***Dripping Springs*** ISD, realtor, and neighborhoods HELP! (Dallas, Austin: HOA, new home)

[justjenn]

We are relocating from a very Northern Dallas suburb. We have children, so schools are extremely important to us! Here are my questions, all advice greatly appreciated!

*Which towns besides Dripping Springs feed into Dripping Springs ISD?

*Which neighborhoods do you recommend? Hoping for a 3,000 sq ft one story with a least half an acre. We can compromise some, but are really wanting more than .25 acres. The top of our budget is $450K.

*We need a wonderful realtor recommendation...preferably one whom lives in Dripping and knows the area like the back of his or her hand. Hoping to find one that is super sharp, will negotiate, and is well versed on district lines and local tax rates. Feel free to PM this info.

*If you've relocated from the Dallas area, are you happy with DSID schools? What are the pros and cons of the area compared to Dallas?

*Propane is frightening to us, as is the water. Anyone have any input on any of this?

*Any specific neighborhoods that fit the bill that would fall into some of the lower property tax rates?

*I've also read that some neighborhoods are divided into multiple school districts...can you tell me which ones?

*Bussing seems to be somewhat of a problem. Do your children ride the bus? If so, is the bus ride extremely long and far from the school?

Thank you for reading and replying!

[IC_deLight]

Originally Posted by justjenn

We are relocating from a very Northern Dallas suburb. We have children, so schools are extremely important to us! Here are my questions, all advice greatly appreciated!

*Which towns besides Dripping Springs feed into Dripping Springs ISD?

DSISD doesn't really include other "towns" although it does extend into unincorporated areas such as Driftwood.

Originally Posted by justjenn

*Which neighborhoods do you recommend? Hoping for a 3,000 sq ft one story with a least half an acre. We can compromise some, but are really wanting more than .25 acres. The top of our budget is $450K.

Depends on what else you are looking for.

Originally Posted by justjenn

*We need a wonderful realtor recommendation...preferably one whom lives in Dripping and knows the area like the back of his or her hand. Hoping to find one that is super sharp, will negotiate, and is well versed on district lines and local tax rates. Feel free to PM this info.

DSISD boundaries and local government tax rates are public information and readily available from local government websites. Most all new development is burdened by involuntary membership HOAs. The fees for these entities is not typically very public.

Originally Posted by justjenn

*If you've relocated from the Dallas area, are you happy with DSID schools? What are the pros and cons of the area compared to Dallas?

No comment.

Originally Posted by justjenn

*Propane is frightening to us, as is the water. Anyone have any input on any of this?

If you prefer gas water heaters, heating, dryers, etc. you will likely need to rely on propane - although Texas Gas Service is working to run a natural gas line in the area. Lots and lots of folks rely on their own propane tank - no big deal. Try to stay away from any subdivision that utilizes "central gas systems". Oh sure the developer/Realtor/builder will try to sell you on the "convenience" of the central system or the "benefits of bulk purchase". Rest assured, however, that any "benefits" will not be passed on to the end consumer. You are hostage to the private gas companies in these subdivisions. Avoid. Avoid. Avoid.

With respect to water - what is the fear? There are four primary sources of water - the old LCRA (now West Travis County Public Utility Agency), your own private well, a water supply company, or an investor owned utility. If possible avoid subdivisions utilizing the first or the fourth. Many places in Dripping Springs rely on Dripping Springs Water Supply Company - which is member/customer owned and similar to a co-op. They have been very reasonable. Having your own well is not bad either and gives options. The anti-growthers in the area seek to control water to prevent or discourage growth. Accordingly, they try to impose higher costs to end users to discourage growth. They have been unsuccessful with DSWSC and of course you are totally immune if you have your own well. Individual wells are fairly maintenance free. The biggest issue is that the very, very few individual wells that had problems were old or shallow. You can get information on wells and water availability from Hays Trinity Groundwater Conservation District - the district that regulates groundwater in the area. Don't buy into the "rainwater" talk - that's not their place. You can use rainwater all you want - but it doesn't work much without rain. It's annoying when local government tries foraging into areas beyond their regulatory authority. HTGCD's job is to regulate the use of groundwater not to prevent you from using it. Wells qualifying as "exempt" are largely exempt from any heavy regulatory burden. So long as they meet the qualifications for exemption there are generally only additional construction and health and safety standards.

Originally Posted by justjenn

*Any specific neighborhoods that fit the bill that would fall into some of the lower property tax rates?

The primary tax is the school tax and anything in DSISD will have the same school tax. Other than that you can avoid some other taxes and involuntary fees by avoiding property in a MUD (e.g., Belterra) and avoiding HOA property if possible. There are hundreds of new homes (all HOA) going in within Dripping Springs and DSISD. These new subdivisions include Arrowhead, Headwaters, Caliterra, and Scenic Greens. Belterra still has hundreds of home sites being built out and there are new subdivisions (e.g., Hall) subdivision popping up on RR 12 within a mile or so on either side of the US 290 intersection.

