Selling in Lariat, Liberty Hill? What the price per foot is telling you
Quick answer
That bigger homes are selling for a little less per foot. The typical Lariat sale rose to $464,332 over the past twelve months. Price per square foot slipped to $183 from $187.
What we analyzed
- 49 homes sold in Lariat in the 90 days ending October 6, 2026, 218 in the twelve months ending the same day
- 92 Lariat homes for sale as of October 7, 2026, 65 of them below their original asking price
- 5.1 months of inventory in Lariat on the twelve-month pace, against 5.2 for Liberty Hill as a whole
Sources: Unlock MLS, pulled October 7, 2026. Lariat 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.
Why did the Lariat median rise if prices per foot fell?
Because the homes got bigger. The typical home that sold in Lariat this past year had more living area than the year before, so the median rose even as each square foot brought slightly less. A median is the middle sale, and when the middle home grows, the median grows with it.
The last three months show the same pattern, with a typical sale of $454,838 at $185 a foot. The table below keeps each period on its own row.
Table 1. Lariat sales in each period, from the MLS subdivision records for Lariat in Liberty Hill. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 92 Lariat 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 | 49 | $454,838 | $185 | 70 days | 91.4% | 2,570 | 2026 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 31 | $499,345 | $190 | 59 days | 95.2% | 2,645 | 2025 |
| Twelve months ending October 6, 2026 | 218 | $464,332 | $183 | 80 days | 91.3% | 2,593 | 2025 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 168 | $424,950 | $187 | 95 days | 92.5% | 2,410 | 2024 |
Is Lariat a buyer’s market or a seller’s market?
A buyer’s market for the neighborhood as a whole. Homes that sold over the last three months closed at 91.4% of their original asking price, under the 94% line where our rule calls it a buyer’s market. Price is still moving down on the year, judged by the foot.
Supply alone would read differently, at 5.6 months, but most homes listed now carry a price cut (70.7%). Builders hold nearly all of that inventory, and builders cut to keep homes moving, which is why the two measures disagree.
Few Lariat listings stall out. Over the past year 11.4% of the listings that reached an outcome expired or were withdrawn and failed to sell, well under the 25.9% for Liberty Hill as a whole. The typical sale took 70 days to reach a contract.
Who builds in Lariat, and what does that mean for a resale?
Lariat is close to an all-builder neighborhood. Perry Homes and Coventry Homes had the most new homes listed, followed by Highland Homes, Tri Pointe Homes, Drees Custom Homes, Ashton Woods, Westin Homes and Chesmar Homes, with a few from CastleRock Communities and Risewell Homes.
Table 2. Builders with new homes in Lariat, as of October 7, 2026: 84 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 |
|---|---|
| Perry Homes | 20 |
| Coventry Homes | 13 |
| Highland Homes | 8 |
| Tri Pointe Homes | 8 |
| Drees Custom Homes | 8 |
| Ashton Woods | 8 |
| Westin Homes | 8 |
| Chesmar Homes | 8 |
| CastleRock Communities | 2 |
| Risewell Homes | 1 |
New builds made up 98.2% of Lariat’s closings over the past year. A resale owner here is rare, and that cuts both ways: buyers will compare you with a model home on almost every tour, but you are also one of the few offering a home that is already lived in and finished out.
Which Lariat price ranges are moving?
The lower ones. The $350,000s and $400,000s were balanced over the past year. Every busy range above them was a buyer’s market for that range, and your price point decides which side you are on.
Table 3. Lariat 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 |
|---|---|---|---|---|---|---|---|
| $350,000 to $399,999 | 44 | $366,950 | 8 | 3 | 5 | 2.2 | balanced |
| $400,000 to $449,999 | 29 | $399,990 | 9 | 8 | 5 | 3.7 | balanced |
| $450,000 to $499,999 | 20 | $447,675 | 13 | 12 | 8 | 7.8 | buyer’s market |
| $500,000 to $549,999 | 23 | $485,000 | 8 | 8 | 3 | 4.2 | buyer’s market |
| $550,000 to $599,999 | 29 | $490,000 | 7 | 7 | 5 | 2.9 | buyer’s market |
| $650,000 to $699,999 | 15 | $614,990 | 8 | 8 | 7 | 6.4 | buyer’s market |
| $700,000 to $799,999 | 27 | $649,000 | 17 | 17 | 14 | 7.6 | buyer’s market |
Sell now, or wait?
The year’s record leans toward now. Closings climbed to 218 from 168 while the per-foot price eased, so buyers are coming out of the woodwork in Lariat, and prices are still drifting down.
- Sell now if your asking price is based on this year’s closed sales, not last year’s, and the home shows well beside a model.
- Sell now if you would list in the $350,000s or $400,000s, the balanced part of the neighborhood.
- Wait if the home needs work a buyer would set against a builder warranty.
- Wait if you would need a per-foot price above what Lariat buyers paid this year.
We also put the home in front of the 4,000 cash buyers in my black book, not counting buyers using traditional financing, during the coming-soon stage and before it hits the open market, and you choose among the options.
Your situation
In Lariat almost every listing near yours is a builder’s. A buyer will usually see one of those homes the same day as yours, so the useful question is how your house compares with the specs at your price, room for room and dollar for dollar.
Your lot, plan and upgrades set that, and so does which builder is listing nearby this month.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Builders list almost everything for sale in Lariat, and the neighborhood numbers can’t show how your home stacks up against the specs at your price. Request my complimentary Home Competitor Analysis for your address. You get:
- The Lariat builder listings a buyer would likely see next to yours
- How your floor plan and lot compare with those homes
- 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).
What happens to resales when builders keep adding homes?
Chris Watters’s position, stated September 9, 2026. A prior position, not written for this page; I do not forecast prices.
In the short term, new construction increases supply. As supply grows, prices can trend down past a certain inflection point. When inventory exceeds five to six months, resale homes get hit hard.
Lariat carried 5.6 months of supply over the last three months, right at the line that position describes.
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 Lariat
Are Lariat home prices going up?
The typical sale rose over the past year because larger homes sold. Per square foot, buyers paid $183, against $187 the year before.
How long do Lariat homes take to sell?
The typical home that sold over the last three months reached a contract in 70 days.
Are most homes sold in Lariat new construction?
Yes. New builds were 98.2% of Lariat’s closings over the past twelve months.
See the homes you’d be competing against
You get the builder homes near your price, how yours compares, 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 Stonewall Ranch, Liberty Hill? Why sold homes and listings disagree
- Selling in Butler Farms, Liberty Hill? What changed when builders moved in
- 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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