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172 Bluff Trl

Dripping Springs, TX, 78620

Active

$1,099,000

Asking sale price

Listed by Keller Williams Realty · Dan Justus

Listing attribution contact: (520) 906-7174

MLS #8730101 · Active

Listings courtesy of Unlock MLS as distributed by MLS GRID.

Data obtained . Listing modified .

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3Bedrooms

2Bathrooms

2018Year built

Single Family ResidenceProperty type

THE HOME, IN THE LISTING AGENT’S WORDS

A closer look.

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.

THE DETAILS THAT SHAPE YOUR DAY

Reported property facts

Property type
Residential
Property subtype
Single Family Residence
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Half bathrooms
0
Living area
1,885 (units not reported)
Lot acres
1.15
Year built
2018
Parking spaces
4
Garage spaces
2

Schools reported in the listing

  • High schoolLyndon B Johnson (Johnson City ISD)
  • Middle schoolLyndon B Johnson
  • DistrictJohnson City ISD
  • ElementaryLyndon B Johnson

Verify assignment with the relevant district for the exact address, program and school year. These source-reported names are not ratings or an enrollment guarantee.

Features & finishes

lot

Public Maintained Road · Trees-Heavy · Trees-Large (Over 40 Ft) · Views

pool

None

roof

Metal

view

Panoramic · River · Trees/Woods

patio

Covered · Deck

sewer

Aerobic Septic · Engineered Septic

levels

One

cooling

Ceiling Fan(s) · Central Air · Electric

fencing

Front Yard · Partial · Privacy · Wood

heating

Central · Propane · Propane Stove

parking

Attached · Concrete · Driveway

exterior

Exterior Steps · Gas Grill

flooring

Wood

interior

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 · Walk-In Closet(s) · Wired for Sound

community

Fishing

utilities

Above Ground · Electricity Connected · Other · Propane · Water Connected

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

waterfront

River Front

water Source

MUD · Public

construction

Brick · Stone Veneer

accessibility

Accessible Full Bath

LOOK BELOW THE LISTING

A place has layers.
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172 Bluff Trl

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TAKE THE NEXT STEP

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Listing source and permitted use

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Listings courtesy of Unlock MLS as distributed by MLS GRID.

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IDX information is provided exclusively for consumers’ personal, noncommercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed by MLS GRID. Use may be subject to an end user license agreement prescribed by the applicable MLS. Any use or search other than by a consumer looking to purchase real estate is prohibited.

Based on information submitted to the MLS GRID as of Sep 15, 2026, 1:35 AM Central. All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.

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