Originally Posted by justjenn

*I've also read that some neighborhoods are divided into multiple school districts...can you tell me which ones?

You said you wanted DSISD. The only subdivision that is split into multiple school districts that comes to mind is La Ventana in Driftwood. Three school districts claim parts of La Ventana: Hays Consolidated ISD, Wimberley ISD, and Dripping Springs ISD.

Originally Posted by justjenn

*Bussing seems to be somewhat of a problem. Do your children ride the bus? If so, is the bus ride extremely long and far from the school?

The bus is not very long for Dripping Springs. The same buses are used by multiple schools in the District. Elementary school starts and ends an hour earlier than middle and high school. Many parents take their kids via car.

Originally Posted by justjenn

Thank you for reading and replying!

Here is a list of "newer" subdivisions in the Dripping Springs area from a list maintained by the county:
http://www.hayscountydevelopments.co...mes/index.html

[iamwayne]

Thing is DSISD only has one high school and middle school and it's past the center of the town. They are building a new elementary and middle school on sawyer ranch road which should be opened in fall of 2017.

Do you want to live closer to the current elementary, middle and high school by living closer to dripping springs city center or closer to Austin near sawyer ranch road for belters/highpointe/polo club/sawyer ranch/etc neighborhoods? Belterra has their own elementary school. You can also choose in between like sunset canyon area and more.

If you own your own propane tank, then everything is fine, you dictate use. I have no opinion on shared propane. If your own private well is deep enough then you should be fine but there is always the risk of going dry.

[llkltk]

DSISD does include Austin. Belterra is in Austin and also many subdivisions off of 1826 feed into DSISD. Hays County line is only two miles from Meridian which puts you in DSISD.

[IC_deLight]

Originally Posted by llkltk

DSISD does include Austin. Belterra is in Austin and also many subdivisions off of 1826 feed into DSISD. Hays County line is only two miles from Meridian which puts you in DSISD.

Belterra is not in the city of Austin and does not pay Austin taxes. You will have an "Austin" zip code because the post office that services that zip code is out of Austin.

Here is a map of DISD http://www.dsisdtx.us/DocumentCenter/Home/View/13201

[kylerboys]

We moved to Driftwood two years ago and our kids go to DSISD. We have been extremely happy with the school district and community. Its a rural school district and most of the kids that attend the schools don't actually live IN Dripping Springs. Most large subdivisions are situated between DS and Austin. It makes for great access to Austin but there is lots of driving involved going back and forth to schools and sports activities in the community. The driving is a pain but it's worth it for us to live here and to be able to live on a large lot (1 acre).

You are welcome to PM me if you have any questions.

[TexasHorseLady]

Both of you might find this map interesting. Note where Austin ends (city limits).

Postal zones and city limits are not identical. For example, our address is Jarrell, TX, but we live out in the country and not in Jarrell (and don't get to vote in Jarrell city elections). Do Belterra residents get to vote in Austin city elections? That should settle it right there.

[riaelise]

Oh good grief, I had a Round Rock address but actually lived within the Pflugerville city limits. We paid property taxes to Pflugerville, our utility services were either private or City of Pflugerville, we weren't even in Williamson County. Our nearest post office was in Round Rock, so that is why all Travis County addresses in zip 78664 used Round Rock. At the end of the day it really didn't matter, and really, who cares if it is Dripping Springs or Austin?

[IC_deLight]

Originally Posted by riaelise

Oh good grief, I had a Round Rock address but actually lived within the Pflugerville city limits. We paid property taxes to Pflugerville, our utility services were either private or City of Pflugerville, we weren't even in Williamson County. Our nearest post office was in Round Rock, so that is why all Travis County addresses in zip 78664 used Round Rock. At the end of the day it really didn't matter, and really, who cares if it is Dripping Springs or Austin?

Certainly not someone who lives in Pflugerville/Round Rock/Travis County.
For the people that live in the identified subdivision (but not in the city of Austin), they don't have to pay $1,500 - $3,000+ annually to the city of Austin. So at a minimum they care! FYI, they don't live in Dripping Springs either.

[riaelise]

Originally Posted by IC_deLight

Certainly not someone who lives in Pflugerville/Round Rock/Travis County.
For the people that live in the identified subdivision (but not in the city of Austin), they don't have to pay $1,500 - $3,000+ annually to the city of Austin. So at a minimum they care! FYI, they don't live in Dripping Springs either.

Well since we're picking on semantics here, then the subdivision falls within an ETJ or some sort and only pay county taxes. My point was that I lived in a similar situation and despite my having a Round Rock address, I paid no Round Rock taxes, received no Williamson Co/RR services, or had anything else pertaining to Round Rock. And my point was that it is possible to have an X address but not belong to X city. And if Belterra has the fortune of not paying Austin taxes, then that's a win for them. And for all of us who are watching this "argument", it is "who cares". Sorry.