Clearwater Ranch in Liberty Hill: what does a foot of house sell for now?
Quick answer
Less per square foot than a year ago, even though the typical sale rose. Clearwater Ranch buyers paid $260 a foot over the past twelve months, against $271 the year before, because the homes that sold were larger.
What we analyzed
- 8 homes sold in Clearwater Ranch in the 90 days ending October 6, 2026, 42 in the twelve months ending the same day
- 9 Clearwater Ranch homes for sale as of October 7, 2026, 5 of them below their original asking price
- 2.6 months of inventory in Clearwater Ranch on the twelve-month pace, against 5.2 for Liberty Hill as a whole
Sources: Unlock MLS, pulled October 7, 2026. Clearwater Ranch is the MLS subdivision name, with its recorded spellings counted as one.
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 homes sold by Watters International Realty in Liberty Hill. That count is every home we listed and closed in Liberty Hill, and it 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.
How Liberty Hill as a whole is doing is on the Liberty Hill, TX market report, and the town and ZIP code tables are 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.
Are Clearwater Ranch prices up or down?
Down by the foot, up on the typical sale. Only 8 homes sold here in the last three months, too few to read on their own, so this page works from the twelve-month figures and says so. Over that year the typical sale rose to $976,500 while price per square foot fell, because larger homes sold.
The table below shows every period, with the thin quarters marked.
Table 1. Clearwater Ranch sales in each period, from the MLS subdivision records for Clearwater Ranch in Liberty Hill. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 9 Clearwater Ranch homes were for sale as of October 7, 2026. Source: Unlock MLS.
| Period | Sold | Median sale price | Price per square foot (median) | Median days on market | Share of original asking price | Median living area (square feet) | Median build year |
|---|---|---|---|---|---|---|---|
| 90 days ending October 6, 2026 | 8 (thin) | $945,000 | $260 | 62 days | 89.5% | 3,807 | 2020 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 9 (thin) | $895,000 | $254 | 106 days | 90.9% | 3,612 | 2020 |
| Twelve months ending October 6, 2026 | 42 | $976,500 | $260 | 72 days | 93.5% | 3,644 | 2021 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 34 | $950,000 | $271 | 116 days | 92.4% | 3,552 | 2020 |
How much room do buyers have to negotiate in Clearwater Ranch?
Some. Over the past twelve months homes closed at 93.5% of original asking, just under the 94% mark our rule uses for a buyer’s market; that reading is for the neighborhood as a whole, and your price point can differ. Price per foot is still moving down on the year.
Supply is short, at 2.6 months on the twelve-month pace, but more than half of the few homes listed now have cut (55.6%). Short supply with routine cuts usually means buyers at this price take their time and expect to negotiate.
Sales got quicker over the year. The typical home reached a contract in 72 days, against 116 the year before.
Is anyone building in Clearwater Ranch?
Only a little. Giddens Homes and Drees Custom Homes had new homes listed, which makes the builder presence here infill: a few lots, not a sales office. New builds were 38.1% of the past year’s sales.
Table 2. Builders with new homes in Clearwater Ranch, as of October 7, 2026: 3 new-build listings for sale. Builder names come from the MLS record and our builder inventory; presence only. Source: Unlock MLS.
| Builder | New homes for sale |
|---|---|
| Giddens Homes | 2 |
| Drees Custom Homes | 1 |
A Clearwater Ranch resale mostly competes with other resales on lot, finish and condition, with the occasional custom new build in the mix.
Does price range matter in Clearwater Ranch?
It does. The $800,000s were balanced over the past year, while the range just above $1,000,000 was a buyer’s market for that range.
Table 3. Clearwater Ranch homes by price range, twelve months ending October 6, 2026; homes for sale as of October 7, 2026. A range is a seller’s market when homes sold 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 twelve months 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 |
|---|---|---|---|---|---|---|---|
| $800,000 to $899,999 | 10 | $807,500 | 1 | 0 | 1 | 1.2 | balanced |
| $1,000,000 to $1,249,999 | 15 | $1,010,000 | 4 | 2 | 2 | 3.2 | buyer’s market |
Sell now, or wait?
More homes sold this past year, 42 against 34 the year before, while the per-foot price eased, so buyers are coming out of the woodwork in Clearwater Ranch, and prices are still slipping.
- Sell now if your asking price is based on this year’s closed sales, not last year’s per-foot figures.
- Sell now if your home would list in the $800,000s, the balanced range.
- Wait if the house needs updates that a buyer at this price would discount heavily.
- Wait if you need a per-foot price close to last year’s.
Before it goes public, the home is shown to our own buyers in the coming-soon stage, including the 4,000 cash buyers in my black book, not counting buyers using traditional financing, and every option comes to you.
Your situation
At Clearwater Ranch prices, a handful of listings make up the whole field, and each one differs on land, finish and age. What a buyer compares your home with is a short list, and how you stand on that list decides the outcome more than the neighborhood figure does.
That list depends on your address and your house.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
With so few Clearwater Ranch homes for sale, the neighborhood numbers say little about the specific homes a buyer would weigh against yours. Request my complimentary Home Competitor Analysis for your address. You get:
- The Clearwater Ranch and nearby listings a buyer would tour alongside yours
- Where your home sits among them on size and finish
- How the walkthrough works and what we look at
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).
Why does your price point matter in Clearwater Ranch?
Chris’s position, approved September 9, 2026, trimmed. A prior position, not written for this page.
Your price point puts you in your own market.
Clearwater Ranch shows it. Over the past year the $800,000s ran balanced, while homes just above $1,000,000 were in a buyer’s market for that range.
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).
Questions Liberty Hill sellers ask about Clearwater Ranch
Are Clearwater Ranch home values falling?
Per square foot, yes, a little: $260 over the past twelve months against $271 the year before. The typical sale rose because larger homes sold.
How long does it take to sell in Clearwater Ranch?
The typical sale over the past twelve months reached a contract in 72 days.
Why use twelve months for Clearwater Ranch?
Fewer than 10 homes sold there in the last three months, too few to stand alone, so the page relies on the full year.
See the homes you’d be competing against
You get the short list of homes a buyer would compare with yours 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
- Should you sell your Liberty Hill home now, or wait?
- 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?
- Selling in Santa Rita Ranch, Liberty Hill? What a resale is up against across every section
- Selling in Lariat, Liberty Hill? What the price per foot is telling you
- Selling in Stonewall Ranch, Liberty Hill? Why sold homes and listings disagree
- Selling in Butler Farms, Liberty Hill? What changed when builders moved in
- Selling a Cascade home in Liberty Hill while Brohn Homes is still building nearby?
- What are Orchard Ridge buyers in Liberty Hill paying per foot now, and why?
- The Austin seller hub
