172 Bluff St

Dripping Springs, TX 78620

$1,225,000
Price
3
Beds
1,885 Sq. Ft.
$650 / Sq. Ft.
1,885
Sq. Ft.
$650
per Sq. Ft.
a view of a lake from a balcony
a living room with furniture and a large window
a living room with furniture and a fireplace
a view of a yard with plants and trees
a very nice looking room with a large window
a view of a workspace with furniture and a window
a kitchen with stainless steel appliances granite countertop a stove and a wooden floors
a large kitchen with a table and chairs
a kitchen with a table chairs refrigerator and cabinets
a living room with furniture and a flat screen tv
a living room with furniture and a flat screen tv
a living room with kitchen island furniture and a flat screen tv
a living room with furniture and a large window
a bedroom with a bed and a large window
a view of a kitchen with kitchen island granite countertop lots of counter top space and stainless steel appliances
a room with a chair a flat screen tv and a glass door
a bathroom with a double vanity sink mirror double and shower
a bath tub sitting in a bathroom next to a window
a living room with furniture and a flat screen tv
a bathroom with a double vanity sink mirror and toilet
a view of a patio with couches table and chairs and potted plants
a view of a bench in a backyard
a view of a balcony with furniture and wooden floor
a view of a tree in a yard
a backyard of a house with lots of green space
a view of an outdoor space and a yard
a living room with kitchen island furniture and a large window
a view of a lake view
a view of a lake with houses
a view of an ocean with a house in the background
a view of a tree in a yard
a view of lake
a view of a bench in a backyard
a view of a lake
a view of lake
a view of lake
a view of swimming pool from a lake view
a view of mountain with lake view
an aerial view of residential house with outdoor space and trees all around

Description

Charming Riverfront Retreat. Discover your own slice of paradise on the picturesque Pedernales River, just 30 mi West of Austin. This comfortable, contemporary home offers a perfect blend of modern living and natural beauty, making it an ideal oasis for nature lovers and those seeking tranquility. As you step into this inviting residence, you will be greeted by an open and airy layout that seamlessly connects indoor and outdoor spaces. The contemporary design features large windows that illuminate...Charming Riverfront Retreat. Discover your own slice of paradise on the picturesque Pedernales River, just 30 mi West of Austin. This comfortable, contemporary home offers a perfect blend of modern living and natural beauty, making it an ideal oasis for nature lovers and those seeking tranquility. As you step into this inviting residence, you will be greeted by an open and airy layout that seamlessly connects indoor and outdoor spaces. The contemporary design features large windows that illuminate the interior; allowing you to soak in the stunning views or the lush surroundings. The property features a delightful multilevel geography adorned with massive rock formations and hidden caves, creating a striking contrast against the natural landscape. These caves add an adventurous touch to the property, inviting exploration and imagination. Thoughtfully designed stairs lead graciously down to the river, where you will be enveloped by beautiful, aged cypress trees that provide both shade and a breathtaking backdrop, creating an enchanting atmosphere perfect for relaxation and recreation. Outdoors, immerse yourself in the vibrant ecosystem teeming with life. Enjoy the sight and sounds of abundant bird species, including colorful hummingbirds, charming painted buntings and graceful cardinals, amidst the beautiful landscape. Whether you are sipping coffee on the patio or enjoying an evening fire by the river, you will feel surrounded by the serene beauty of nature. This property is not just a home; it is a retreat that invites relaxation and inspiration. Whether you are kayaking on the river, hiking the nearby trails, or simply taking in the sunset, this is a place where memories are made. Do not miss that opportunity to make this contemporary riverside escape your own. Schedule a showing today and experience the tranquility and beauty that await you!
  1. Listed by Randy Hutto • TREC #328942 • Randy Hutto, Realtors • rhutto@randyhutto.com

Property Details for 172 Bluff Street

School District
Johnson City
Neighborhood Amenities
Park/Playground
Subdivision
Pedernales Place
Style
Contemporary
Exterior
Siding, Rock/Stone Veneer
LISTING UPDATED: 12/29/2025 10:25 AM

Property Details for 172 Bluff Street

StatusActive
MLS #1882591
Days on Market205
Taxes$8,146 / year
HOA Fees-
Condo/Co-op Fees-
Compass TypeSingle Family
MLS TypeSingle Residential / Single Family Detached
Year Built2018
Lot Size1.15 AC / 50,094 SF
CountyHays County

