Category Archives: Dripping Springs

Luxury Homes in Dripping Springs

I was looking at the website for a real estate agent I know in Beverly Hills.  He sells homes from $5M to $50M all year long.  As you can imagine there are quite a few homes to choose from in that price range in LA.  But what about Dripping Springs?




Luxury Real Estate sales in Dripping Springs are much different than what you would find in California.  You are more likely to find a well built home on acreage with a barn than you are to find a contemporary architects dream plan built with a helipad and a 2000 bottle wine cellar.  A quality luxury home in Dripping Springs might be $1.5M.  That same home in L.A. would be $5M.  It’s no wonder people are moving to Austin at the rate of 150 people added per day.

Selling Luxury Real Estate in Austin needs to take a different approach.  Texans tend to not be as concerned about how a property looks, as you drive up to it, as they are about the lifestyle of the property they live on.  An agent in the Hill Country needs to focus on selling the way a property will enhance your life and improve your lifestyle.

When we show our listings we don’t focus on the listing details (square footage, bedrooms, baths etc) we focus on how a property lives.  Instead of saying “This is a 600 square foot covered porch.”, I’ll say “Imagine sitting out here on a peaceful morning with a cup of coffee and the paper.”.  Or Instead of “This barn has 4 stalls.” I would say “You can keep your horses right here on the property and watch them in the pasture.”

Selling real estate in California is different and the same in many ways.  At the end of the day we all sell dreams to people.  It’s what makes this job so fun and so rewarding.


Steve Mallett

Steve has been selling real estate in Austin since 2003.  He has over 1000 transactions and can sell your home quickly.  He believes that his clients deserve top notch service and care and will go the extra mile for them.  (512) 627-7018


The Way You Pick Your Real Estate Agent Is Flawed

When I got into the Real Estate business in 2003 I could not believe how people picked their agent. They would tell me “my neighbor has his license.”, or “my buddy in Austin sells a couple of homes a year so I am going to let him sell it.” Worst of all was the “I am going to get my license and sell the home myself.”
Real Estate is one of the few professions where people hire people because of proximity, a relationship or because they don’t want to tell someone “NO”.
Imagine you are building a top notch NBA team to compete against the likes of the San Antonio Spurs or the Houston Rockets. Would you line up 100 people you know, put a basketball in their hands and then decide who to play, based on who you are most familiar with, or who cooks the best brisket or who last invited you over to play cards? NO!
You would go on a search looking for the most talented, committed, focused and experienced athletes you could find. You would look for drive and passion for the game. Just being able to hold a basketball (or real estate license) means NOTHING!
Real Estate agents are like athletes. Some approach the game in a casual and non committed way. Similar to an athlete happy to play for a few minutes a game because he’s “getting a check”. Other athletes show up at the gym early and stay late, they look at films, they work with a coach, the constantly strive to be better and more productive. They want to play and they love the game!
Why would you hire anyone less? You deserve to hire an agent that has the desire, drive, passion and enthusiasm to win and get the job done. There is no sitting on the bench collecting a check in Real Estate. Results get you a pay check.
Next time you need to buy or sell a home do your homework. Find the most talented agent with a business model and plan for success. Not just for you but for his/her business. That agent is a professional. Hiring any less will never get you to the playoffs and it will cost you time and money and cause you frustration.
Choose who you team up with like it’s important. Because it is!

The 10 Best Things About Dripping Springs, Texas

Dripping Springs is known as the “Gateway to the Hill Country”. It’s no longer a sleepy little, wide spot in the road, town.  Drippin’ has budded and grown into a thriving Austin suburb. Featuring lots of hot foodie spots, great music venues, fun local shopping and such a varied calendar of events your head will spin.
Here are some of the Best Things About Dripping Springs according to our distinguished panel of judges.  They include a bribed local goat farmer, a hyper caffeinated hipster, an exhausted and incoherent new mom and a tech CEO from Austin.

