Should you sell your Liberty Hill home now, or wait for a better market?
Quick answer
Now, if your home is ready to show and your asking price is based on this year’s closed sales, not last year’s. Waiting has not lifted Liberty Hill prices: price per square foot came in at $195 over the past twelve months, against $201 the year before. If the home needs work, getting it ready matters more than the month you list.
What we analyzed
- 273 homes sold in Liberty Hill in the 90 days ending October 6, 2026
- 469 homes for sale in Liberty Hill as of October 7, 2026, 275 of them builder listings
- 5.2 months of inventory in Liberty Hill, against 5.7 in the Austin metro
- Price per square foot $195 for the twelve months ending October 6, 2026, against $201 the year before
- 27 homes active under contract and 106 pending in Liberty Hill as of October 7, 2026
Sources: Unlock MLS, pulled October 7, 2026.
Selling above $1M? Part of this market never goes online
The figures on this page describe the public side of this market, the sales that were listed in the MLS. Above $1M in the Austin area, a large share of sales are never listed there and never appear online.
Those sales trade on a broker-to-broker private network, and I am a participating broker. Only the agents and brokers who do most of the business at this price point use it, and a surprising number of agents do not know it exists because they do not sell in this range. It covers homes, lots, ranches and condos priced over $1M, and much of it is waterfront or in the Austin core, West Austin, Westlake and Rollingwood, where prices run past $1.5M.
Sellers and their brokers use it for privacy: no public photos or floor plans, and no showings to buyers who have not been qualified.
Contact me for off-market private luxury listings you will never see online
54 Liberty Hill homeowners have trusted my real estate team to sell their home in the MLS, and that count doesn’t include a single buyer we’ve represented. Everything on this page comes from the same MLS record we used to price those homes.
What these numbers mean if you are selling is on the Liberty Hill, TX market report, and every number on this page is also broken out in the tables on the 78642 housing market report.
Last updated October 7, 2026. Sales data covers the 90 days ending October 6, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 7, 2026.
Has waiting paid off for Liberty Hill sellers this year?
No. The middle Liberty Hill sale sat at $500,000 this year and last, so sellers who held off for twelve months gained nothing on it.
Prices are still moving down by the measure that adjusts for size. Buyers paid $195 a square foot this year, down from $201. Our chart compares this summer’s closings with the same months a year earlier.
Are buyers still buying in Liberty Hill?
Yes, and in larger numbers. Closings rose to 1,083 this year from 947 the prior year. More buyers are coming out of the woodwork, and prices are still going down.
The pipeline today holds 106 pending sales, with 27 more homes under contract but still showing as active. Those buyers have already chosen a house, at this year’s prices.
What does starting high cost a Liberty Hill seller?
Weeks on the market first, then a reduction regardless. Of today’s Liberty Hill listings, 66.3% already ask less than they started at.
The closings show the same thing from the other side. Only 14.7% of the homes that sold over the last three months got their original asking price or more, and the typical sale took 78 days to reach a contract. What separated the fast sales from the stalled ones is on Why aren’t homes selling in Liberty Hill? What the quick sales did differently
Does my price range change the answer?
Yes, and by a wide margin here. Town-wide, buyers hold the edge and homes closed at 92.0% of original asking last quarter, yet a single price range can sit in another market entirely.
Table 1. Liberty Hill homes by price range. Sales are from the 90 days ending October 6, 2026; homes for sale are as of October 7, 2026. A range is a seller’s market when homes sell for at least 97% of their original asking price, balanced from 94% to 97%, and a buyer’s market below 94%. Only price ranges with at least 10 sales in the last 90 days are shown. Source: Unlock MLS.
