172 Bluff Trail

Dripping Springs, TX 78620

$1,100,000
Price
3
Beds
1,885 Sq. Ft.
$584 / Sq. Ft.
1,885
Sq. Ft.
$584
per Sq. Ft.
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Virtual Tour
Virtual Tour
a view of a lake from a balcony
a view of a yard with plants and trees
a living room with furniture and a large window
a view of a tree in a yard
a living room with furniture a flat screen tv and a fireplace
a view of swimming pool from a lake view
a living room with furniture wooden floor and a flat screen tv
a kitchen with stainless steel appliances granite countertop a stove and a wooden floors
a kitchen with a table chairs refrigerator and cabinets
a view of a patio with couches table and chairs and potted plants
a view of tree
a view of lake
a view of mountain with lake view
an aerial view of residential houses with outdoor space and lake view
a view of a lake with houses
a living room with furniture and a flat screen tv
a living room with furniture and a large window
a living room with furniture and a large window
Living room with a high ceiling, wine cooler, ceiling fan, dark wood-style floors, and recessed lighting
a view of a workspace with furniture and a window
a living room with furniture and a flat screen tv
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 bath tub sitting in a bathroom next to a window
a view of a lake
an aerial view of residential house with outdoor space and trees all around
a backyard of a house with lots of green space
a view of a deck with a trees front of house
a backyard of a house with lots of green space and lake view
a view of a lake view
a view of a building with a yard
a view of a yard with a house and a tree

Description

Charming Riverfront Retreat. Discover your own slice of paradise on the picturesque Pedernales River, just 30 miles 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 miles 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 of 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 the 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 #0328942 • Randy Hutto, Realtors
    P: (512)-894-0288 C: (512)-894-0288 Rhutto@RandyHutto.com
  2. Listed by Dana Hutto • TREC #0444005 • Randy Hutto, Realtors
    P: (512)-461-2050 C: (512)-461-2050 dhutto@randyhutto.com

Property Details for 172 Bluff Trail

Subdivision Name
Pedernales Place
Waterfront
Yes
Waterfront Description
River Front
Water Access Description
Public, Municipal Utility District
View
Panoramic, River, Trees/Woods
View YN
Yes
Parcel Number
26870800000064001
Tax Lot
56
LISTING UPDATED: 03/24/2026 01:05 PM

Property Details for 172 Bluff Trail

StatusActive
MLS #9220488
Days on Market287
Taxes$8,146 / year
HOA Fees$100 / year
Condo/Co-op Fees-
Property TypeSingle Family
MLS TypeResidential / Single Family Residence
Year Built2018
Lot Size1.15 AC / 50,094 SF
CountyBlanco County
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Location

Listing Courtesy of Randy Hutto, Realtors, Randy Hutto, TREC #0328942; Randy Hutto, Realtors, Dana Hutto, TREC #0444005
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Virtual Tour

Building Information for 172 Bluff Trail

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

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$6,226 per month

30 year fixed, 6.46% Interest

Principal and Interest

$5,539

Property Taxes

$679

HOA Dues

$8

The Payment Calculator is for illustrative purposes only.

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Property Information for 172 Bluff Trail

