Liberty Hill · Williamson County
Lariat
The biggest new-home community in the Austin metro, and the one buyers get wrong most often. Nine builders are selling on the same 688 acres at prices that run from the $340s to over a million, so which sales office you walk into first decides what you think Lariat costs.
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Tour Lariat with someone on your side
Nine sales offices, nine sets of incentives, and every one of those agents works for the builder. Luke Allen works for you, and the builder pays his fee in most cases. Tell him your budget and he will tell you which of the nine actually fits it.
The short version
Lariat is a 688-acre master plan in Liberty Hill with 84 homes for sale from nine different builders. Prices run from $349,908 to $1,129,000, and the builders are not competing for the same buyer: their medians range from about $413,000 to about $935,000 inside one gate.
Two numbers matter more than the brochure. The homes that have actually closed here over the last six months came in at a median near $474,000, while the median home currently listed is near $588,945. And the pace has slowed: 19 homes closed in May, 8 in September. That combination, more supply and a slower pace, is the condition in which builders start paying for rate buydowns and closing costs.
The two things nobody tells you at the sales office: Lariat is inside North San Gabriel MUD No. 1, which pushes the combined tax rate to roughly 2.6 percent, and Lariat Trails Elementary opened inside the community this school year, which most listings have not caught up to yet.
The thing to understand first
One community, three price markets
This table is the whole point of Lariat. It is built from the live feed each time the page refreshes, grouping the active listings by the brokerage each builder lists through, so it shows who is actually selling here today rather than the lineup that was announced when the community broke ground.
Smaller plans, tighter lots, and the price most people picture when they hear Liberty Hill.
| Builder | For sale | Lowest | Median | Highest | Median size |
|---|---|---|---|---|---|
| Ashton Woods | 8 | $364,305 | $413,155 | $443,675 | 2,242 sf |
| Chesmar Homes | 8 | $392,420 | $447,493 | $530,535 | 2,448 sf |
The middle of the community and most of the inventory: three thousand square feet and up, on the 60s and 70s.
| Builder | For sale | Lowest | Median | Highest | Median size |
|---|---|---|---|---|---|
| Tri Pointe Homes | 8 | $349,908 | $504,378 | $629,191 | 2,905 sf |
| Highland Homes | 8 | $499,999 | $559,940 | $614,990 | 2,849 sf |
| Perry Homes | 20 | $399,900 | $574,900 | $749,900 | 2,950 sf |
| CastleRock Communities | 2 | $585,990 | $617,990 | $649,990 | 3,176 sf |
| Coventry Homes | 13 | $567,900 | $689,900 | $829,900 | 3,524 sf |
| Westin Homes | 8 | $619,881 | $694,842 | $744,132 | 3,797 sf |
The 80-foot homesites and the hilltop, where the plans and the finish allowance both get bigger.
| Builder | For sale | Lowest | Median | Highest | Median size |
|---|---|---|---|---|---|
| Drees Custom Homes | 8 | $699,900 | $934,900 | $1,049,900 | 3,879 sf |
Builder names are matched from the listing brokerage and confirmed against the plan names and “built by” lines in the public remarks. Where the feed does not identify a builder, the brokerage is shown instead rather than guessed at. Builders with a single active listing are left out, because one home does not describe a price point.
Every home for sale
Lariat on the map
Each pill is a live listing with its asking price. Hover a home on the right to find it on the map, or click a pill to jump to it. This is the full active set from the MLS, not a builder's featured homes.
The nine most affordable homes in Lariat right now
Sorted by price from the bottom of the community up, because the entry tier is where the builder competition is sharpest and where the spread between sales offices is easiest to see.
New ConstructionCourtesy of RealAgent
New ConstructionCourtesy of ERA Experts
New ConstructionCourtesy of ERA Experts
New ConstructionCourtesy of ERA Experts
Built 2026Courtesy of Chesmar Homes
New ConstructionCourtesy of ERA Experts
Built 2026Courtesy of Chesmar Homes
Built 2026Courtesy of Perry Homes Realty, LLC
New ConstructionCourtesy of ERA Experts
Based on information from Unlock MLS (the Austin Board of REALTORS, ACTRIS) for the period through the most recent sync. Listing data is provided for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties. All information is deemed reliable but is not guaranteed and should be independently verified. Properties may be listed by brokerage firms other than Austin Marketing + Development Group; the listing broker is shown with each home where the MLS provides it.
