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172 Bluff Trl

Dripping Springs, TX 78620

3 beds
2 baths
1,885 sqft
~1 acre lot
$795 per sqft
2018 build
– on site

Charming Riverfront Retreat. Discover your own slice of paradise on the picturesque Pedernales River, just 30 miles 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 of 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 the opportunity to make this contemporary riverside escape your own. Schedule a showing today and experience the tranquility and beauty that await you!

Listing courtesy of ABOR / Randy Hutto / Randy Hutto, Realtors

Last checked: Checking… • Last updated Jul 1, 2025 •

MLS# 9220488 —

The Building

Year Built:

2018
New Construction:

false
Roof:

Metal
Foundation:

Slab
Exterior Features:

Exterior Steps
Accessibility Features:

Accessible Full Bath
Patio And Porch Features:

Covered
Window Features:

Double Pane Windows
Levels:

One
Direction Faces:

South
Habitable Residence:

false

Interior

Interior Features:

Breakfast Bar
Living:

1
Dining:

1
Flooring:

Wood
Fireplace:

Outside
Fireplaces Total:

1
Laundry Location:

Laundry Room

Room Dimensions

Living Area:

1885
Living Area Source:

Public Records

Financial & Terms

Possession:

Close Plus 3 to 5 Days
Restrictions:

Covenant

Location

Latitude:

30.333747
Longitude:

-98.183421
Directions:

Hwy 290 West to Hays County Rd 187 or McGregor Lane - turn North (if coming from Dripping Springs Turn Right at Traffic Light) approx 1.7 Miles go through Stop sign and turn right at next stop sign - then take immediate left to stay on McGregor Lane- travel 2.6 miles turn left where road "y's". another 2.9 miles then turn Left on Live Oak Canyon Rd - 1.3 miles to Pedernales Place Sign Turn Right - turn left at Bluff Trail- property 1/2 mile on right . See Sign. Property is approx 11.5 miles off of Hwy 290 West and McGregor Lane intersection.

The Property

Property Type:

Residential
Subtype:

Single Family Residence
Parcel Number:

26870800000064001
Property Condition:

Resale
Other Structures:

Outbuilding
Lot Features:

Public MaineTained Road
Lot Size Acres:

1.15
Lot Size Area:

1 Sqft
Lot Size SqFt:

50,094 Sqft
SqFt Total:

2,435 Sqft
View:

Panoramic
Waterfront:

true
Waterfront Features:

River Front
Water Body Name:

Pedernales River
Horse:

false
Additional Parcels:

false
Fencing:

Front Yard
FEMA Flood Plain:

See Remarks

Listing Agent

Contact info:

Taxes

Tax Annual Amount:

$8,145.60

Beds

Bedrooms Total:

3
Main Level Bedrooms:

3

Baths

Total Baths:

2
Total Baths:

2
Full Baths:

2

The Listing

Special Listing Conditions:

Standard
Listing Terms:

Cash
Occupant Type:

Owner
Virtual Tour
Video Tour:

Virtual Tour

Heating & Cooling

Heating:

Central
Cooling:

Ceiling Fan(s)

Utilities

Utilities:

Above Ground
Sewer:

Aerobic Septic
Water Source:

Municipal Utility District (MUD)
Electric On Property:

true

Appliances

Appliances:

Built-In Gas Oven

Schools

Elementary School:

Lyndon B Johnson
Elementary School District:

Johnson City ISD
Middle School:

Lyndon B Johnson
Middle School District:

Johnson City ISD
High School:

Lyndon B Johnson (Johnson City ISD)
High School District:

Johnson City ISD

The Community

Subdivision Name:

Pedernales Place
Association Name:

Pedernales Place Property Owners Association
Association Fee:

$50
Association Fee Includes:

Common Area Maintenance
Association Fee Frequency:

Annually
Community Features:

Fishing
Pool Private:

false
Pool Features:

None

Parking

Parking Features:

Attached
Garage:

false
Attached Garage:

true
Garage Spaces:

2
Covered Spaces:

2

Monthly cost estimate

Asking price

$1,500,000

Expense	Monthly cost
Mortgage	$8,032
Taxes	$678
Insurance	$412
HOA fees	$4
Utilities	$147 See report
Total	$9,273/mo.^*
	^*This is an estimate

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This house located in TX 78620 is currently for sale for $1,500,000. 172 Bluff Trl is a 1,885 square foot house with 3 beds and 2 baths that has been on Estately for 0 days. This house is in the attendance area of Lyndon B Johnson Middle School, Lyndon B Johnson Elementary School, and Lyndon B Johnson High School.

Based on information from the Austin Board of REALTORS® and ACTRIS 2025. All information provided is deemed reliable but is not guaranteed and should be independently verified. The Austin Board of REALTORS®, ACTRIS and their affiliates provide the MLS and all content therein “AS IS” and without any warranty, express or implied.