A private Pedernales River estate set behind two electric gates on a limestone bluff, with 200 feet of frontage just 45 minutes from Austin. There is nothing else like it in this market. Perched above the river on 2.8 private acres, this 4,549 SF Hill Country villa is clad in native uncut Texas limestone and topped with a standing seam metal roof. Below the bluff, a spring-fed swimming hole provides a consistent water feature even when other parts of the river run low. A private stairway leads down to it, where the canyon holds the last light of the day, and the setting naturally slows you down. Swim, fish, or spend the evening watching the stars rise over the canyon walls. Inside, the home opens with vaulted ceilings, arched doorways, wood floors, and granite countertops, anchored by a grand living room with a wood-burning stone fireplace. The primary suite is on the main level with a private sunroom and terrace. Upstairs, three guest bedrooms are thoughtfully positioned, including one with a private stargazing terrace and Juliette balcony overlooking the canyon, along with a lofted sitting area that adds flexible living space. The detached garage includes a fully self-contained one-bed, one bath guest apartment with a separate entrance, ideal for guests, extended family, or additional income. Well and septic are already in place. This offering includes the villa on approximately 2.8 acres, with an additional 34.5 acres available separately. That tract features three cabins, a horse arena, barn, stock tank, equipment shed, and greenhouse. Together, the property can remain completely unrestricted, allowing for a private compound, equestrian ranch, wellness retreat, or long-term investment along one of the most storied rivers in Texas. Seller is open to seller financing for qualified buyers.
Active
Price cut: $4.5K (4/11)
$1,995,500
5229 Hupedo Ranch Rd, Dripping Springs, TX 78669
5beds
4,549sqft
Est.:
Single Family Residence
Built in 1992
2.8 Acres Lot
$-- Zestimate®
$439/sqft
$-- HOA
What's special
- 28 days |
- 488 |
- 31 |
Zillow last checked:
Listing updated:
Listed by:
Johnny Devora (512) 961-9084,
Devora Realty (512) 961-9084
Source: Unlock MLS,MLS#: 8857888
Tour with a local agent
Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 5
- Bathrooms: 5
- Full bathrooms: 4
- 1/2 bathrooms: 1
- Main level bedrooms: 1
Primary bedroom
- Features: Ceiling Fan(s), High Ceilings, Recessed Lighting, See Remarks, Vaulted Ceiling(s)
- Level: Main
Bedroom
- Features: Ceiling Fan(s), See Remarks
- Level: Second
Bedroom
- Features: Bookcases, Ceiling Fan(s), Natural Woodwork, Recessed Lighting, See Remarks
- Level: Second
Bedroom
- Features: Ceiling Fan(s), See Remarks
- Level: Second
Primary bathroom
- Features: Granite Counters, Double Vanity, Full Bath, Recessed Lighting, See Remarks, Separate Shower, Soaking Tub
- Level: Main
Bathroom
- Features: Granite Counters, Full Bath, Recessed Lighting, Shared Bath
- Level: Second
Bathroom
- Level: Second
Bathroom
- Features: Half Bath
- Level: Main
Dining room
- Features: Chandelier, CRWN, Recessed Lighting, See Remarks
- Level: Main
Kitchen
- Features: Bar, Kitchn - Breakfast Area, Breakfast Bar, Pantry, Chandelier, Granite Counters, Gourmet Kitchen, See Remarks
- Level: Main
Laundry
- Features: Recessed Lighting
- Level: Main
Living room
- Features: CRWN, High Ceilings, Recessed Lighting, See Remarks, Vaulted Ceiling(s)
- Level: Main
Loft
- Features: Ceiling Fan(s), Recessed Lighting, See Remarks
- Level: Second
Heating
- Central, Electric
Cooling
- Central Air, Electric
Appliances
- Included: Dishwasher, Disposal, Microwave, Oven, Electric Oven, Free-Standing Electric Range, Refrigerator, Stainless Steel Appliance(s)
Features
- See Remarks, Bookcases, Built-in Features, Ceiling Fan(s), High Ceilings, Vaulted Ceiling(s), Granite Counters, Double Vanity, Electric Dryer Hookup, Eat-in Kitchen, Entrance Foyer, French Doors, High Speed Internet, Interior Steps, Kitchen Island, Multiple Living Areas, Natural Woodwork, Open Floorplan, Pantry, Primary Bedroom on Main, Recessed Lighting, Soaking Tub, Sound System, Storage, Walk-In Closet(s), Washer Hookup
- Flooring: Tile, Wood, See Remarks
- Windows: See Remarks, Double Pane Windows, Screens
- Number of fireplaces: 1
- Fireplace features: Living Room, Wood Burning
Interior area
- Total interior livable area: 4,549 sqft
Video & virtual tour
Property
Parking
- Total spaces: 2
