One of Dripping Springs' most exclusive gated enclaves — 195–215 homes across 4 phases, custom estates on 0.75–2.5 acres, and the lowest tax rate of any major community in the area.
Bunker Ranch sits just west of Dripping Springs Middle School on Highway 290, offering something genuinely rare: a controlled-access, custom-home community where every residence was designed from scratch. No cookie-cutter floor plans. No builder packages. Every home is a private project.
The community spans four platted phases with approximately 135–145 custom home lots, plus a separate section called The Cottages at Bunker Ranch — a distinct condo association of 60–70 lock-and-leave garden homes on the western edge of the community. Total build-out is 195–215 units.
Phases 1–2 are largely complete. Phases 3–4 still have active construction and available lots. All custom homes comply with deed restrictions requiring masonry exteriors, minimum 2,800 sq ft (one-story) or 3,200 sq ft (two-story), and 30-ft setbacks — ensuring the architectural quality of the community is maintained at every lot.
Whether you're looking to buy, sell, or just want to understand what your home is worth in today's market — I can help. No pressure, just honest local expertise.
Get in Touch Free Home ValuationHays County planning records confirm four platted phases along Bunker Ranch Blvd, with Phase 4 alone comprising 28 lots on 38.94 acres. Phases 3–4 still have active construction.
Bunker Ranch is unique in offering two completely different buyer profiles under the same address — custom estates and lock-and-leave cottages, each with their own HOA and price tier.
Fully custom builds on 0.75–2.5 acre lots. Masonry exteriors required. Minimum 2,800 sq ft (single-story) or 3,200 sq ft (two-story). Common builders: Sitterle, Herradura, Monticello. New builds feature walls of glass, spa primary baths, guest suites, and private pools.
Separate condo association of 60–70 lock-and-leave garden homes on 0.13–0.28 acre lots at 170 Bunker Ranch Blvd. Purpose-built for downsizers, second-home buyers, and Hill Country weekenders who want quality without maintenance.
Bunker Ranch HOA ($70/mo for custom homes) handles common area maintenance, landscaping, gated entry, playground, and trail maintenance. Deed restrictions preserve architectural quality across the community.
No MUD District
Bunker Ranch has no MUD (Municipal Utility District) tax — one of the lowest effective tax rates in Dripping Springs at 1.74%. On a $1.5M home, that's roughly $6,000–$8,000/year less than a comparable home in a MUD community.
Bunker Ranch sits immediately adjacent to Dripping Springs Middle School — the closest of any of Rachel's four target neighborhoods. All three DSISD schools are within 2 miles, and the district consistently ranks among the top in Hays County.
Bunker Ranch Blvd runs directly off Highway 290 West, just outside downtown Dripping Springs. Everything you need is within 5 minutes — HEB, restaurants, and the Hill Country Galleria. Downtown Austin is a 35–40 minute drive.
Every custom home in Bunker Ranch is built under deed restrictions that protect long-term values. These aren't suggestions — they're binding commitments that every owner has made.
2,800 sq ft
Minimum size for single-story homes
3,200 sq ft
Minimum size for two-story homes
100% Masonry
Stone or stucco exteriors required on all homes
Whether you're buying a custom lot, selling an existing home, or looking at a Cottage — I know this community well. Let's talk about what makes sense for you.
