Date
Details
Price
Change
Source
7/22/2026
Listed
$1,100,000
—
MLS
Disclaimer: Historical sales information is derived from public records provided by the county offices. Information is not guaranteed and should be independently verified.
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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.
Full Property Details
Full Property Details for 172 Bluff Trail
General
- Price: $1,100,000
- HOA FEE: $8/month
- HOA FEE FREQ.: Annually
- Taxes: $8,174 (2026)
- Status: Active
- Type: Single Family
- Source: Austin_MLS
- MLS ID: 8730101
- Updated: 7/24/2026
- Added to Site: 35 day(s) ago
Interior
- Interior Features: Breakfast Bar, Ceiling Fan(s), Double Vanity, Entrance Foyer, Eat-in Kitchen, High Ceilings, High Speed Internet, Kitchen Island, Main Level Primary, No Interior Steps, Open Floorplan, Pantry, Soaking Tub, Walk-In Closet(s), Wired for Sound
- Fireplace: Yes
- Number of Fireplaces: 2
- Fireplace(s): Outside, See Remarks, Wood Burning
- Appliances: Built-In Gas Oven, Built-In Refrigerator, Dishwasher, Exhaust Fan, Free-Standing Freezer, Disposal, Gas Range, Microwave, Propane Cooktop, Range Hood, Water Softener Owned, Water Softener, Wine Cooler
- Flooring: Wood
Rooms
Bathrooms
- Total Bathrooms: 2
- Full Bathrooms: 2
Bedrooms
- Total Bedrooms: 3
- Bedrooms Main: 3
Other Rooms
- Laundry: Laundry Room, Electric Dryer Hookup
Additional Information
- Shared Amenities: Fishing
- Security/Safety: None
Exterior
- Exterior Features: Exterior Steps, Gas Grill
- Porch/Patio/Deck: Covered, Deck
Parking
- Garage: Yes
- Garage Spaces: 2
- Covered Spaces: 2
- Total Spaces: 4
- Parking Features: Attached, Concrete, Driveway
Location
- Area: HD
- County: Blanco
- Subdivision: Pedernales Place
- Driving 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.
- Direction Faces: South
School Information
- Elem School District: Johnson City ISD
- Midd School District: Johnson City ISD
- High School District: Johnson City ISD
- Elementary School: Lyndon B Johnson
- Middle School: Lyndon B Johnson
- High School: Lyndon B Johnson (Johnson City ISD)
Community
- Association: Yes
- Assoc. Name: Pedernales Place Property Owners Association
- Assoc. Fees Include: Common Area Maintenance
Heating & Cooling
- Central air: Yes
- Air Conditioning: Yes
- Cooling Type: Central Air, Ceiling Fan(s), Electric
- Heating Type: Central, Propane, Propane Stove
Utilities
- Sewer: Aerobic Septic, Engineered Septic
- Water: Public, Municipal Utility District
- Utility Description: Above Ground Utilities, Electricity Connected, Propane, Other, Water Connected
Structural Information
- Detached/Attached: Detached
- Construction: Brick, Stone Veneer
- Roof: Metal
- Windows: Double Pane Windows
- Stories/Levels: 1
- Square Feet: 1,885
- Sq. Ft. Source: Public Records
- Living Area: 1,885 Sq. Ft.
- Year Built: 2018
- Year Built Source: Owner
- Property Condition: Resale
Additional Structures
- Other Structures: Outbuilding
Lot Features
- Property View: Panoramic, River, Trees/Woods
- Lot Size (Acres): 1.15
- Lot Size (Sq. Ft.): 50,094
- Fence: Yes
- Lot Features: Many Trees, Trees Large Size, Views
- Fencing (Description): Front Yard, Partial, Privacy, Wood
Water Features
- Water Front: Yes
- Water View: Yes
- Water Front Name: Pedernales River
- Water Front Desc.: River Front
Financial Considerations
- Association Fee: $100
- Assoc Fee Freq.: Annually
- Assessment Amount: $604,510
- Tax Amount: $8,174.23
- Tax Year: 2026
- Terms: Cash, Conventional
Disclosures and Reports
- Special Conditions: Standard
- Documents Avail.: Survey
- Legal Description: PEDERNALES PLACE , BLK 1 , LOT 56 , ACRES 1.15
- Disclosures/Reports: Seller Disclosure
- Property ID: 26870800000064001
- Block: 1
- Lot Number: 56
Listed by Keller Williams Realty
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— 172 Bluff Trail —
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Schools
Schools serving 172 Bluff Trail
School District:Johnson City Independent School District
| Name | Grades | Distance |
|---|---|---|
Lyndon B Johnson Middle School, Johnson City, TX 303 Lbj Drive, Johnson City, TX 78636 | 5-8 | 14 mi |
Lyndon B Johnson High School 505 North Nugent Avenue, Johnson City, TX 78636 | 9-12 | 14.2 mi |
Disclaimer:
School attendance boundaries provided by ATTOM Data Solutions and are for reference only. Contact the school directly to verify enrollment eligibility.
Price & Sales History for 172 Bluff Trail
Tax History
Tax History for 172 Bluff Trail
Year
Property Taxes
Change
Tax Assessment
Change
2026
$8,174
20%
$604,510
—
2024
$6,837
6%
$604,510
6%
2023
$6,424
-12%
$572,610
19%
2021
$7,302
-3%
$480,840
-10%
2022
$7,551
1%
$531,570
13%
2020
$7,489
—
$471,020
—
Disclaimer: Historical tax information is derived from public records provided by the county offices. Information is not guaranteed and should be independently verified.
Estimate the Cost
Estimate the Cost for 172 Bluff Trail
172 Bluff Trail, Dripping Springs, TX 78620 (MLS# 8730101) is a Single Family property with 3 bedrooms and 2 full bathrooms. 172 Bluff Trail is currently listed for $1,100,000 and was received on July 22, 2026. Want to learn more about 172 Bluff Trail? Do you have questions about finding other Single Family real estate for sale in Dripping Springs? You can browse all Dripping Springs real estate or contact a Coldwell Banker agent to request more information.