Aerial view · USDA NAIP · flown Aug 22, 2024
Reference location from OpenStreetMap. It is not the boundary or the entrance.
Big Sky Ranch
Dripping Springs · West · Hays County
New-home prices: $445,990 to $649,990
- Yearly cost at $500K (estimate)
- $9,848
- Extra charge
- No MUD or PID in the Hays CAD record (Oct 21, 2026)
- By car, without traffic
- 32 min to downtown
Checked: Oct 21, 2026
Before you go to the model home, let's talk for 20 minutes: many builders ask that your agent come with you or register you from your first visit.
Book my 20-minute callBefore Sully can accompany you to a model home, she signs a written agreement with you first (Texas law since 2026). The call comes with no commitment.
The community: Description under review
Dripping Springs community; Meritage Homes describes 48 acres of parkland, a 3.1-acre amenity center with a pool, and trails connecting to the adjacent Founders Memorial Park.
Amenities
- Parks(planned)
- Pool(planned)
- Splash pad(planned)
- Playground(planned)
- Trails(planned)
The homes
- New-home prices
- $445,990 to $649,990
- Meritage sells in two collections: Reserve (one home, $445,990) and Executive (five homes, $534,990 to $649,990).
- Builders (1)
Incentives change every week. Ask at the model home what they ask in return.
Where it is and how far you drive
At rush hour it can take longer.
Drive times without traffic: OSRM, with data from © OpenStreetMap contributors (Oct 20, 2026).
Routes: OSRM, without traffic, with data from © OpenStreetMap contributors (Oct 20, 2026). Toll roads: the ones OpenStreetMap tags as toll roads.
Location of the point: © OpenStreetMap contributors.
Daily life
Nearest, by car without traffic: H-E-B 3 min · Founders Memorial Park 2 min · Seton Southwest Hospital 20 min
Places: © OpenStreetMap contributors (data as of Oct 20, 2026) · Minutes: OSRM, without traffic
H-E-B
Costco, Walmart and Target
Parks
Hospitals and urgent care
Movie theaters
Shopping centers
Restaurants and cafés
17 within 10 min · 25 within 15 min
By car without traffic. Restaurants and cafés are a minimum: OpenStreetMap does not have them all.
Search more on Google Maps
These links open Google Maps or FEMA; they are not our data.
School district at the map point
Dripping Springs ISD
Big Sky Ranch is in Dripping Springs ISD. On the appraisal district search 'Big Sky Ranch Phase ... at Dripping Springs'; an older 'Big Sky Ranch' is in another district.
How to confirm it with your address
- Dripping Springs ISD locator
Enter your address in the district's map. If in doubt, call the central office.
Dripping Springs ISD phone: (512) 858-3001
Yearly cost (estimate)
If the home were worth $500K (for comparison)
$9,848
- Total tax
- $9,308 a year
- Extra charge
- No MUD or PID in the Hays CAD record (Oct 21, 2026)
- HOA
- $540 a year
- Total tax: $1.8617 per $100 of value (2026 tax year).
- HOA: $45 a month ($540 a year).
- Approximate total tax; confirm it for your lot with the Hays appraisal district (Hays CAD).
- It does not include the mortgage or homeowners insurance.
Notes
- Before exemptions. If you live in the home, file for the homestead exemption and the bill goes down.
- If the home was not finished on January 1, the first bill may cover only the land.
- The MUD, the PID and the HOA vary by section and by lot: ask for the figures for the lot you like.
- Ask for the MUD or PID notice before you sign.
Before you visit the model home
The model-home salesperson works for the builder. These questions look after your side; get the answers in writing.
What is your rule for working with my agent?
Many builders ask that your agent come with you or register you on the first visit. Ask their rule before you leave your details.
Can the PID be paid off at once?
Some PIDs let you pay the balance and stop the yearly charge. Ask the balance and how many years are left.
What does the incentive ask in return?
Many incentives depend on using the builder's lender. You can choose the title company. Compare before you accept.
Want to talk to Sully before you go to the model home? A 20-minute call, no commitment.
Free call: we compare your communities and tell you what to ask the builder (incentives, lot, HOA) before you sign.