantages to buying early in a new
community, but there are also trade-offs.

Early buyers may have access to introductory pricing, builder incentives and a larger selection of
homesites. At the same time, you're buying into a community that will continue changing around you for
years.

If I were helping a buyer compare options here, these are the questions I'd want answered:
• Where is this particular homesite within the overall master plan?
• What's planned behind it, beside it and across from it?
• Which roads will eventually connect through the community?
• What amenities are included and when are they expected to open?
• What is the current tax rate and HOA cost?
• What incentives is the builder offering?
• What is included in the base price versus an upgrade?
• How does the final price compare with established Dripping Springs communities?
• How much future builder inventory could I be competing against if I need to sell?

Those questions matter much more to me than whether a builder is offering a big incentive this month.

What This Means for Dripping Springs

Double L Ranch isn't going to appear overnight. A community of this size will develop in phases over years,
which means we'll continue learning more as builders, homesites, amenities and infrastructure come
online.

But there's no question that it's a significant addition to Dripping Springs.

For buyers, it creates another new-construction option with unusually large homesites for a master-planned
community. For current homeowners, it creates new competition to watch. And for everyone who lives
here, it's another reminder that Dripping Springs is continuing to grow.

I'll be following the development as new pricing, incentives, floor plans and phases are announced,
because those details are ultimately what matter most to buyers and homeowners here.

Thinking About New Construction in Dripping Springs?

I've personally built two new-construction homes and work with buyers throughout the building process,
from comparing builders and communities to contracts, design selections, inspections and final
walkthroughs.

If you're considering Double L Ranch, Headwaters, Caliterra, Parten or another Dripping Springs
community, my Dripping Springs New Construction Guide gives you a good place to start.

And if you're relocating to Dripping Springs and aren't sure which community fits your family, budget and
priorities, we can talk through the options and compare them side by side.

GET MORE INFORMATION

Laura McCallum

+1(832) 998-3698

laura.mccallum@exprealty.com