  1. FOUNDERS DAY–  No other Dripping Springs event is as big and bold as FOUNDERS DAY! From the Friday parade where hundreds of pounds of candy are chucked at the thousands of people that line the streets, to the 100+ smokers cooking all weekend, you can’t forget you’ve been to Founders Day. The live music and food will have you tapping your toes and rubbing your belly all weekend. Held every Spring since 1986, Founders Day has grown into a huge festival drawing thousands of people from all over Texas.
  2. TIGER FOOTBALL–  Tiger Football is a spectacle.  In fact any High School football game in Texas is a spectacle but Tiger Football takes it to a whole new level.  Almost the entire town will turn out for a Friday night game.  The streets are deserted from about 6:30 to 10:30.  At half time you get to watch one of the best marching bands in Texas perform and when the team comes back on the field the sound from the stands is deafening!  You gotta love Tiger Football!football-week-3
  3. MAZAMA COFFEE CO.-  Up until about 2012 the best cup of coffee in Dripping Springs came from the Circle K at the main intersection in town.  On it’s best day it was adequate.  When Vicky and Bruce Lewis decided to open Mazama Coffee Co. that all changed.  All of a sudden the town was saying things like “robust flavor” and “nutty overtones” and “fresh roasted aroma”.  Mazama quickly became the best meeting spot in town.  It’s worth a trip just to see all the locals sitting around enjoying a fresh cup of joe and a muffin or breakfast taco.  And the coffee is AMAZING!  Look for an additional location in Caliterra coming in October 2017.roaster_and_bag_web
  4. DRIPPING SPRINGS RANCH PARK  DSRP has quickly become a hub for all kinds of activities in Dripping Springs.  On any given weekend you could visit DSRP and see a horse show, a wine and food event and a gala.  The facility covers 166,000 square feet.  It has a huge rodeo arena and stalls and a covered and air conditioned convention center.  The building is hard to miss as you drive south on Ranch Road 12.  It’s a massive structure located on the old Harrison Ranch.  Check out the calendar of events!
  5. SHRED DAY–   Shred Day has helped free up more space in storage units and attics than any garage sale ever could.  Shred Day was started by Michelle Lewis and Steve Mallett of The Mallett Integrity Team Real Estate Company.  Each year they hire a giant truck to come out to the Keller Williams office in downtown Drippin’.  For 4 hours a line curls around the parking lot with people dropping off boxes of tax returns, bank statements and other useless paperwork to be shredded while they watch.  Held every year in September, Shred Day is a local favorite.14358836_10154216020517935_7573384935508649210_n
  6. FLORES TACO SHACK–  If you were driving through Dripping and saw Flores you might just drive on by and think “I’ll pass on taking a chance on that place.”  But the locals know better!  Flores is tasty!  From staple breakfast tacos like sausage, egg and cheese to the popular chicken fajita, and the occasional fresh hot tamales, the food is fantastic.  You will not be disappointed and as you wait in line you’re sure to meet some of the locals.  Being friendly is a Drippin’ way of life.
  7. RUN BY THE CREEK–  Started in 2012 by a group of runners, the Run By The Creek is one of the prettiest running courses in the Hill Country.  The course winds along Onion Creek and crosses the water 6 times in the 10K race.  There is a 5K and a 10K race.   Runners of all abilities come out from Olympic hopefuls to weekend warriors.  Expect to run with about 500 of your running buddies in one of the most fun and exhilarating workouts you can find west of Austin.fullsizeoutput_dbd
  8. DRIPPING WITH TASTE– The 2016 DWT was huge with over 2000 people sampling local food, music and adult beverages.  Each entry ticket comes with a small sipping cup so you can taste local brews, spirits and wines.  Music is all local.  The atmosphere is fun and lively.  It can feel like the whole town turned out!
  9. THE BARBER SHOP– The Barber Shop Brewpub is located in downtown Dripping Springs in a historic building that began life in 1924. In its earliest life, the building served as a garage, then later a gas station, before becoming “The old Barber Shop”. Now the Barber Shop Brewpub is where the locals come to unwind after a long hard day at work.  In addition to a well-considered selection of popular local, national, and international beers and wines, they have a tap or two of their own special brews! Live music is always on tap, and if there isn’t, just bring your guitar or violin and start playing.img4
  10.  HUDSON’S ON MERCER– If you have been searching for the place to venture out to in Dripping Springs Hud’s is the place to go. Chad and Natasha Hudson have worked tirelessly to build the venue they have always wanted to perform in and visit. Chad and Natasha met in Nashville and dreamed of owning a place like Hudson’s on Mercer.  When Hud’s opened the whole feeling of Mercer Street changed.  What once was a dusty street with a feed store and a post office has become the center of Drippin’ nightlife.  Even though the feed store is still right next door…

Why 80% of New Agents Fail


A recent Inman News article gives good insight into the top three reasons the majority of Real Estate agents do not make it past their 2nd year anniversary.  In fact, according to NAR (National Association of Realtors), over 80% of new agents do not survive 2 years in the business.