Location

Listing Courtesy of Randy Hutto, Realtors, Randy Hutto, TREC #328942
Add your commute

Building Information for 172 Bluff Street

Stories1Year Built2018Building Size-Lot Size1.15 AC / 50,094 SF

Payment Calculator

$6,649 per month

30 year fixed, 6.15% Interest

Principal and Interest

$5,970

Property Taxes

$679

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

Property Information for 172 Bluff Street

Summary
Location and General Information
  • Area: 3100
  • Elementary School: Johnson City
  • Middle School: Johnson City
  • High School: Johnson City
  • Home Faces: South
  • Instruction/Direction: On Hwy 290 W- turn north on CR 187 (McGregor Lane). Approx. 3 miles (Fitzhugh Rd) (second stop sign) turn right then immediate left -2.6 miles take left "Y" - 2.9 miles turn left on LiveOak Canyon Rd.- Right at Pedernales Place sign -left at Bluff Tl
  • Accessible/Adaptive Home: No
  • County: Blanco
  • State: TX
  • Zip: 78620
  • City: Dripping Springs
Taxes and HOA Information
  • HOA Mandatory: Voluntary
  • Taxed By Mltpl Counties: No
  • Certified Tax Year: 2024
  • Tax Property ID: R2798
Parking
  • Garage Parking: Two Car Garage
Property
Property and Assessments
  • Inclusions: Ceiling Fans, Washer Connection, Dryer Connection, Washer, Microwave Oven, Gas Cooking, Refrigerator, Dishwasher, Water Softener (owned), Gas Water Heater, Garage Door Opener, Plumb for Water Softener, Propane Water Heater
  • Legal Description: LOt 56 Block 1 Pedernales Place Subdivision Blanco Co., Tx
  • Subdivision Legal Name: PEDERNALES PLACE
  • Builder Name: unknown
  • Year Built: 2018
  • Type: Single Family Detached
Lot Information
  • Lot Description: Bluff View, Riverfront, 1 - 2 Acres, Wooded, Mature Trees (ext feat), Secluded, Unimproved Water Front, Pedernales River
  • Source Sqft: Appsl Dist
  • Legal Desc-Lot: 56
  • Square Feet: 1885.0
  • Apprx Age: 7
  • Lot Size: 1.15
Utilities
  • Air Conditioning: One Central
  • Heating Fuel: Propane Owned
  • Water/Sewer: Aerobic Septic, Other
  • Utility Supplier: Electricity: PEC
  • Utility Supplier: Water: Aqua
Interior and Exterior Features
Interior Features
  • Fireplace: Not Applicable
  • Floor: Carpeting, Wood
  • Heating: Central
  • Interior: One Living Area, Liv/Din Combo, Eat-In Kitchen, Island Kitchen, Walk-In Pantry, Utility Room Inside, Laundry Main Level, Laundry Room
  • Window Coverings: All Remain
  • Number Of Fireplaces: 0
  • Bedrooms: 3
  • Full Baths: 2
  • Half Baths: 0
  • Total Baths: 2
  • Other Rooms: Bathroom 2
  • Total Baths Composite (Full Half): 2.0
Exterior Features
  • Exterior Features: Covered Patio, Gas Grill, Double Pane Windows, Storage Building/Shed, Mature Trees, Outdoor Kitchen, Water Front Unimproved
  • Roof: Metal
  • Construction: Pre-Owned
  • Pool: N
  • Foundation: Slab
  • Pool/Spa: Hot Tub
  • Proposed Terms: Conventional, Cash
Living Room
  • Living Room Length: 16.0
  • Living Room Width: 22.0
Kitchen
  • Kitchen Length: 13.0
  • Kitchen Width: 14.0
Dining Room
  • Dining Room Length: 13.0
  • Dining Room Width: 10.0
Bedroom 2
  • Bedroom 2 Length: 11.0
  • Bedroom 2 Width: 14.0
Bedroom 3
  • Bedroom 3 Length: 10.0
  • Bedroom 3 Width: 10.0
Utility Room
  • Utility Room Length: 9.0
  • Utility Room Width: 7.0
Entry Room
  • Entry Room Width: 10.0
  • Entry Room Length: 6.0
Room Information
Room 1
  • Other Room 1 Length: 8.0
  • Other Room 1 Width: 8.0
  • Other Room 1 Level: Main Level
  • Other Room 1 Name: Bathroom 2
Agent
Sale and Listing
  • Contract: Exclusive Right To Sell
Rental
Rental Information
  • OCCUPANCY: Owner