- Parking features: Detached
- Garage spaces: 2
Accessibility
- Accessibility features: See Remarks
Features
- Levels: Two
- Stories: 2
- Patio & porch: Arbor, Patio, Porch, Rear Porch, Terrace, See Remarks
- Exterior features: See Remarks, Balcony, Exterior Steps, Private Yard
- Pool features: None
- Fencing: Fenced
- Has view: Yes
- View description: See Remarks, Hill Country, Panoramic, River, Trees/Woods, Water
- Has water view: Yes
- Water view: River,Water
- Waterfront features: River Front, See Remarks
- Body of water: Pedernales River
Lot
- Size: 2.8 Acres
- Features: See Remarks, Back Yard, Front Yard, Garden, Landscaped, Native Plants, Trees-Large (Over 40 Ft), Views
Details
- Additional structures: See Remarks, Garage(s), Greenhouse
- Parcel number: 05422601060000
- Special conditions: Standard
- Horses can be raised: Yes
Construction
Type & style
- Home type: SingleFamily
- Property subtype: Single Family Residence
Materials
- Foundation: Slab
- Roof: Metal
Condition
- Resale
- New construction: No
- Year built: 1992
Utilities & green energy
- Sewer: Septic Tank
- Water: Well
- Utilities for property: Electricity Connected, Phone Available, Sewer Connected, Water Connected, See Remarks
Community & HOA
Community
- Features: See Remarks
- Subdivision: Breezy River Ranch
HOA
- Has HOA: No
Location
- Region: Dripping Springs
Financial & listing details
- Price per square foot: $439/sqft
- Tax assessed value: $879,062
- Annual tax amount: $7,751
- Date on market: 4/11/2026
- Listing terms: Cash,Conventional,Owner May Carry
- Electric utility on property: Yes
Estimated market value
Not available
Estimated sales range
Not available
Not available
Price history
| Date | Event | Price |
|---|---|---|
| 4/11/2026 | Price change | $1,995,500-0.2%$439/sqft |
Source:  Unlock MLS #8857888 Report a problem | ||
| 1/15/2026 | Price change | $2,000,000-2.4%$440/sqft |
Source: Unlock MLS #6198052 Report a problem | ||
| 12/2/2025 | Listed for sale | $2,050,000$451/sqft |
Source: Unlock MLS #6198052 Report a problem | ||
| 12/1/2025 | Listing removed | $2,050,000$451/sqft |
Source: Unlock MLS #9632040 Report a problem | ||
| 11/24/2025 | Price change | $2,050,000-5.7%$451/sqft |
Source: Unlock MLS #9632040 Report a problem | ||
| 10/15/2025 | Listed for sale | $2,174,500$478/sqft |
Source: Unlock MLS #9632040 Report a problem | ||
| 10/10/2025 | Listing removed | $2,174,500$478/sqft |
Source: Unlock MLS #1963608 Report a problem | ||
| 9/6/2025 | Listed for sale | $2,174,500$478/sqft |
Source: Unlock MLS #1963608 Report a problem | ||
| 9/3/2025 | Listing removed | $2,174,500$478/sqft |
Source: Unlock MLS #2359449 Report a problem | ||
| 8/26/2025 | Price change | $2,174,500-4.4%$478/sqft |
Source: Unlock MLS #2359449 Report a problem | ||
| 3/14/2025 | Listed for sale | $2,274,500$500/sqft |
Source: Unlock MLS #2359449 Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | $2,875 +19.7% | $508,239 +10% |
| 2024 | $2,402 +19.6% | $462,035 +10% |
| 2023 | $2,009 +8.1% | $420,032 -6.2% |
| 2022 | $1,858 | $447,702 +11.3% |
| 2021 | -- | $402,397 +27.5% |
| 2020 | $2,129 +1.5% | $315,576 |
| 2019 | $2,098 +14.5% | $315,576 +0.5% |
| 2018 | $1,832 | $314,127 -1.2% |
| 2017 | $1,832 -0.1% | $318,021 |
| 2016 | $1,834 | $318,021 -1.9% |
| 2015 | $1,834 | $324,074 |
| 2014 | $1,834 | $324,074 +0.7% |
| 2013 | -- | $321,826 |
Find assessor info on the county website
Monthly payment
Est. payment
$12,399/mo
Principal & interest
$9971
Property taxes
$2428
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Climate risks
Neighborhood: 78669
Getting around
0 / 100
Car-DependentNearby schools
GreatSchools rating
- 6/10Lyndon B Johnson Elementary SchoolGrades: PK-5Distance: 18.8 mi
- 8/10Lyndon B Johnson Middle SchoolGrades: 6-8Distance: 18.7 mi
- 6/10Lyndon B Johnson High SchoolGrades: 9-12Distance: 19 mi
Schools provided by the listing agent
- Elementary: Lyndon B Johnson
- Middle: Lyndon B Johnson
- High: Lyndon B Johnson (Johnson City ISD)
- District: Johnson City ISD
Source: Unlock MLS. This data may not be complete. We recommend contacting the local school district to confirm school assignments for this home.
A local agent can set up tours, give advice and negotiate with sellers.
A local lender can help you make sure your offer is ready when you are.
- Texas
- Travis County
- Spicewood
- 78669
- 5229 Hupedo Ranch Rd
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