These 3 reasons are:

1.  They did not have a mentor they could learn the business from.  Inman suggests “The best thing a new agent can do is find an excellent and generous agent mentor or coach to whom they should make themselves indispensable.”  Most new agents wallow through the first year with little or no traction because they are not trained properly.  Agents should seek out mentors and companies with real training programs.

2.  They did not learn how to LEAD GENERATE.  Being an expert at contracts, staging, marketing, and social media is worthless if you do not have anyone to sell your services to.  Discovering what type of lead generation works for the individual agent is invaluable.  An agent needs proper training to learn how to get in front of the next client.

3.  New agents can fall into the trap of not knowing what is the most productive thing they can do each day.  Many agents just wake up and see what happens that day.  With no “Boss”, other than themselves, they struggle prioritizing each day.  Time blocking is a learned skill.  New agents need to learn it from a mentor.  According to Inman “More than three-quarters of respondents (77.39 percent) said that new agents fail at least in part because they are unprepared for the realities of working as an independent contractor.”

I have built my business on the foundation that if every new agent learns the business the correct way then all the other agents will be more successful.  “A rising tide raises all ships”.  When the level of professionalism rises then so do incomes and customer satisfaction.  If you have ever wanted to start a career in Real Estate you need to know the facts about what you will need to know to be successful.

Steve Mallett

Mallett Integrity Team-Since 2003

Keller Williams Realty

Inman Success Report for Agents

If You Love SPAM And Calls At Dinner Time Search For Real Estate Online!

Who is really calling you about your real estate inquiries?

Who is really calling you about your real estate inquiries?

The internet has changed the world in so many ways.  Some of them good, and some of them not so good.

You know what I mean.  It’s nice that we no longer need rows of dictionaries and encyclopedias to do our research and we can shop for an entire wardrobe in our underwear at the kitchen table.  Even better that we can communicate with people all over the world in seconds.  Having all of that information at our fingertips has opened the entire world to new possibilities and broken down barriers.  But there is another side to the internet that is usually discussed in hushed tones.

Data mining is huge on the internet and growing larger every day.  Whole companies are built on collecting as much data about your online activity as possible.  They then identify patterns about your online history and searches.  All of that information is gathered so they can identify ways to sell you things, or your data is packaged up and sold to other companies.  We all think it’s just how the world works and we live with it.  But do we really need to just accept that anytime we search online our information is dissected, processed and then sold to any number of companies?

Not sure what I mean?  Try this exercise.  Go to any of the Real Estate search sites so popular these days.  You know them;, Zillow, Trulia, etc.  Search for any property in the Dripping Springs or Austin area.  It doesn’t matter where really.  When you find any property at all click on the “Schedule a Showing” or “Request More Info” link.  Enter your information and within minutes your phone will start ringing and your email inbox will be filled with agents offering to assist you (Maybe one of them is Jonathon whose picture is above!).  Each one claiming to be the best agent in the area.  This may go on for days or even months.  Even if you are working with an agent, and you buy a house, the calls will not stop.   Those websites have your information and package it into multiple different ways to sell again and again.

If Google is your main search engine try searching for “Caliterra” or “Belterra” or “Houses for Sale in Austin” and see what happens to all of your ads in your browser for the next week.  You will be inundated with ads for subdivisions, agents, Real Estate websites and lenders.  Is this acceptable to you?  Not me.

Don’t get me wrong, I love technology.  Social Media is fun and productive for our business.  Companies like Evernote, Dropbox, Mail Chimp and Dotloop are changing the Real Estate world in very positive ways.  The systems we use to run our team now are light years ahead of how we did things when I entered the business in 2003.  In 2003 faxes were still sent daily, our MLS was just starting to work well,pictures online were limited to 8 and the resolution was terrible.  In 13 years Real Estate technology has gone from the Model T to the latest Tesla electric vehicle.

But really is ALL technology good?  Is the trade off of having all of your information sold all over the world worth it when you start to look for a house to buy or an agent to list your home?  Is being bombarded with unwanted calls and SPAM emails worth being able to see one house online?  There is a way to prevent some of this and that way that has been used and proven effective for years.  Ask some friends who they trust to help you buy or sell and then pick up the phone and call that agent.  It’s not fancy or complicated but it works just like “lefty loosy-righty tighty” works.  Simple is usually the best.  Why submit yourself to the madness of being caught up in the “Internet Lead” shuffle of nauseating calls and self promoting emails from agents that have no idea what your needs are.