The gap worth knowing
What sells here is cheaper and smaller than what is listed
Median home sold
$474,462
2,600 sq ft · $183 per foot
Median home listed
$588,945
3,018 sq ft · $192 per foot
Those two numbers describe different houses. The homes clearing the market here are about 400 square feet smaller and roughly $111,000 cheaper than the median home sitting on it. That is not a sign that Lariat is overpriced; it is a sign that the builders have moved their standing inventory up-market while demand has stayed concentrated at the bottom of the community. For a buyer it means two things. If your budget is in the $400s, you are shopping where the competition is, so move decisively. If you are shopping above $700,000, you are shopping where homes are sitting, so ask for more.
Closings per month inside Lariat, 2026
* September is provisional. Builder closings report late, so the most recent month always reads low until it settles. Even allowing for that, the pace has roughly halved since May. Against 84 homes on the market, the last three months work out to somewhere near seven to eight months of supply, where the metro as a whole is closer to six. Read the full quarterly market report for the metro comparison.
Schools
The elementary school is inside the gate, and the MLS has not caught up
Liberty Hill ISD opened Lariat Trails Elementary inside the community for the 2026 school year. A campus your child can walk to, within the master plan itself, is rare in the Austin metro at any price and is genuinely the strongest argument for buying here with young children.
The catch is a records problem rather than a schools problem. Most active Lariat listings still show the older elementary campus the community was zoned to before Lariat Trails opened, and only a handful have been updated. Two homes on the same street can show two different elementary schools in the MLS today. If the school is part of why you are buying, confirm the assignment for the exact address against the district's current attendance map rather than the listing sheet.
Middle and high school are Liberty Hill. The district is growing quickly and is opening several campuses over the next two years, which is the usual tradeoff in a fast-growing district: new buildings and small cohorts, with boundaries that can move again.
Zoned schools
- District
- Liberty Hill ISD
- Elementary
- Lariat Trails, inside the communityOpened for the 2026 school year
- Middle
- Liberty Hill Middle
- High
- Liberty Hill High
The carrying cost
A MUD, and an HOA the MLS reports four ways
North San Gabriel MUD No. 1
Lariat is inside a municipal utility district, which is how the roads, water, and amenities were financed. Published combined rates for the community have run from about 2.56 percent to about 2.68 percent depending on the tax year, with the MUD itself the largest line after Liberty Hill ISD. A typical City of Austin address with no district runs closer to 1.8 to 2.0 percent.
On a $585,000 home that gap is on the order of $350 a month. It is the single largest hidden difference between a price here and the same price closer in, and it is why the monthly payment, not the sticker, is the only honest way to compare Lariat to anywhere else. MUD rates typically fall over time as the district's debt is retired, which is a real argument for the long hold, but nobody can promise you the schedule.
Rates change every year. Pull the current one for the specific lot from the Williamson Central Appraisal District before you sign anything.
The HOA is $840 a year
Billed quarterly at $210, which is about $70 a month. That is modest for a community with this many amenities, and it is separate from the MUD, which arrives on the tax bill rather than from the association.
Here is the thing to watch. Across the active listings the same fee is currently entered four different ways:
- $840 annuallysame figure, stated differently
- $210 quarterlysame figure, stated differently
- $70 monthlysame figure, stated differently
- $840 quarterlyreads as $3,360 a year
The last one is a data-entry error, not a second assessment. But it is sitting on live listings right now, it will be copied into whatever spreadsheet you build, and a lender running your debt-to-income off the listing sheet will use it. Ask for the association's dues schedule in writing.
Amenities
What is open, and what is still a rendering
Master plans sell on what is coming. This is the honest split between the amenities you can use the day you move in and the ones that are still between a drawing and a construction schedule.
- The pool complex, with a resort-style pool and splash pad
- The amenity pavilion
- Roughly seven miles of sidewalks and decomposed-granite trails, running down to the river
- A catch-and-release pond with a fishing pier
- A disc golf course
- A dog park and a set of pocket parks, including a toddler-scaled one
- Lariat Trails Elementary, inside the community
- The Corral, a sports complex with pickleball and basketball courts, in design with construction starting in 2026
- The hilltop section on 80-foot homesites, with homesites projected for delivery in late 2026
- A neighborhood marketplace district with coffee, dining, and services, still in conceptual design
The 70-foot and 80-foot sections are already showing up in the MLS as their own listings, which is the first sign the bigger-lot phase is real. Nothing here is unusual for a community at this stage. The rule is simply to price the home on what exists, and treat the rest as upside you did not pay for.
