Charming Riverfront Retreat. Discover your own slice of paradise on the picturesque Pedernales River, just 30 mi West of Austin. This comfortable, contemporary home offers a perfect blend of modern living and natural beauty, making it an ideal oasis for nature lovers and those seeking tranquility. As you step into this inviting residence, you will be greeted by an open and airy layout that seamlessly connects indoor and outdoor spaces. The contemporary design features large windows that illuminate the interior; allowing you to soak in the stunning views or the lush surroundings. The property features a delightful multilevel geography adorned with massive rock formations and hidden caves, creating a striking contrast against the natural landscape. These caves add an adventurous touch to the property, inviting exploration and imagination. Thoughtfully designed stairs lead graciously down to the river, where you will be enveloped by beautiful, aged cypress trees that provide both shade and a breathtaking backdrop, creating an enchanting atmosphere perfect for relaxation and recreation. Outdoors, immerse yourself in the vibrant ecosystem teeming with life. Enjoy the sight and sounds of abundant bird species, including colorful hummingbirds, charming painted buntings and graceful cardinals, amidst the beautiful landscape. Whether you are sipping coffee on the patio or enjoying an evening fire by the river, you will feel surrounded by the serene beauty of nature. This property is not just a home; it is a retreat that invites relaxation and inspiration. Whether you are kayaking on the river, hiking the nearby trails, or simply taking in the sunset, this is a place where memories are made. Do not miss that opportunity to make this contemporary riverside escape your own. Schedule a showing today and experience the tranquility and beauty that await you!
For sale
Price cut: $150K (11/3)
$1,225,000
172 Bluff, Dripping Springs, TX 78620
3beds
1,885sqft
Est.:
Single Family Residence
Built in 2018
1.15 Acres Lot
$-- Zestimate®
$650/sqft
$-- HOA
What's special
Picturesque pedernales riverComfortable contemporary homeMultilevel geographyLarge windowsVibrant ecosystemStunning viewsMassive rock formations
- 157 days |
- 394 |
- 25 |
Zillow last checked: 8 hours ago
Listing updated: November 14, 2025 at 10:07pm
Listed by:
Randy Hutto TREC #328942 (512) 894-0288,
Randy Hutto, Realtors
Source: LERA MLS,MLS#: 1882591
Tour with a local agent
Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 3
- Bathrooms: 2
- Full bathrooms: 2
Primary bedroom
- Features: Outside Access, Full Bath
- Area: 196
- Dimensions: 14 x 14
Bedroom 2
- Area: 154
- Dimensions: 11 x 14
Bedroom 3
- Area: 100
- Dimensions: 10 x 10
Primary bathroom
- Features: Tub/Shower Separate, Separate Vanity, Soaking Tub
- Area: 252
- Dimensions: 18 x 14
Dining room
- Area: 130
- Dimensions: 13 x 10
Kitchen
- Area: 182
- Dimensions: 13 x 14
Living room
- Area: 352
- Dimensions: 16 x 22
Heating
- Central, Propane Owned
Cooling
- Central Air
Appliances
- Included: Washer, Microwave, Gas Cooktop, Refrigerator, Dishwasher, Water Softener Owned, Gas Water Heater, Plumb for Water Softener, Propane Water Heater
- Laundry: Main Level, Laundry Room, Washer Hookup, Dryer Connection
Features
- One Living Area, Liv/Din Combo, Eat-in Kitchen, Kitchen Island, Pantry, Utility Room Inside, Master Downstairs, Ceiling Fan(s)
- Flooring: Carpet, Wood
- Windows: Double Pane Windows, Window Coverings
- Has basement: No
- Has fireplace: No
- Fireplace features: Not Applicable
Interior area
- Total interior livable area: 1,885 sqft
Property
Parking
- Total spaces: 2
- Parking features: Two Car Garage, Garage Door Opener
- Garage spaces: 2
Features
- Stories: 1
- Patio & porch: Covered
- Exterior features: Gas Grill, Outdoor Kitchen
- Has spa: Yes
- Spa features: Heated
- Has view: Yes
- View description: Bluff View
- Waterfront features: River Front, Unimproved Water Front, Water Front Unimproved
- Body of water: Pedernales River
Lot
- Size: 1.15 Acres
- Features: 1 - 2 Acres, Wooded, Secluded
- Residential vegetation: Mature Trees, Mature Trees (ext feat)
Details
- Additional structures: Shed(s)
- Parcel number: R2798
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Contemporary
- Property subtype: Single Family Residence
Materials
- Siding, Stone Veneer
- Foundation: Slab
- Roof: Metal
Condition
- Pre-Owned
- New construction: No
- Year built: 2018
Utilities & green energy
- Electric: PEC
- Sewer: Aerobic Septic
- Water: Aqua
Community & HOA
Community
- Features: Playground
- Subdivision: Pedernales Place
Location
- Region: Dripping Springs
Financial & listing details
- Price per square foot: $650/sqft
- Tax assessed value: $604,510
- Annual tax amount: $8,146
- Price range: $1.2M - $1.2M
- Date on market: 7/9/2025
- Cumulative days on market: 165 days
- Listing terms: Conventional,Cash
Estimated market value
Not available
Estimated sales range
Not available
Not available
Price history
Price history
| Date | Event | Price |
|---|---|---|
| 11/3/2025 | Price change | $1,225,000-10.9%$650/sqft |
Source:  Unlock MLS #9220488 Report a problem | ||
| 8/25/2025 | Price change | $1,375,000-8.3%$729/sqft |
Source: Unlock MLS #9220488 Report a problem | ||
| 7/1/2025 | Listed for sale | $1,500,000$796/sqft |
Source: Unlock MLS #9220488 Report a problem | ||
Public tax history
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | -- | $604,510 |
| 2024 | $6,837 +6.4% | $604,510 +5.6% |
| 2023 | $6,424 -14.9% | $572,610 +8.3% |
Find assessor info on the county website
BuyAbility℠ payment
Est. payment
$7,498/mo
Principal & interest
$6007
Property taxes
$1062
Home insurance
$429
Climate risks
Neighborhood: 78620
Nearby schools
GreatSchools rating
- 6/10Lyndon B Johnson Elementary SchoolGrades: PK-5Distance: 14 mi
- 8/10Lyndon B Johnson Middle SchoolGrades: 6-8Distance: 14 mi
- 6/10Lyndon B Johnson High SchoolGrades: 9-12Distance: 14.3 mi
Schools provided by the listing agent
- Elementary: Johnson City
- Middle: Johnson City
- High: Johnson City
- District: Johnson City
Source: LERA MLS. This data may not be complete. We recommend contacting the local school district to confirm school assignments for this home.
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