Village Grove Dripping Springs: New Construction, Homes, Prices & Neighborhood Guide
If you’re looking for new construction in Dripping Springs, Texas, Village Grove is one of the newest neighborhoods to put on your radar. Located along the new Village Grove Parkway connecting Ranch Road 12 and Highway 290, this community offers something that can be difficult to find in Dripping Springs: brand-new homes in a location that is still incredibly convenient to the center of town.
Village Grove is planned for approximately 420 homes across all phases, with new homes ranging from approximately 1,400 to 3,100 square feet. At the time of my most recent tour, pricing started in the upper $300s, with larger homes and upgraded builds potentially reaching around $700,000 depending on the floor plan, lot and design selections.
Beyond the homes themselves, Village Grove is being designed around an active outdoor lifestyle, lower-maintenance landscaping and easy access to everyday conveniences.
Here’s everything buyers should know about Village Grove in Dripping Springs, TX.
Where Is Village Grove in Dripping Springs?
One of Village Grove’s biggest advantages is its location.
The neighborhood is located along Village Grove Parkway, the new roadway connecting Ranch Road 12 with Highway 290 in Dripping Springs. This creates another connection between two of the major roads running through town and provides convenient access toward Austin via Highway 290.
Village Grove is also located within the Dripping Springs city limits.
For buyers who want new construction but don’t want to feel removed from the conveniences of Dripping Springs, this location is worth considering.
H-E-B is within walking distance, and the neighborhood is close to cafés, restaurants and the YMCA, including its swimming pools.
That means residents can live in a brand-new home while remaining close to many of the places they use on a regular basis.
Village Grove Homes and Floor Plans
Village Grove offers two different home collections built on 40-foot and 50-foot-wide homesites.
Each collection has its own floor plans, home sizes and pricing structure.
The floor plans themselves are new designs with an emphasis on features today’s buyers tend to prioritize, including tall ceilings, large windows, natural light and efficient use of space.
One example is the Balcones floor plan, where the pantry wraps underneath the staircase to turn an area that might otherwise be wasted into additional storage.
These types of details are incorporated throughout the new floor plans to make the homes feel functional without simply adding unnecessary square footage.
Village Grove 40-Foot Homes
The smaller collection at Village Grove is built on 40-foot-wide homesites.
Homes in this collection range from approximately:
1,400 to 2,300 square feet
At the time of my tour, base prices started around:
$389,000 to approximately $450,000
Of course, new-construction pricing changes frequently depending on available inventory, lots, incentives and market conditions, so buyers should verify current pricing before making a decision.
One advantage of the 40-foot collection is the level of finishes already included in the base package.
Standard features include items such as:
- Quartz countertops
- Designer backsplashes
- Upgraded cabinetry
- Luxury vinyl plank flooring throughout the primary living areas
According to the builder representative I spoke with, buyers can certainly add upgrades, but the standard package already includes many of the finishes buyers commonly want.
Village Grove 50-Foot Homes
Buyers looking for more space can consider the 50-foot homesites.
These homes range from approximately:
2,100 to 3,100 square feet
At the time of my tour, base prices generally ranged from:
$500,000 to $600,000
The important word here is base.
The 50-foot collection provides considerably more opportunity to personalize the home through the builder’s design center.
The builder representative recommended allowing approximately 10% to 15% of the base home price for upgrades if you want a healthy design budget.
Depending on the floor plan and selections, the builder estimated that many finished homes could ultimately land somewhere around $550,000 to $700,000.
Buyers should also account for potential lot premiums and structural upgrades when calculating the true cost of building.
Building a Home in Village Grove
Buyers can choose between purchasing an inventory home or building a home from the ground up.
If you choose a to-be-built home, the builder currently requires a 2% deposit based on the base home price, lot premium and structural upgrades.
Buyers then visit the design center, where they can work with a designer to select finishes based on their style and budget.