| Price range | Sold | Median sale price | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| $250,000 to $299,999 | 12 | $277,495 | 17 | 3 | 6 | 4.2 | balanced |
| $300,000 to $349,999 | 34 | $310,158 | 47 | 22 | 20 | 4.1 | balanced |
| $350,000 to $399,999 | 26 | $359,500 | 42 | 22 | 26 | 4.8 | balanced |
| $400,000 to $449,999 | 20 | $389,990 | 38 | 20 | 23 | 5.7 | buyer’s market |
| $450,000 to $499,999 | 31 | $435,000 | 40 | 22 | 27 | 3.9 | buyer’s market |
| $500,000 to $549,999 | 13 | $465,000 | 35 | 24 | 25 | 8.1 | buyer’s market |
| $550,000 to $599,999 | 19 | $533,000 | 36 | 27 | 28 | 5.7 | buyer’s market |
| $600,000 to $649,999 | 21 | $565,990 | 32 | 29 | 23 | 4.6 | buyer’s market |
| $650,000 to $699,999 | 19 | $613,775 | 29 | 19 | 20 | 4.6 | buyer’s market |
| $700,000 to $799,999 | 30 | $688,718 | 54 | 39 | 44 | 5.4 | buyer’s market |
| $800,000 to $899,999 | 13 | $799,000 | 28 | 17 | 21 | 6.5 | buyer’s market |
| $900,000 to $999,999 | 11 | $897,500 | 17 | 9 | 12 | 4.6 | balanced |
| $1,000,000 to $1,249,999 | 18 | $1,007,500 | 26 | 12 | 19 | 4.3 | buyer’s market |
Table 1 shows the $300,000s as the balanced stretch, with the quickest contracts. Above that, almost every range tipped toward buyers by this rule. The low $500,000s gave up the most against asking. The full scoreboard is on How is the 78642 housing market doing for Liberty Hill sellers?
How do builders affect my timing?
Builders set the tempo in most of town. They own 58.6% of current listings, and Perry Homes, Coventry Homes and Highland Homes have the most.
A resale has a real edge on speed here. Last quarter a typical resale found its buyer in 61 days, while a typical new build took 84. Close to Santa Rita Ranch or Lariat, expect your buyer to tour a model the same weekend; the specific builders are listed on What is your Liberty Hill home competing against on a buyer’s tour?
Sell now, or wait?
Town numbers point one direction, but your house makes the final call. Here is the checklist I would go through in person. Run your address for the list of homes a buyer would see next to yours.
- List now when the house shows well today and you are pricing from 2026 closings.
- List now in the $300,000s, the range that came closest to full asking.
- Hold off when an inspection would turn up repairs. Handling them beats picking a better month, and the Watters Ready-Fund offers a pay-at-close credit line of up to $50,000 for repairs, upgrades, staging and moving costs. Terms, fees and eligibility are on the program page.
- Hold off when your next purchase needs a sale price that 2026 closings have not reached.
While the home is still coming soon, I put it in front of my own buyer list first. That black book holds 4,000 cash buyers, plus the financed buyers on top of it. Every offer comes to you, and the choice is yours. For a current read on your home’s price, see What is your Liberty Hill home worth when builders are listing down the road?
Your situation
Buyers in Liberty Hill outnumber last year’s and pay the same for a middle home, slightly less by the foot. Sellers who started high mostly cut, and the fastest sales opened at a price buyers already accepted.
So the deciding test is simple: line up the homes a buyer would tour at your price, and ask whether yours wins.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are weighing a listing this fall against holding off, start by seeing exactly what your home would be up against. Request my complimentary Home Competitor Analysis for your address. You get:
- The homes for sale near you that a buyer would likely tour alongside yours
- How fast homes like yours have been going under contract in your part of Liberty Hill
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of Liberty Hill arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 54 homes sold by Watters International Realty in Liberty Hill (Unlock MLS, all time).
About Watters International Realty in Liberty Hill
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. This page is based on Unlock MLS data analyzed on October 7, 2026. 54 homes sold by Watters International Realty in Liberty Hill (Unlock MLS, all time).
See the homes you’d be competing against
You get the competing listings near you, how fast homes like yours have been selling, and a walkthrough before any pricing talk.
Contact me for off-market private luxury listings you will never see online.
No obligation. The report arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
More for Liberty Hill sellers
- Liberty Hill, TX real estate market report: what homeowners need to know before selling
- 78642 housing market report: the numbers behind the Liberty Hill market
- What is your Liberty Hill home competing against right now?
- Why aren’t homes selling in Liberty Hill?
- What is your Liberty Hill home worth next to a brand-new house?
- The Austin seller hub
