| Dimension | Sunset Canyon | Belterra |
|---|---|---|
| Year established | Late 1980s — phased over 30+ years | 2003, master-planned |
| Typical lot size | 1–3+ acres | 0.15–0.35 acres |
| Home style | 100% custom, mixed vintages | Production builder + semi-custom |
| HOA dues (annual) | Low — entrance & common-area only | Higher — amenity center, pool, gym, parks |
| Amenities inside | Privacy, trees, view corridors | Pool, splash pad, gym, trails, café |
| Median price (Q2 2026) | ~$985,000 | ~$725,000 |
| Median $/sq ft | ~$342 | ~$280 |
| School district | Dripping Springs ISD | Dripping Springs ISD |
| Commute to downtown Austin | ~25 min via 290 | ~30 min via 290 |
| Buyer profile | Acreage, privacy, custom-home buyer | Family wanting amenities + sidewalks |
Pick Sunset Canyon if…
You want acreage, privacy, mature trees, and a custom home. You will trade a community pool and sidewalks for a 1.5-acre lot you can actually use. Well and septic don't scare you.
Pick Belterra if…
You want sidewalks, parks, a real amenity center, and a tighter community feel. You value walkability over land. You'd rather pay higher HOA dues than maintain a well, septic, and two acres of cedar.
The hidden third option
A handful of buyers each year pick Sunset Canyon for the lot and Belterra for the schools' social scene — and end up driving their kids over for Belterra-organized activities. Knowing that pattern up front saves regret. Happy to walk through it.