The builder requires an additional deposit equal to 25% of the cost of the design-center upgrades selected.
For an inventory home, the builder’s designers have already chosen the finishes. The deposit on these homes is currently 2%.
How Long Does It Take to Build in Village Grove?
The builder recommends budgeting approximately six months from contract to closing for a to-be-built home in Village Grove.
However, this is an estimate rather than a guaranteed completion date.
Weather, permitting, inspections and other construction-related factors can affect the timeline.
At the time of my visit, approximately 22 spec homes were either submitted to the city or already underway, with additional homes in the pipeline.
Because Village Grove is still in its early stages, buyers may currently have opportunities to choose between available inventory and building from scratch.
Village Grove Amenities
Village Grove is being developed with an emphasis on an active outdoor lifestyle.
Plans include:
- Nature trails throughout the neighborhood
- Larger walking paths along main thoroughfares
- Pocket parks throughout the community
The proximity to the YMCA and other nearby recreation also adds to the outdoor lifestyle available in this part of Dripping Springs.
One feature I specifically asked about during my tour was a potential trail or park at the top of the hill. The builder representative was not aware of a confirmed plan for this, so I would not currently consider that a guaranteed Village Grove amenity.
Water-Conscious Landscaping
One of the most distinctive things about Village Grove is its approach to landscaping.
Rather than installing traditional grass lawns throughout the community, the builder is using a water-conscious xeriscape-style landscaping plan.
Front yards are expected to include:
- Native plants
- Drought-tolerant plants
- Aggregate rock
- Trees
Backyards are planned with:
- Artificial turf
- Native landscaping
- Aggregate rock
This landscaping approach is being used on both the 40-foot and 50-foot homesites.
The goal is to reduce water consumption while also giving homeowners yards that require less maintenance.
This is particularly relevant in the Texas Hill Country, where water conservation has become an increasingly important part of long-term development.
The builder representative also explained that this landscaping actually costs the builder more upfront but was chosen with future water restrictions and conservation requirements in mind.
Buyers should know that the landscaping packages are predetermined by the builder. Homeowners do not choose their individual plant packages during construction.
There may be variations based on lot configuration, plant species and tree size, but the overall landscaping concept will remain consistent throughout Village Grove.
Is Village Grove Energy Efficient?
Energy efficiency is another priority in the Village Grove homes.
According to the builder, homes are expected to achieve HERS ratings in the low 60s.
HERS stands for Home Energy Rating System and is a nationally recognized method of measuring a home’s energy efficiency. Generally, the lower the HERS score, the more energy-efficient the home.
The builder attributes Village Grove’s efficiency to a combination of:
- Windows
- Insulation
- HVAC engineering
- Energy-efficient appliances
- Overall construction methods
The homes also have natural gas, which may be an important consideration for buyers specifically searching for new-construction homes with gas service in Dripping Springs.
Village Grove HOA Fees
At the time of my tour, the Village Grove HOA fee was $270 per quarter.
That works out to approximately:
$90 per month
The HOA is billed quarterly.
As with all new developments, HOA fees and rules can change, so buyers should review the most current HOA documents before purchasing.
Village Grove Property Tax Rate and MUD
Village Grove is located within a Municipal Utility District, or MUD.
At the time of my tour, the builder quoted the combined property tax rate, including the MUD, at approximately 2.39%.
When comparing Village Grove with other new construction neighborhoods in Dripping Springs, it’s important to compare the entire cost of ownership.
Some communities have MUD taxes, while others may have PIDs or other assessments. A neighborhood with a seemingly lower advertised tax rate may not necessarily have a lower total cost once every assessment is included.
I always recommend that my buyers look beyond the advertised home price and calculate taxes, HOA fees and other assessments when comparing communities.
What Schools Is Village Grove Zoned To?
Village Grove is located within Dripping Springs ISD.
