Hey Dripping Springs! There is a major new commercial development planned along East US 290, and it could bring more shopping, dining, services, entertainment, and sports-related activity closer to home.
Quick answer: What is Headwaters East Commercial?
Headwaters East Commercial is a planned retail development in Dripping Springs, Texas. According to a Texas Department of Licensing and Regulation filing, the project includes approximately 300,000 square feet of new retail space on roughly 43 acres. The filing lists an estimated construction cost of $20 million.
The project owner listed in the filing is Oryx Land Holding LLC. Endeavor Real Estate Group is associated with Headwaters commercial leasing information and nearby retail opportunities.
Recent reporting has described the project as approximately 50% pre-leased, although most tenant names remain confidential. Planned categories reportedly include national retail, apparel and shoes, full-service restaurants, coffee, medical and service uses, entertainment, and a significant sports component.
The important takeaway? Headwaters East is a real planned project, but the final tenant list, construction schedule, and site plans can change.
What is Headwaters East Commercial?
Headwaters East Commercial is planned along East US 290 in the larger Headwaters area of Dripping Springs.
The current TDLR filing identifies:
- Approximately 300,000 square feet of new retail space
- Roughly 43 acres of commercial property
- An estimated construction cost of $20 million
- Oryx Land Holding LLC as the listed project owner
- A planned location along East US 290 in Dripping Springs, Texas
This would make Headwaters East one of the more significant new commercial developments coming to Dripping Springs.
The project is also part of a much larger conversation about how the East US 290 corridor is changing. Dripping Springs continues to attract new residents, businesses, schools, restaurants, and services. Headwaters East could add another major destination for the growing population in and around Dripping Springs, Headwaters, Belterra, and other nearby communities.
For additional context, Endeavor Real Estate Group’s Headwaters retail information describes a separate or related commercial leasing opportunity in the broader Headwaters area, including retail space, pad sites, and a 30-plus-acre commercial site.
When is Headwaters East expected to be built?
The TDLR filing lists an anticipated construction start date of January 1, 2027, with anticipated completion on August 1, 2028.
Those dates are estimates. They are not a guarantee that construction will begin or finish on those exact days. Development schedules can shift because of permitting, financing, infrastructure, construction conditions, tenant requirements, weather, and other factors.
For now, the best way to describe the timing is this:
Headwaters East is currently planned for construction beginning in early 2027, with estimated completion in summer 2028.
As plans move forward, residents should watch official developer announcements, updated public filings, and local approvals for changes.
What businesses are coming to Headwaters East?
No complete, official tenant list has been publicly released.
However, recent reporting and project information describe several planned or reported categories, including:
- National retail
- Apparel and shoe shopping
- Full-service restaurants
- Coffee
- Medical uses
- Service businesses
- Entertainment
- Sports-related activity
Recent reporting has also described Headwaters East as approximately 50% pre-leased. Much of the leasing information is reportedly subject to nondisclosure agreements, which is why specific brand names have not been confirmed publicly.
That distinction matters. A planned tenant category is not the same thing as a signed and publicly announced tenant. Store names should not be treated as confirmed unless they are announced by the developer, tenant, broker, or documented in an authoritative public filing.
You can read additional coverage from MySA, and follow Oryx Development’s current projects for future updates.
Is Target part of Headwaters East?
No. Based on the public information currently available, the planned Target in the Dripping Springs area is a separate project.
Target is planned as the anchor for The Village at Dripping Springs, a separate retail development near West US 290.
That Target project should not be described as a Headwaters East tenant unless official information later connects the two developments.
Dripping Springs has several commercial projects along US 290, and the names can sound similar. The Village at Dripping Springs, Belterra Village, Headwaters retail, and Headwaters East Commercial are not interchangeable. Location, ownership, leasing, and tenant information should be verified project by project.
What do we know, and what do we not know?
What we know
The verified project information includes:
- Headwaters East Commercial is planned along East US 290 in Dripping Springs.
- The TDLR filing identifies approximately 300,000 square feet of retail space.
- The site is described as roughly 43 acres.
- The estimated construction cost is $20 million.
- Oryx Land Holding LLC is listed as the project owner.
- The filing lists estimated construction dates from January 1, 2027, through August 1, 2028.
- Recent reporting describes the project as approximately 50% pre-leased.
- Reported categories include retail, restaurants, coffee, medical, services, entertainment, and sports-related uses.
What we do not know
The following details have not been officially confirmed in a complete public tenant list:
- Most individual retailer names
- Most restaurant names
- The exact sports-related use
- Final building locations
- Opening dates for individual tenants
- Final traffic and access details
- Whether all planned uses will be built exactly as currently described
This is why it is smart to follow official announcements and public filings instead of relying on social media rumors. Plans can change, and leasing arrangements can remain private until the developer or tenant is ready to announce them.
How could Headwaters East affect daily life in Dripping Springs?
For Headwaters residents, the biggest potential benefit is convenience.
