What are Orchard Ridge buyers in Liberty Hill paying per foot now, and why?
Quick answer
Less than a year ago, mostly because sellers started too high. Buyers paid $162 a square foot over the past twelve months, down from $183. Homes closed at 93.2% of original asking, a buyer’s market for the neighborhood as a whole.
What we analyzed
- 9 homes sold in Orchard Ridge in the 90 days ending October 6, 2026, 22 in the twelve months ending the same day
- 10 Orchard Ridge homes for sale as of October 7, 2026, 8 of them below their original asking price
- 5.5 months of inventory in Orchard Ridge on the twelve-month pace, against 5.2 for Liberty Hill as a whole
Sources: Unlock MLS, pulled October 7, 2026. Orchard Ridge 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.
Homes I’ve sold in Orchard Ridge: 2.
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 Orchard Ridge prices falling?
Yes, judged by the foot. The typical sale dipped only slightly, to $366,475, while the homes that sold got bigger. A median is the middle sale, so when the middle home grows and its price barely moves, each square foot is bringing less.
Only 9 homes closed over the last three months, under the 10 I want before reading a quarter alone, so this page works from the twelve-month record. The table keeps each period on its own row.
Table 1. Orchard Ridge sales in each period, from the MLS subdivision records for Orchard Ridge in Liberty Hill. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 10 Orchard Ridge 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 | 9 (thin) | $399,900 | $163 | 49 days | 93.3% | 2,463 | 2021 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 9 (thin) | $450,000 | $181 | 63 days | 92.0% | 2,502 | 2020 |
| Twelve months ending October 6, 2026 | 22 | $366,475 | $162 | 81 days | 93.2% | 2,377 | 2021 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 31 | $372,500 | $183 | 80 days | 94.3% | 2,184 | 2021 |
Is Orchard Ridge a buyer’s market?
For the neighborhood as a whole, yes. Sale prices came in under 94% of original asking over the year, the line where our rule calls it a buyer’s market, and your price point can still read differently.
Supply sits at 5.5 months, close to balanced. The bigger tell is the listings themselves: 8 of the 10 homes for sale have already cut their price. Buyers here are negotiating, and they have time to.
Why do so many Orchard Ridge listings fail to sell?
Price, in most cases I see. Over the past year 31.2% of Orchard Ridge listings that reached an outcome expired or were withdrawn and failed to sell, more than the 25.9% for Liberty Hill as a whole.
The homes that did sell took a typical 81 days to reach a contract. That is long enough for a buyer to watch a listing cut once or twice and wait for the next one, which is what a high first price invites.
What is an Orchard Ridge home compared against?
Mostly other resales from the same few years. The typical home here was built around 2021, and new builds made up a little over a quarter of the past year’s closings.
Table 2. Builders with new homes in Orchard Ridge, as of October 7, 2026: 1 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 |
|---|---|
| Pacesetter Homes | 1 |
Pacesetter Homes has a single new listing in Orchard Ridge now. With so little builder inventory, your real competition is the neighbor’s house with a similar plan, and the price it started at.
Sell now, or wait?
Fewer homes sold this year than last, and buyers paid less per foot. Waiting has not been rewarded here, and the listings that held out at last year’s prices are the ones that failed.
- Sell now if your asking price is based on this year’s closed sales, not last year’s.
- Sell now if you can price at or under the homes that have already cut.
- Wait if you need last year’s per-foot price to make the move work.
- Wait if repairs would show up on an inspection; finish them before the first showing.
During the coming-soon stage, before the listing goes public, we present your home to our buyers, including the 4,000 cash buyers in my black book, not counting buyers using traditional financing. Which offer to take is your call.
Your situation
Most Orchard Ridge homes for sale have already cut their asking price, so a buyer arrives knowing what the reduced prices look like. Where your first price sits against those cuts, and against the homes with your plan that did sell, shapes the first weeks.
That turns on your floor plan, condition and lot.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Most Orchard Ridge listings have already cut, and the neighborhood numbers can’t tell you where your first price should land against them. Request my complimentary Home Competitor Analysis for your address. You get:
- The Orchard Ridge homes a buyer would compare with yours
- Which of them have cut, and to what
- 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 does it mean when an Orchard Ridge listing fails?
Chris’s position, approved September 9, 2026, trimmed. A prior position, not written for this page.
A home that does not sell has a price problem, a promotion problem, or a product problem, and usually the seller was told it was the market. It was not the market.
In Orchard Ridge, homes on the same streets sold over the same months that others expired, so the market alone does not explain a failed listing.
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 Orchard Ridge
Are Orchard Ridge home prices going down?
Per square foot, yes. Buyers paid $162 over the past twelve months, against $183 the year before.
Is Orchard Ridge a buyer’s market?
For the neighborhood as a whole, yes. Homes closed at 93.2% of original asking over the past twelve months.
How long do Orchard Ridge homes take to sell?
The typical home that sold over the past twelve months reached a contract in 81 days.
See the homes you’d be competing against
You get the competing Orchard Ridge listings, their price history, 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
- 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?
- The Austin seller hub
