Is Dawson Ranch in Temple or Belton?

Dawson Ranch is in Belton, Texas — not Temple. This is the single most important thing to understand about this neighborhood, because it determines your school district, your tax rate, and your city services.

Despite being marketed alongside Temple neighborhoods due to its proximity to Baylor Scott & White, Dawson Ranch sits within Belton city limits. You pay Belton city taxes, use Belton utilities, and most importantly — your kids attend Belton ISD schools, not Temple ISD or Academy ISD.

The neighborhood occupies the southwestern edge of Belton, right off Highway 317. It shares infrastructure and HOA management with the adjacent Regatta Oaks subdivision. Development started in the mid-2000s and the community is now roughly 95% built out, with Phase VI (23 lots on 8.175 acres) representing the last active construction.

Who Is Dawson Ranch Actually For?

Dawson Ranch is a move-up and luxury neighborhood. At $390K to $850K, it commands the highest price per square foot in the Belton-Temple corridor outside of lakefront property.

Dawson Ranch is built for:

BSW physicians and senior medical staff who want Belton ISD for their kids and don't mind a 10-minute commute instead of 5. The earlier phases were largely built by this buyer — custom homes on half-acre lots with three-car garages. If you're an attending or senior fellow planning to stay in Temple long-term, this is where your colleagues live.

Military officers (O-4 to O-6) at Fort Cavazos who prioritize school district over commute. Dawson Ranch is about 22 miles from the main gate — a meaningful drive — but senior officers with families consistently choose it for Belton ISD's academic programs over closer options in Killeen or Harker Heights.

Move-up families who've outgrown Wyndham Hill, Canyon Creek, or a starter home and want larger lots, custom build quality, and established landscaping. Phase I and II homes sit on 0.4+ acre lots with mature trees — something new construction can't replicate.

What Schools Does Dawson Ranch Feed Into?

Belton ISD. This is the primary reason most families choose Dawson Ranch over closer-to-BSW options in Temple ISD or Academy ISD.

Belton ISD enrollment is projected to exceed 16,000 students by 2030. The district added James Burrell Elementary and Hubbard Branch Elementary in recent years, adding 1,400+ seats and relieving overcrowding pressure on Sparta Elementary's zone.

How Far Is Dawson Ranch from BSW Temple?

About 10 to 12 minutes in normal traffic — farther than Wyndham Hill or Canyon Creek, but still a low-stress Central Texas commute.

That extra 5 minutes over Wyndham Hill or Canyon Creek is the tradeoff for Belton ISD, larger lots, and a quieter setting. Most BSW physicians who live here consider it well worth it.

Other Key Distances

Fort Cavazos main gate: ~22 miles (25–30 min). Downtown Belton square: ~5 min. H-E-B Plus! / Walmart: 5–8 min. Belton Lake / Miller Springs: ~2.5 miles. I-35 access: 8–10 min via Hwy 317.

What Does $400K–$800K Get You in Dawson Ranch?

Custom and semi-custom homes with 75–80% masonry exteriors, oversized lots, and architectural diversity you won't find in production subdivisions.

Two things jump out. First, prices have continued climbing despite longer days on market — that's scarcity, not softness. Dawson Ranch is 95% built out with only 23 lots remaining. When those are gone, supply is essentially fixed.

Second, DOM increasing from 45 to 113 tells you sellers need to price correctly. At this price point, buyers are methodical. Overpricing by $20K means sitting for months. This is a negotiation opportunity if you're buying — especially on homes listed 90+ days.

What the Phases Look Like

Phase I & II (2005–2012): The premium end. Custom builds on 0.4+ acre lots with mature landscaping, side-entry garages, wrap-around porches. Many exceed 3,500 sq ft. $600K–$850K range.

Phase III (2013–2016): Mid-size lots, popular with young professionals and growing families. Semi-custom builds from Kiella and regional builders. $400K–$550K range.