That agent can streamline the whole process for you and insulate you from all of the unwanted calls and SPAM.  We set up searches for our clients so they see the latest listings as soon as they hit the market and no one else you are looking.  We schedule showings without putting all of our clients info online.  Everything you tell us is confidential.  Do you think that same standard is being met when you tell some agent, that contacted you online, what size home, price range, school district, neighborhood you want to live in?  God knows where all of your information shows up?  Maybe that guy in Nigeria that wants to send you $1.2M gets it!

Buying and selling a property or home should be simple.  Not easy, but simple.  It can be complicated to get a contract to closing but it’s even more complicated by the internet fog caused by companies and people collecting your information and selling it.

Save yourself some hassle.  Just pick up the phone and ask your good friends who they would use to buy or sell with.  Easy.  The internet search companies would have you believe that agents are old school, and you don’t need them, but in this litigious, crazy world we live in agents are needed now more than ever.  Do you really think selling your house yourself online is smart?  Even cars are not bought and sold that way?  Buy a car without a test drive?  I don’t think so!

The business model for all of those companies are flawed in that they only work when people are duped into thinking what they are offering is better.  People are starting to wise up and realize that the model of working with a local TRUSTED agent is the best way to buy and sell real estate.  The cat is not only out of the bag it’s tearing down the curtains and scratching the leather sofa!

Are you feeling bold?  I dare you to post on Facebook that you are looking for an agent on a neighborhood or community website.  218 posts later you will have 150 different Realtor names as well as horror stories and testimonials.  The other posts will be from agents saying they are the best agent in the area and more experienced than anyone else.  Save yourself the headache…Pick up the phone and ask some friends who they like.  You’ll be amazed at how much time and headache you will save yourself.


Steve Mallett is a Texas Real Estate Broker with Keller Williams Realty and the MALLETT INTEGRITY TEAM since 2003.  Located in South West Austin and Dripping Springs.

Fireworks Safety Tips

Each county, city and neighborhoods can have different ordinances in regards to fireworks.  Their use, possession, and distribution depend on current burn bans, ETJ locations, Homeowner Association rules and general common sense. Please make sure fireworks are legal in your area before buying or using them.

Keep a bucket of water or a garden hose nearby.

Never allow young children to play with or ignite fireworks.

Avoid buying fireworks that are packaged in brown paper because this is often a sign that the fireworks were made for professional displays and that they could pose a danger to consumers.

Always have an adult supervise all fireworks activities. Children can suffer injuries even from sparklers, which parents often assume are safe. Sparklers can burn at temperatures of about 2,000 degrees, which is hot enough to melt some metals.

Never place any part of your body directly over a fireworks device when lighting the fuse. Back up to a safe distance immediately after lighting fireworks.

Never try to re-light or pick up fireworks that have not ignited fully.

Never point or throw fireworks at another person.

Light fireworks one at a time, then move back quickly.

Never carry fireworks in a pocket or shoot them off in metal or glass containers.

To prevent a trash fire, douse spent fireworks with plenty of water from a bucket or hose before discarding.



Is Austin is one of the worst places in America to own a home?

It’s one of the best towns for real estate investors but a new report boldly states that Austin is one of the worst places to own a home. recently released a list of the best places to own a home in America. surveyed U.S. homeowners on a range of topics (from safety to taxes) and gathered insight from real estate agents to determine the rankings.

Austin ranks No. 48 out of the 67 cities studied. The overall ranking comprises 10 category ratings of which Austin has two positive showings. We rank No. 4 for economic opportunity and No. 15 for tax fairness. However, Austin lands at a dismal No. 63 for commute, No. 62 for real estate confidence, and No. 59 for walkability.

The Capital City bottoms out with the worst ranking in the state. Houston, which ranks No. 1 for economic opportunity, sneaks in ahead of Austin at No. 40. Dallas fares best at No. 21; San Antonio follows at No. 28.

The happiest homeowners, it seems, are living it up in Denver, Colorado. Other top places to own a home are Grand Rapids, Michigan; Washington, D.C.; Virginia Beach, Virginia; and Rochester, New York.

Don’t tell the locals though.  Almost everyone living in Austin loves it here.

