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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$1,100,000
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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: $100
- Status: Active
- Type: Single Family
- Source: Central_Texas_MLS
- MLS ID: 619177
- Updated: 7/24/2026
- Added to Site: 35 day(s) ago
Interior
- Interior Features: All Bedrooms Down, Ceiling Fan(s), Double Vanity, High Ceilings, Pantry, Stone Counters, Soaking Tub, Separate Shower, Walk-In Closet(s), Breakfast Bar, Breakfast Area, Eat-in Kitchen, Kitchen Island, Kitchen/Family Room Combo, Solid Surface Counters
- Fireplace: Yes
- Fireplace(s): Other, Outside, See Remarks, Wood Burning
- Appliances: Dishwasher, Disposal, Gas Range, Gas Water Heater, Water Softener Owned, Some Gas Appliances
- Flooring: Wood
Rooms
Bathrooms
- Total Bathrooms: 2
- Full Bathrooms: 2
Bedrooms
- Total Bedrooms: 3
Other Rooms
- Laundry: Laundry in Utility Room, Lower Level, Laundry Room
Additional Information
- Security/Safety: Smoke Detector(s)
Parking
- Garage: Yes
- Attached garage: Yes
- Garage Spaces: 2
- Parking Features: Attached, Garage
Location
- 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.
School Information
- Elem School District: Johnson City ISD
- Midd School District: Johnson City ISD
- High School District: Johnson City ISD
Community
- Association: Yes
Heating & Cooling
- Central air: Yes
- Air Conditioning: Yes
- Cooling Type: Central Air, Electric
- Heating Type: Central, Propane
Utilities
- Electric Available: Yes
- Sewer: Public Sewer, Aerobic Septic
- Water: Public
- Utility Description: Electricity Available, High Speed Internet Available
Structural Information
- Architectural Style: Traditional
- Construction: Brick, Frame, Stone
- Roof: Metal
- Stories/Levels: 1
- Square Feet: 1,885
- Sq. Ft. Source: Appraiser
- Living Area: 1,885 Sq. Ft.
- Year Built: 2018
- Year Built Source: Assessor
- Property Condition: Resale
Additional Structures
- Other Structures: Outbuilding
Lot Features
- Property View: River
- Lot Size (Acres): 1.15
- Fencing (Description): Front Yard, Partial, Privacy, Wood
Water Features
- Water Front: Yes
- Water View: Yes
- Water Front Name: Pedernales River
Financial Considerations
- Association Fee: $100
- Terms: Cash, Conventional
Disclosures and Reports
- Documents Avail.: Disclosure(s), Seller's Property Disclosure, Survey
- Legal Description: PEDERNALES PLACE , BLK 1 , LOT 56 , ACRES 1.15
- Property ID: R2798
- Block: 1
- Lot Number: 56
Listed by Keller Williams Realty - SW
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Listing agent
— 172 Bluff Trail —
Keller Williams Realty - SW
512-448-4111
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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# 619177) 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.