Phase V & VI (2022–2026): Newest construction. Omega Builders and Kiella with modern, energy-efficient floor plans. Slightly higher density but above typical production standards. $390K–$480K for new builds.

Builders You'll See

Omega Builders — dominant in newer sections, energy-efficient builds, open-concept floor plans. Kiella Homebuilders — native Texas limestone and tumbled brick exteriors. Independent custom builders — prevalent in Phase I and II on larger lots along Dawson Spur and Presidio Circle.

What Are the HOA Rules and Fees?

$180 per year. That's it. One of the lowest HOA dues you'll find for a neighborhood of this quality in Bell County.

The low dues reflect what you're not getting: no pool, no clubhouse, no gated entrance. What you are getting is trail maintenance, common green space upkeep, the community playground, and professional management. For most buyers, the absence of a pool is a feature — it keeps the HOA from becoming a $500+/year obligation.

Architectural Standards

The HOA enforces strict material requirements: 75–80% masonry exteriors (brick or stone) on all structures. No vinyl siding. This protects your investment because the home next door can't cut corners. It also provides superior thermal mass for Central Texas heat.

Leasing Rules for Owners

No rental cap — the HOA doesn't limit how many homes can be rented. Owners are responsible for tenant compliance. The HOA can require an Occupancy Affidavit. Short-term rentals (Airbnb/Vrbo) are discouraged, and similar Bell County HOAs require minimum 30-day lease terms.

Does Dawson Ranch Have Foundation Problems?

Not if you maintain your foundation. But this is the conversation most agents skip, and it can cost you $20,000+ if you ignore it.

Dawson Ranch sits on heavy expansive clay soil — the same Vertisol found across western Bell County. This clay absorbs water and expands by up to 10% when wet, then contracts during drought. That cycle causes slab movement, cracked brick, and sticking doors.

The Maintenance That Prevents the Problem

Run a soaker hose or drip irrigation 12–18 inches from the foundation wall, year-round. Consistent moisture — not flooding. During a Central Texas drought, your foundation perimeter dries out in days. Keeping soil damp prevents the contraction that causes settlement.

Flood Risk

Good news: most of Dawson Ranch sits in FEMA Flood Zone X (0.2% annual chance). Lenders typically don't require flood insurance. Rolling topography and Belton's engineered retention/detention standards keep drainage controlled.

How Quiet Is Dawson Ranch?

Very quiet. Street layout, distance from rail lines, and natural topography make this one of the most insulated neighborhoods in the area.

Train noise: Essentially zero. Several miles from the BNSF and Union Pacific lines that bisect downtown Temple.

Road noise: Far western edge may get ambient noise from Chisholm Trail Parkway, but elevation changes provide natural buffering. Interior streets are dead silent.

Aircraft: Near Draughon-Miller airport but not under primary approach paths. Occasional military helicopter noise from Fort Cavazos — audible but infrequent.

Street design: Disconnected layout with cul-de-sacs (Loving Cove, Campsite Cove) eliminating cut-through traffic. Sidewalks on both sides. Paved trail system connects to municipal parks with ranchland views.

How Does Dawson Ranch Compare?

Every neighborhood near BSW involves tradeoffs. Here's how Dawson Ranch stacks up.

The Real Decision Framework

Choose Dawson Ranch if: Belton ISD is non-negotiable, you want a large lot with custom build quality, you're buying at $400K+, and you're planning to stay long-term.

Choose Wyndham Hill instead if: Closer BSW commute matters more than school district, you want a community pool, or your budget is $260K–$400K. Academy ISD is also excellent — not a downgrade, just a different priority.

Choose South Belton instead if: You want Belton ISD at a lower price point ($250K–$330K). You get the school district without the Dawson Ranch premium.

What Will Property Taxes Cost in Dawson Ranch?

Bell County property taxes are not cheap. Here's the real math.

Total tax rate: $2.15 to $2.35 per $100 of assessed value (Belton city + Bell County + Belton ISD + special districts).

Frequently Asked Questions

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