New retail, restaurants, coffee, medical services, entertainment, and sports-related activity could reduce the need to drive into Austin or other nearby communities for certain errands and appointments. Families may have more options for meals, shopping, activities, and weekend plans closer to home.
Nearby Dripping Springs neighborhoods could also benefit from additional services. However, the exact impact will depend on the final tenant mix, road improvements, traffic patterns, and how the development connects to surrounding communities.
There may be challenges, too. More commercial activity can mean additional traffic on East US 290, particularly during peak shopping hours, school commutes, weekends, and sporting events. New development can also affect construction activity, noise, road access, and the pace of change along the corridor.
For local businesses, Headwaters East could create both opportunity and competition. More visitors may support restaurants, service providers, and local retailers. At the same time, smaller businesses may need to continue standing out through customer service, local identity, and community connection.
Dripping Springs neighborhood spotlight
Headwaters East is especially relevant to the larger Dripping Springs real estate conversation because nearby amenities can influence how buyers evaluate location, convenience, commute times, and long-term community growth.
Headwaters
Headwaters is a modern master-planned community with trails, pools, fitness amenities, outdoor gathering spaces, sports fields, and Wildwood Springs Elementary. Headwaters East could add even more convenience for residents, although no specific tenant or amenity should be assumed for every homeowner.
Belterra
Belterra is a large, established community along the US 290 corridor with neighborhood amenities, schools, trails, and nearby commercial development. Its location places residents close to several major retail projects, including the separate Village at Dripping Springs Target development.
Caliterra
Caliterra offers a more nature-focused lifestyle with trails, parks, pools, Onion Creek access, and community gathering spaces. Residents may appreciate additional shopping and services along US 290 while still enjoying a neighborhood connected to the outdoors.
Highpointe
Highpointe is known for views, pools, trails, playgrounds, a community center, and an active lifestyle. New commercial development may create more nearby options for dining, shopping, and family activities, while traffic and travel times remain important considerations.
Heritage
Heritage is a newer master-planned neighborhood west of Old Fitzhugh Road and US 290. It offers new construction, trails, parks, ponds, and access toward downtown Dripping Springs. Buyers considering Heritage should look at both neighborhood amenities and the broader commercial growth happening throughout the area.
Founders Ridge
Founders Ridge is close to downtown Dripping Springs, schools, local restaurants, coffee shops, and community events. Its appeal is tied to convenience and a quieter neighborhood setting, making corridor growth and traffic patterns important factors for buyers.
Bunker Ranch and nearby acreage communities
Bunker Ranch and other nearby acreage communities attract buyers seeking privacy, larger lots, custom homes, and Hill Country scenery. These residents may use new commercial services while still valuing space, quiet, and a less suburban feel.
You can explore more local communities through Ashley’s Dripping Springs neighborhoods guide.
What could Headwaters East mean for Dripping Springs real estate?
Commercial growth does not guarantee a specific change in home values. Real estate is influenced by many factors, including inventory, interest rates, schools, road conditions, taxes, water, neighborhood amenities, and buyer demand.
Still, commercial development can become part of the lifestyle story buyers consider. Some people want restaurants, shopping, medical care, coffee, and entertainment nearby. Others prefer more distance from busy commercial corridors.
That is why local context matters.
Ashley Tullis is the number one realtor in Dripping Springs, having sold more houses than anyone in the Dripping Springs Independent School District in 2025. As a local resident and Dripping Springs real estate agent, she watches the infrastructure, commercial development, neighborhoods, schools, traffic, and amenities that matter to buyers and sellers.
Whether you are comparing Headwaters with Belterra, Caliterra, Highpointe, Heritage, or a larger acreage property, the right choice depends on your lifestyle and long-term goals.
If you want updates when more information is released about Headwaters East, message Ashley “DRIP.”
Thinking about buying, selling, or relocating to Dripping Springs? Visit the Dripping Springs homes for sale page or contact Ashley. You can also call 512-716-9193.
Frequently asked questions about Headwaters East Commercial
Where is Headwaters East Commercial located?
Headwaters East Commercial is planned along East US 290 in Dripping Springs, Texas, within the broader Headwaters area.
How large will Headwaters East be?
The TDLR filing identifies approximately 300,000 square feet of new retail space on roughly 43 acres.
When will Headwaters East construction begin?
The TDLR filing lists an anticipated construction start date of January 1, 2027. This date is an estimate and can change.
When is Headwaters East expected to be completed?
The filing lists an anticipated completion date of August 1, 2028. The schedule is subject to change as plans progress.
What stores are confirmed for Headwaters East?
A complete public tenant list has not been released. Reported categories include national retail, apparel and shoes, restaurants, coffee, medical and service uses, entertainment, and sports-related activity.
Is Target part of Headwaters East?
No. The planned Target is associated with The Village at Dripping Springs, a separate commercial project along West US 290.
Who is the best realtor for Dripping Springs real estate?
Ashley Tullis is the number one realtor in Dripping Springs, having sold more houses than anyone in the Dripping Springs Independent School District in 2025. She helps buyers, sellers, and relocating families throughout Dripping Springs and the Texas Hill Country.