General Information
Parking
  • Garage Spaces: 2
  • Parking Total: 4
  • Parking Features: Attached, Concrete, Driveway
  • Garage: Yes
  • Covered Spaces: 2
Interior
  • Interior Features: Breakfast Bar, Ceiling Fan(s), Double Vanity, Entrance Foyer, Eat In Kitchen, High Ceilings, High Speed Internet, Kitchen Island, Main Level Master, No Interior Steps, Open Floorplan, Pantry, Soaking Tub, Walk In Closets
  • Flooring: Wood
  • Appliances: BuiltInGasOven, BuiltInRefrigerator, Dishwasher, ExhaustFan, FreeStandingFreezer, Disposal, GasRange, Microwave, PropaneCooktop, RangeHood, WaterSoftenerOwned, WaterSoftener, WineCooler
  • Fireplace: Yes
  • Fireplaces Total: 1
  • Fireplace Features: Outside, Wood Burning
  • Laundry Features: LaundryRoom, ElectricDryerHookup
  • Virtual Tour URL Unbranded: https://youtu.be/G1Tsn5Mqr9A?feature=shared
  • Virtual Tour URL Unbranded 2: https://youtu.be/G1Tsn5Mqr9A?feature=shared
  • Restrictions: RestrictiveCovenant
Exterior
  • Exterior Features: Exterior Steps, Gas Grill
  • New Construction: Yes
  • Construction Materials: Brick, Stone Veneer
  • Foundation Details: Slab
  • Patio And Porch Features: Covered
  • Water Body Name: Pedernales River
  • Roof: Metal
  • Fencing: Front Yard, Partial, Privacy, Wood
  • Direction Faces: South
  • Window Features: DoublePaneWindows
  • Accessibility Features: Accessible Full Bath
  • Community Features: Fishing
Property Information
Lot Information
  • FEMA Flood Plain: See Remarks
  • Lot Features: Many Trees, Trees Large Size, Views
  • Horse: No
  • Horse Amenities: None
Utilities
  • Cooling YN: Yes
  • Cooling: Central Air, Ceiling Fans, Electric
  • Heating YN: Yes
  • Heating: Central, Propane, Propane Stove
  • Sewer: Aerobic Septic, Engineered Septic
  • Utilities: Above Ground Utilities, Electricity Connected, Propane, Other, Water Connected
Room Information
Room 1
  • Room Type: Bedroom
  • Room Level: Main
  • Room Features: CeilingFans
  • Room Description: The 2nd bedroom is located out of the way on the right side of the home... next to the 2nd full bath.
Room 2
  • Room Type: Bedroom
  • Room Level: Main
  • Room Description: Just off the entry as you walk in the home is Bedroom 3. This Bedroom does not have a closet. Currently being used as an Office.
Room 3
  • Room Type: ScreenedPorch
  • Room Level: Main
  • Room Features: CeilingFans, HighCeilings, WiredForSound
  • Room Description: The Outdoor Area is a 2nd living area. located just off the Grand Room the Outdoor living area has Fireplace, Big Screen TV for the Games, Cooking and Storage, Dishwasher to help clean up the messes PLUS!
Room 4
  • Room Type: GreatRoom
  • Room Level: Main
  • Room Features: CeilingFans, HighCeilings, WiredForSound
  • Room Description: This room opens to the Great Outdoors with a 10 x 20' sliding Glass Door Unit opening from Grand Room to the Pedernales River Valley. A spectacular Opening bringing the outdoors, indoors.
Room 5
  • Room Type: Kitchen
  • Room Level: Main
  • Room Features: EatInKitchen, HighCeilings, KitchenIsland, KitchenFamilyRoomCombo, SoundSystem, WiredForSound
  • Room Description: High End Kitchen appliances: 6 Burner LP gas Double oven stove with griddle and Vent, Viking Refrigerator, Wine Refrigerator, Dishwasher, Drawer Microwave, Side by Side Freezer Refrigerator freezer, Undercounter R.O. System, Butler Pantry
Room 6
  • Room Type: PrimaryBathroom
  • Room Level: Main
  • Room Features: DoubleVanity, EnSuiteBathroom, HighCeilings, SoakingTub, SeparateShower, WalkInClosets, WalkInShower
  • Room Description: Bath offers heated flooring, Smart Toilet, Large Walk in Closet with Built-in's, Television mounted, large soaking tub, walk in glass shower, his/her sink areas.
Room 7
  • Room Type: PrimaryBedroom
  • Room Level: Main
  • Room Features: CeilingFans, HighCeilings
  • Room Description: Conveniently located off Kitchen area at back left corner of home overlooking Pedernales River Valley.
Unit Information
Unit 1
  • Permission: IDX
Unit 2
  • Permission: IDX
Unit 3
  • Permission: IDX
Unit 4
  • Permission: IDX
Unit 5
  • Permission: IDX
Unit 6
  • Permission: IDX
Unit 7
  • Permission: IDX
Financial Information
Taxes and HOA Information
  • Association: Yes
  • Association Name: Pedernales Place Property Owners Association
  • Association Fee Includes: CommonAreaMaintenance
  • Tax Assessed Value: $604,510
  • Additional Parcels: Yes
  • Tax Year: 2024
  • Tax Rate: 1.35%
Showing Information
Showing Information
  • Security Features: None
  • Directions: Hwy 290 West to Hays County Rd 187 or McGregor Lane - turn North (if coming from Dripping Springs Turn Right at Traffic Light) approx 1.7 Miles go through Stop sign and turn right at next stop sign - then take immediate left to stay on McGregor Lane- travel 2.6 miles turn left where road "y's". another 2.9 miles then turn Left on Live Oak Canyon Rd - 1.3 miles to Pedernales Place Sign Turn Right - turn left at Bluff Trail- property 1/2 mile on right . See Sign. Property is approx 11.5 miles off of Hwy 290 West and McGregor Lane intersection.