I wonder sometimes if these reports have an agenda to keep our city from getting more and more crowded.  As new development spreads from Austin, out to the east into Bastrop and west into Dripping Springs, more and more locals talk about “the good old days”.  At some point the growth will slow and Austin will always have that small town feel even when it’s a bustling city.  We support more food trucks and local businesses than just about any other city in the country.  Keep the faith Austin!  We still are one of the best places in the country to live!

New Development Plans for Dripping Springs

There’s no question that Dripping Springs and the Southwest Austin area are growing. Whether you’re excited about the new homes and growth, or concerned about changes that seem almost certain to come to our community, new developments seem to be popping up around every corner lately.

If you’re like most people, you may be wondering what these new development plans hold for the future of Dripping Springs. What’s coming in? Where are these developments located? How many homes are these new developments going to offer?

Although we don’t have a crystal ball to answer the question about how these changes will impact Dripping Springs as a whole, we can help answer some of your questions. The city has just released a Potential Development Map (June 2015) that we’re excited about sharing with you here. 

Dripping Springs Residential Development Plan

As you can see, the plan includes some familiar developments that are already under construction (Caliterra, Belterra, Highpointe, RimRock, etc..) several larger development agreements that have recently been approved (Headwaters @Barton Creek – 1000 homes, Anarene – 8,000 homes), and even several Senior living apartments.

In addition to the residential developments, a new mixed-use/retail development is also being planned for the area between Nutty Brown Road and Belterra Drive along Highway 290. The developers, Crescent Communities & Endeavor Real Estate said they envision shopping, restaurants, urban living and more, promising a destination for people in Southwest Austin and Dripping Springs. Endeavor Real Estate was also responsible for the development of The Domain in Austin. 

While change and growth is not always easy, our team is excited about welcoming new residents to what we believe is one of the best places to live in the Texas Hill Country. Thinking about listing or buying a home in Dripping Springs? Thinking about buying in one of these new developments? Contact us! We’d love to partner with you to help make the home buying/selling process less stressful and more fun!


Tour Terra Scena this Weekend and Give Back to Your Community!

April 19 to April 26 is “Givin’ Where I’m Livin'” Fundraiser Week!

Givin Where I'm Livin - Dripping SpringsThis weekend *April 24th & 25th* from 12 noon-4pm Terra Scena will donate $5 to Hays Caldwell Women’s Center (HCWC) for every adult who comes for a tour of our community and, recently completed, all rainwater-sourced home!

TerraScena - Dripping Springs TX - A Resource Conscious Community

Terra Scena is one of Dripping Springs’ newest residential developments, and offers a unique community of 15 homesites for custom eco-friendly homes.

Click Here for Directions to Terra Scena

223 Terra Scena Trail Dripping Springs

HCWC – Hays Caldwell Woman’s Center

Last year, HCWC provided face-to-face services to 46 residents of Dripping Springs who were victims of family violence, child abuse or sexual assault at a cost of around $46,000. HCWC supplies temporary shelter, education and support services for those whose homes are not safe.

Go to “Givin’ Where I’m Livin’” at the  to make direct donations to any of the qualifying organizations that deserve your consideration. The Dripping Springs Foundation will match donations this week up to $2500. See them at Founder’s Day on Mercer Street in Dripping Springs, TX this weekend.

For more Information about Terra Scena, please call

512-655-3024 or visit


Check out 210 Trinity Hills, the most recent listing in Belterra from the Mallett Integrity Team! This fantastic 2988 square foot home just went on the market today and it is impressive! We love this beautiful 5 bedroom home with a rare 2nd master suite upstairs. Well-kept landscaping outside leads to a covered front porch where you can sit outside and enjoy the Spring in Central Texas. Walk in through the large foyer to a great open layout floor plan with soaring ceilings, stone fireplace, plenty of natural light and wood and stained concrete floors! The island kitchen with breakfast area feature gas cooking, granite counters and plenty of cabinet space. Take a step outside the back door and enjoy the Incredible outdoor living space with built-in fireplace and outdoor kitchen! As part of Belterra, one of the most popular and desirable subdivision in the area, owners of this home can also take advantage of the wonderful Belterra amenities including, walking/jogging trails, community swimming pool, fitness center, sports courts, and more! Not to mention this property is locating in the highly rated Dripping Springs Independent School District. Don’t miss this great property – contact us today to set up a showing and make this house your home!