Selling in Butler Farms, Liberty Hill? What changed when builders moved in
Quick answer
Smaller, newer homes began to dominate the sales. Butler Farms closed 56 homes over the past twelve months against 15 the year before, and because the typical home sold was smaller, the median fell while price per square foot barely moved.
What we analyzed
- 22 homes sold in Butler Farms in the 90 days ending October 6, 2026, 56 in the twelve months ending the same day
- 32 Butler Farms homes for sale as of October 7, 2026, 18 of them below their original asking price
- 6.9 months of inventory in Butler Farms on the twelve-month pace, against 5.2 for Liberty Hill as a whole
Sources: Unlock MLS, pulled October 7, 2026. Butler Farms 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.
Did Butler Farms prices drop?
Per square foot, hardly at all over the year. Buyers paid $172 a foot this past year, against $173 the year before. The typical sale price fell much further, to $325,000, because the homes that sold were a good deal smaller than the handful that sold a year earlier.
The last three months are softer than the year, at $158 a foot. That stretch is mostly new Meritage Homes and Saratoga Homes houses, and it is the figure a buyer will have in mind.
Table 1. Butler Farms sales in each period, from the MLS subdivision records for Butler Farms in Liberty Hill. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 32 Butler Farms 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 | 22 | $324,995 | $158 | 50 days | 91.8% | 2,043 | 2026 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 4 (thin) | n/a | n/a | n/a | n/a | n/a | n/a |
| Twelve months ending October 6, 2026 | 56 | $325,000 | $172 | 60 days | 93.5% | 2,005 | 2026 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 15 | $422,000 | $173 | 83 days | 97.9% | 2,496 | 2023 |
How much do Butler Farms sellers give up?
A fair amount. Homes that sold over the last three months closed at 91.8% of original asking, a buyer’s market for Butler Farms as a whole by our rule, and your price point can shift that. Supply sat at 4.4 months on the recent pace.
More listings stall here than in Liberty Hill generally. Over the past year 32.5% of the Butler Farms listings that reached an outcome expired or were withdrawn and failed to sell, against 25.9% for the town. The ones that sold took a typical 50 days to reach a contract over the last three months.
Which builders are selling in Butler Farms?
Meritage Homes and Saratoga Homes. Between them they hold most of the homes listed in the neighborhood, and new builds were 73.2% of the past year’s closings.
Table 2. Builders with new homes in Butler Farms, as of October 7, 2026: 26 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 |
|---|---|
| Meritage Homes | 17 |
| Saratoga Homes | 9 |
For an owner who bought here a few years ago, the competition is a brand-new version of a similar house, listed by a builder that can change its price in a week.
Where do Butler Farms price ranges stand?
The $300,000s held up best. That range was balanced over the past year, while the $350,000s were a buyer’s market for that range, with more homes listed against their pace of sales.
Table 3. Butler Farms 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 |
|---|---|---|---|---|---|---|---|
| $300,000 to $349,999 | 25 | $310,000 | 13 | 12 | 3 | 6.2 | balanced |
| $350,000 to $399,999 | 12 | $340,320 | 7 | 6 | 5 | 7.0 | buyer’s market |
Sell now, or wait?
Your answer depends on the builders’ pace as much as on yours.
- Sell now if your asking price is based on this year’s closed sales, not last year’s, and especially the last three months.
- Sell now if your home is in the low $300,000s, the steadier part of Butler Farms.
- Wait if you need the per-foot prices of a year ago; recent sales have not matched them.
- Wait if the house needs repairs that a buyer touring new homes would hold against it.
Ahead of the open market we offer the home to our own buyers in the coming-soon stage, the 4,000 cash buyers in my black book, not counting buyers using traditional financing among them, and you weigh every option.
Your situation
If you own in Butler Farms, the builders down the street set the tone for what buyers expect at your price. The question for your home is how it compares with the specs a buyer could tour that week, and what that comparison is worth.
Your plan, lot and condition decide it, so the answer is specific to your address.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Meritage Homes and Saratoga Homes are still listing in Butler Farms, and the neighborhood numbers can’t say how your home compares with theirs. Request my complimentary Home Competitor Analysis for your address. You get:
- The new and resale Butler Farms homes a buyer would see alongside yours
- Which of them have already cut their price
- What we look at during the walkthrough
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 are buyers so careful in Butler Farms?
Chris Watters’s position, stated September 9, 2026. A prior position, not written for this page; I do not forecast prices.
There is pent-up demand in the market. Tons of buyers on the sidelines not purchasing. This is because there is a lack of alignment between the sellers’ personal wants and what a buyer can afford. Affordability has been severely impacted because of interest rates. Interest rates and home prices move in opposite directions in most instances. However, unlike Wall Street, the market is not that fluid. But in reality, it should be.
Butler Farms is one of the more affordable busy neighborhoods in Liberty Hill, and the sales over the past year went to buyers who stayed close to that budget.
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 Butler Farms
Why did the Butler Farms median price fall?
Mostly because smaller homes sold. Price per square foot was $172 over the past twelve months, against $173 the year before.
How long do homes take to sell in Butler Farms?
The typical sale over the last three months reached a contract in 50 days.
Who is building in Butler Farms?
Meritage Homes and Saratoga Homes had new homes listed on the MLS at our last update.
See the homes you’d be competing against
You get the competing builder and resale listings near you, which have cut, 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
- Clearwater Ranch in Liberty Hill: what does a foot of house sell for now?
- 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?
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