Property History for 172 Bluff Street

DateEvent & SourcePriceAppreciation
Nov 4, 2025

Price Change

SABOR #1882591

$1,225,000—
Aug 25, 2025

Price Change

SABOR #1882591

$1,375,000—
Jul 1, 2025

Listed (Active)

SABOR #1882591

$1,500,000—
DateEvent & SourcePrice
11/04/2025

Price Change

SABOR #1882591

$1,225,000
08/25/2025

Price Change

SABOR #1882591

$1,375,000
07/01/2025

Listed (Active)

SABOR #1882591

$1,500,000

For completeness, Compass often displays two records for one sale: the MLS record and the public record.

Public Records for 172 Bluff Street

Taxable ValueLand$140,880Additions$390,690Total$531,570
Tax Record2022$7,551 ($629 / month)
Home Facts
Beds0Total Finished SqFt1,885 SqFtAbove Grade Finished SqFt1,885 SqFtLot Size50,094 SqFtStyleSingle Family ResidenceCountyBLANCOAPNR2798Fireplace TypeHas Fireplace

Schools near 172 Bluff Street

This home is within Dripping Springs Independent School District.
Rating
School
Type
Grades
Distance
Walnut Springs Elementary School
Public - PK to 5
Dripping Springs Middle School
Public - 6 to 8
Dripping Springs High School
Public - 9 to 12
Cypress Springs Elementary School
Public - PK to 5
Rating
School
Distance
Walnut Springs Elementary School
PublicPK to 5

Dripping Springs Middle School
Public6 to 8

Dripping Springs High School
Public9 to 12

Cypress Springs Elementary School
PublicPK to 5

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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More information about 172 Bluff Street, Dripping Springs, TX 78620

172 Bluff Street is a single family home for sale in Dripping Springs, TX 78620. This property was listed for sale on July 1, 2025 by Randy Hutto, Realtors, it's currently listed at $1,225,000. This listing's school district is Dripping Springs Independent School District. Nearby schools include Walnut Springs Elementary School, Dripping Springs Middle School and Dripping Springs High School. 172 Bluff Street is a 3-bed, 2-bath, 1,885 sqft single family home built in 2018.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity. Subject to change at any time. Compass makes no guarantee, warranty or representation regarding the accuracy of any waterfront feature, water view or waterfront view.

Listing Courtesy of Randy Hutto, Realtors, Randy Hutto, TREC #328942

Based on information from the Austin Board of REALTORS® (alternatively, from ACTRIS), Central Hill Country Board of Realtors, Central Texas MLS, Highland Lakes Association of Realtors, Bryan-College Station Association of REALTORS, and Waco Association of REALTORS. All information provided is deemed reliable but is not guaranteed and should be independently verified. The Austin Board of REALTORS®, ACTRIS, Central Hill Country Board of Realtors, Central Texas MLS, Highland Lakes Association of Realtors, Bryan-College Station Association of REALTORS, Waco Association of REALTORS, and their affiliates provide the MLS and all content therein “AS IS” and without any warranty, express or implied. IDX information is provided exclusively for consumers’ personal, non-commercial use, that it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing, and that the data is deemed reliable but is not guaranteed accurate by the MLS. Copyright© 2026 Austin Board of REALTORS® (alternatively, from ACTRIS), Central Hill Country Board of Realtors, Central Texas MLS, Highland Lakes Association of Realtors, Bryan-College Station Association of REALTORS, and Waco Association of REALTORS. All rights reserved. We do not attempt to independently verify the currency, completeness, accuracy or authenticity of the data contained herein. All area measurements and calculations are approximate and should be independently verified. Data may be subject to transcription and transmission errors. Accordingly, the data is provided on an “as is” “as available” basis only and may not reflect all real estate activity in the market”. © [2026] REsides, Inc. All rights reserved. Certain information contained herein is derived from information, which is the licensed property of, and copyrighted by, REsides, Inc.