Property History for 172 Bluff Trail

DateEvent & SourcePriceAppreciationLink
Mar 24, 2026

Price Change

ACTRIS #9220488

$1,100,000——
Nov 3, 2025

Price Change

ACTRIS #9220488

$1,225,000——
Aug 25, 2025

Price Change

ACTRIS #9220488

$1,375,000——
Jul 1, 2025

Price Change

ACTRIS #9220488

$1,225,000——
Jul 1, 2025

Listed (Active)

ACTRIS #9220488

$1,500,000——
Mar 30, 2016

Sold

ACTRIS #4020730

—
Mar 6, 2016

Pending

ACTRIS #4020730

$79,900—
Jan 9, 2016

Listed (Active)

ACTRIS #4020730

$79,900—
Dec 31, 2015

Expired

ACTRIS #6264534

$79,900—
Jul 16, 2015

Listed (Active)

CTXMLS #213428

$84,900——
Jul 9, 2015

Listed (Active)

ACTRIS #6264534

$84,900—
DateEvent & SourcePrice
03/24/2026

Price Change

ACTRIS #9220488

$1,100,000
11/03/2025

Price Change

ACTRIS #9220488

$1,225,000
08/25/2025

Price Change

ACTRIS #9220488

$1,375,000
07/01/2025

Price Change

ACTRIS #9220488

$1,225,000
07/01/2025

Listed (Active)

ACTRIS #9220488

$1,500,000
03/30/2016

Sold

ACTRIS #4020730

—
03/06/2016

Pending

ACTRIS #4020730

$79,900
01/09/2016

Listed (Active)

ACTRIS #4020730

$79,900
12/31/2015

Expired

ACTRIS #6264534

$79,900
07/16/2015

Listed (Active)

CTXMLS #213428

$84,900
07/09/2015

Listed (Active)

ACTRIS #6264534

$84,900

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

Public Records for 172 Bluff Trail

Taxable ValueLand$152,950Additions$451,560Total$604,510
Tax Record2025$6,515 ($543 / month)
Home Facts
Beds0Total Finished SqFt1,885 SqFtAbove Grade Finished SqFt1,885 SqFtLot Size50,094 SqFtStyleMiscellaneous ResidentialYear Built2018CountyBLANCOAPNR2798Fireplace TypeHas Fireplace

Schools near 172 Bluff Trail

This home is within Johnson City Independent School District.
Rating
School
Type
Grades
Distance
Lyndon B Johnson Elementary School
Public - PK to 5
Lyndon B Johnson Middle School
Public - 6 to 8
Lyndon B Johnson High School
Public - 9 to 12
Rating
School
Distance
Lyndon B Johnson Elementary School
PublicPK to 5

Lyndon B Johnson Middle School
Public6 to 8

Lyndon B Johnson High School
Public9 to 12

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 Trail, Dripping Springs, TX 78620

172 Bluff Trail 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 $1,100,000. It has been on the market for a total of 287 days and was last sold on March 30, 2016. This listing's school district is Johnson City Independent School District. Nearby schools include Lyndon B Johnson Elementary School, Lyndon B Johnson Middle School and Lyndon B Johnson High School. 172 Bluff Trail 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, Inc., its subsidiaries, affiliates and their agents and associated third parties make 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 #0328942; Randy Hutto, Realtors, Dana Hutto, TREC #0444005

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.