At the time of my tour, homes in Village Grove were zoned for:
- Dripping Springs Elementary School
- Dripping Springs Middle School
- Dripping Springs High School
School boundaries can change as Dripping Springs continues to grow, so buyers should always verify current attendance zones directly with Dripping Springs ISD before purchasing if a particular school is important to their decision.
Village Grove Builder Warranty
The builder currently provides a 1-2-10 warranty.
This includes:
1-year warranty: Fit-and-finish items
2-year warranty: Plumbing and mechanical systems
10-year warranty: Structural components, including framing and foundation
Buyers should always review the actual written builder warranty before closing to understand exactly what is and is not covered.
Can You Buy in Village Grove With a Home-Sale Contingency?
Yes, the builder will consider contingent contracts, but there are some important details.
According to the builder representative I interviewed, buyers using a home-sale contingency will typically be required to provide double earnest money.
More importantly, if the builder constructs a home specifically for you based on your selections, your deposit may still be at risk if your existing home does not sell.
If you need to sell a home before purchasing in Village Grove, I would strongly recommend evaluating your existing home’s value, expected days on market and realistic selling timeline before entering into a builder contract.
How Many Homes Will Village Grove Have?
Across all phases, the builder expects Village Grove to eventually include approximately 420 homes.
Because the community is still very new, construction is expected to continue for several years.
The exact timeline will depend largely on buyer demand and the rate at which homes sell.
This is important for early buyers to understand because purchasing during the beginning phases of a neighborhood often means living around active construction while future sections are completed.
Pros and Things to Consider About Village Grove
Village Grove has several characteristics that could make it particularly appealing to buyers searching for homes for sale in Dripping Springs, TX.
The central location is probably at the top of my list. You’re getting new construction while remaining close to H-E-B, the YMCA, restaurants, cafés and major roads.
The range of home sizes is also notable. With homes from approximately 1,400 to 3,100 square feet and pricing ranging from the upper $300s into potentially the $700s, Village Grove can accommodate several different types of buyers.
The water-conscious landscaping could also be a major positive for buyers who don’t want to spend weekends maintaining a traditional Texas lawn.
On the other hand, buyers should understand that this is still an actively developing neighborhood. There will be construction for several years, the larger homes can cost significantly more than their advertised base prices after upgrades, and the community does have a MUD.
And if having a large natural-grass backyard is high on your wish list, Village Grove’s landscaping concept may not be the right fit.
Is Village Grove a Good Place to Live in Dripping Springs?
For buyers who want new construction close to the center of Dripping Springs, I think Village Grove is absolutely a neighborhood worth considering.
Its location along the new Village Grove Parkway gives residents convenient access between Ranch Road 12 and Highway 290 while keeping them close to many of the places Dripping Springs residents use every day.
You also have a broad selection of home sizes, new floor plans, trails and pocket parks, natural gas, energy-efficient construction and a landscaping approach designed around the realities of water conservation in the Texas Hill Country.
As with any new-construction community, though, the best choice depends on the specific home, lot, incentives, upgrades and total monthly cost—not simply the advertised starting price.
Buying a Home in Village Grove Dripping Springs
If you’re considering Village Grove or another new-construction neighborhood in Dripping Springs, one of the biggest advantages of having your own Realtor is having someone who can help you compare more than the model homes.
I’m Lauren Clark, a Dripping Springs Realtor, and I regularly tour local new-construction communities, speak directly with builders and keep up with what’s happening throughout the Dripping Springs real estate market.
I can help you compare Village Grove to other Dripping Springs neighborhoods, evaluate builder incentives, understand lot premiums and design-center costs, look at tax rates and HOA fees, and determine what you’re actually getting for your money.
And an important tip: reach out to me before your first visit to the builder’s sales office. Builder policies regarding Realtor representation can vary, and it’s much easier to make sure you have your own representation from the beginning.
If you’re thinking about moving to Dripping Springs or want to tour homes in Village Grove, contact me and I’ll help you figure out whether this neighborhood is the right fit for you.
