A Cherished Past. A Vital Future.

A place with deep roots and a storied history. It’s where members of the Townes family gathered together for nearly a century, forging indelible memories during summer vacations, festive family holidays, and rites of passage at the Hazy Hills Ranch. Today, Hazy Hills Ranch begins anew, with an expansive calling and a new name—Headwaters—that honors the character of the cherished setting at the confluence of Little Barton and Barton Creek. Headwaters embraces all of the principles that define the Vital Communities™ approach to healthy living, community engagement, new home design, connectivity and environmental stewardship.

Dripping Springs, Gateway to Texas Hill Country.

In Dripping Springs, Texas small town living meets metropolitan sophistication with Austin, Texas one of America’s most dynamic cities, just 30 minutes away. This means that at Headwaters, Hill Country’s majestic views, abundant wildlife and rolling hills don’t come at a cost—quick commutes, world-class dining and other urban pleasures are still on the menu. And with the award-winning schools of Dripping Springs Independent School District, the future looks bright. Headwaters is where you’ll find the perfect new home in Dripping Springs, Texas – a beautiful Hill Country town.

Neighborhoods and Homes You’ll Treasure.


Not all who wander are lost. At Headwaters, distinctive neighborhoods peppered with landmark features and small-scale destinations meander through the landscape, encouraging exploration. You’ll discover Hill Country Modern—Headwaters’ homes offer signature contemporary style, informed by the former ranch land’s rich heritage and timeless geography. We’ve partnered with some of the nation’s top home builders to bring you finely crafted homes, perfectly suited to the Headwaters lifestyle.

Immersive Activities. Indelible Memories.

Shared experiences and heart-pounding activity will broaden your horizons at Headwaters. There are 8 miles of scenic trails to explore, plus inspiring greenspaces like Homestead and Headwaters Park, designed for everything from picnics to stargazing. And at the heart of Headwaters is HW Central, the sprawling recreational complex tailored for revving up—laps at the resort-style pool, training sessions at the state-of-the-art fitness center—or winding down (check in at The Hub for nibbles, coffee and wi-fi). Choose your own adventure, from dawn to dusk. Headwaters is also just a quick commute away from Zilker Metropolitan Park, a 351 acre-park in Austin, Texas.