Heritage Addition — Baldwin City, KS
A second phase of the Heritage neighborhood in Baldwin City — building lots from $55,000 on Rockers Drive, bring-your-own-builder or a Drippé Homes spec, no HOA, and an unusually low entry point to new construction.
Heritage Addition is the newest section of the Heritage neighborhood in Baldwin City, Kansas (66006), platted as a second phase off Rockers Drive. The first phase, along Heritage Drive, was built out in the early 2000s on lots of roughly a fifth of an acre. The new phase went on the market in spring 2025 as building lots — the developer’s sign lists them from $55,000 with one-level, daylight, walkout, open-view and wooded lots available — and the first spec homes from Drippé Homes followed in 2026. In January 2026 the city noted the subdivision’s application to the Kansas Department of Health and Environment to extend sanitary sewer into Phase II. Figures below come from the developer’s sign, the builder’s listings and third-party listing services; where a number is not verifiable we say so.
Listing data via Heartland MLS. Search opens Baldwin City listings.
HOA rule and city permit, side by side — for Heritage Addition and every other Baldwin City neighborhood we track.
Facts only, with sources and verification dates. No ratings. Confirm with the HOA and the city before you rely on it.
Why buyers look here
Heritage Addition is the low-cost door into new construction in Baldwin City. A finished lot in the mid-$50,000s plus a bring-your-own-builder policy lets a buyer size the house to the budget, and the lot mix covers one-level sites for a ranch, daylight and walkout sites for a finished lower level, and open-view and wooded lots. For buyers who would rather not manage a build, Drippé Homes has been putting up specs on Rockers Drive in the low $400,000s. There are no HOA dues, and the lots sit inside city limits on city water and sewer, in a town anchored by Baker University and a brick-street downtown.
Homes, builders & pricing
The developer’s sign at the entrance lists lots from $55,000 and new homes from the upper $300,000s, and names Drippé Homes as the builder; the sign also marks the project as a Cedar Creek Ventures development. Drippé, a Salina-based builder that also works in Lawrence, Eudora, Ottawa and Olathe, has been listing specs on Rockers Drive at $409,900 to $465,000 — three-bedroom, two-bath ranches of roughly 1,630 to 1,700 finished square feet with stone-veneer fronts, some still under construction as of September 2026. A third-party new-home listing service shows Drippé’s plan book for the community running from about 1,330 square feet up, two to five bedrooms, one and two stories, on lots of at least 8,345 square feet (74 feet wide), with roughly 49 homes planned for the addition; that lot count is the listing service’s figure and we have not confirmed it against the recorded plat. The first lot sale we can see closed in April 2026 at a $55,000 list. Buyers may bring their own builder.
HOA
No homeowners association. Lot and home listings in the addition state no HOA and no special tax district, and the older Heritage Drive phase is likewise listed without dues. That means no amenity package — there is no pool or clubhouse — and no architectural review beyond city code. We have not located recorded covenants for the addition; if any exist they would be filed with the Douglas County Register of Deeds, and we can pull them for a specific lot.
Setting & location
Heritage Addition is inside Baldwin City limits, in the 66006 ZIP, on Rockers Drive adjacent to the original Heritage Drive phase. Baldwin City sits in southern Douglas County on U.S. 56 along the route of the Santa Fe Trail, about 15 miles southeast of Lawrence; Baker University, founded in 1858 and the oldest university in Kansas, anchors the town. The downtown is laid in brick streets, and the Maple Leaf Festival fills it the third full weekend of every October. Lots are served by city water and sewer.
Schools
Heritage Addition is in the Baldwin City school district, USD 348. The district runs one set of schools for the whole district rather than neighborhood attendance areas: Baldwin Elementary School Primary Center (pre-K through 2nd grade), Baldwin Elementary School Intermediate Center (grades 3–5), Baldwin Junior High School (grades 6–8) and Baldwin High School (grades 9–12), per the district’s own school directory. The district also offers the Greenbush Virtual Academy as an online option. Confirm the current assignment for a specific address with USD 348 before relying on it.
What it actually costs to own here
With no HOA, the recurring cost of owning in Heritage Addition beyond principal and interest is property tax. Baldwin City carries one of the higher combined mill levies in Douglas County — 142.468 mills for 2025, which works out to about 1.6% of appraised value after the state’s $75,000 residential exemption — so the chart is worth a look before you compare against a Lawrence or Johnson County address.
Estimates only, not a tax quote. The levy is the 2025 Douglas County levy sheet total for the City of Baldwin City taxing unit (state 1.5, county 40.669, city 41.084, USD 348 57.728, community library 1.487); the same formula reproduces two actual 2025 Baldwin City tax bills to the dollar. No HOA dues and no special assessment are shown because none are listed for the addition. Kansas reassesses annually, so the bill follows the county appraiser’s valuation, and a new home is often first taxed on the lot value alone.
FAQ
Frequently asked about Heritage Addition
How much are lots in Heritage Addition?
The developer’s sign lists lots from $55,000, with one-level, daylight, walkout, open-view and wooded lots available. The first lot we can see sold closed in April 2026 at a $55,000 list price. Lot prices change as the phase sells, so ask us for the current release.
Do I have to use Drippé Homes?
No. Lot listings say buyers may bring their own builder. Drippé Homes is the builder named on the entrance sign and has been building spec homes on Rockers Drive at roughly $410,000 to $465,000.
Is there an HOA in Heritage Addition?
No. Listings for both the new lots and the older Heritage Drive homes show no homeowners association and no special tax. There are no shared amenities and no dues.
What will property taxes run on a new home there?
At the 2025 Baldwin City levy of 142.468 mills, a $410,000 home works out to about $6,500 a year (roughly $545 a month) and a $465,000 home about $7,450 a year — about 1.6% of value. That is an estimate from the published levy, not a tax quote.