Before you tour
Six things to settle first
None of these are reasons not to buy at Lariat. They are the things that cost buyers money here because nobody at a sales office is paid to raise them.
Tour at least three builders before you price anything
Nine builders are selling here and their medians run from the $410s to the $930s. A buyer who visits one sales office and anchors on that number is comparing Lariat to other communities on a figure that describes one builder, not this one. The spread inside the gate is wider than the spread between most towns.
Price the tax, not the house
Lariat sits in North San Gabriel MUD No. 1, and published rates for the community have run from about 2.56 percent to about 2.68 percent depending on the tax year. On a $585,000 home the difference between that and a 1.9 percent no-MUD address is roughly $350 a month, every month, for as long as you own it. Pull the current rate for the exact lot at the Williamson Central Appraisal District before you compare Lariat to anywhere else.
Get the HOA figure in writing
The dues are $840 a year, billed quarterly at $210. The MLS currently states that four different ways across the active listings, and one of those ways reads as $840 per quarter. It is a data-entry error rather than a second fee, but it is the kind of error that ends up in a buyer's budget spreadsheet.
Ask which elementary the home is actually zoned to
Lariat Trails Elementary opened inside the community for the 2026 school year, and most active listings still name the older campus. Two homes on the same street can show two different elementary schools in the MLS right now. Liberty Hill ISD's current attendance map is the only answer worth relying on.
Find out what is built and what is drawn
The pool complex and the trails are real and in use. The Corral sports complex, the hilltop section on 80-foot homesites, and the neighborhood marketplace are in various stages between design and construction. Ask for dates in writing, and price the home on what exists today.
Register representation before your first visit
On new construction the builder pays the buyer-agent fee in most cases, and almost every builder here requires that your agent be with you or named on your very first visit. Walk in alone and you can lose that for the whole community, across all nine sales offices.
Builder-paid representation
Nine builders. Let's find out which one is actually negotiating.
Incentives at Lariat move month to month and they are not the same at every sales office. Luke Allen tracks what the builders here are paying toward rate buydowns, closing costs, and upgrades, and he represents you rather than any of them. Register him before your first visit and the builder pays his fee in most cases, disclosed in writing before you tour.
Luke Allen
Licensed Texas REALTOR, TREC #788149
Austin Marketing + Development Group
Good to know
Lariat questions, answered
- How much does a home at Lariat in Liberty Hill cost?
- Active listings run from about $350,000 to just over $1,050,000, at a median near $586,000, as of early October 2026. That span is not a mistake: nine builders are selling on the same master plan, and their individual medians run from roughly $413,000 to $935,000. The homes that have actually closed in the last six months came in at a median of about $474,000, well under the median of what is currently listed. Live prices are on this page.
- Which builders are building in Lariat?
- As of October 2026 the active listings come from Perry Homes, Coventry Homes, Tri Pointe Homes, Chesmar Homes, Highland Homes, Ashton Woods, Westin Homes, CastleRock Communities, and Drees Custom Homes. They are not competing for the same buyer. Ashton Woods and Chesmar sit in the low $400s, Perry and Highland in the mid $500s, Coventry and Westin near $690,000, and Drees above $930,000. The builder table on this page is built from the live feed, so it reflects who is actually selling today rather than the original phase-one lineup.
- Does Lariat have a MUD tax?
- Yes. Lariat is inside North San Gabriel Municipal Utility District No. 1, and the MUD is the single largest add-on to the tax bill after the school district. Published combined rates for the community have run between roughly 2.56 percent and 2.68 percent depending on the tax year, against roughly 1.8 to 2.0 percent for a typical City of Austin address with no district. Confirm the current rate for the specific lot with the Williamson Central Appraisal District, because the rate changes annually and falls as the district's debt is paid down.
- What schools serve Lariat?
- Liberty Hill ISD. Lariat Trails Elementary opened inside the community itself for the 2026 school year, which is unusual and genuinely valuable for families with young children. Be careful reading listings: most active homes still show the older elementary campus, so the MLS and the district map currently disagree. Middle and high school are Liberty Hill. Confirm the assignment for the exact address with the district.
- What is the HOA fee at Lariat?
- $840 a year, billed quarterly at $210, which works out to about $70 a month. Watch the listing sheets: the active inventory states this four different ways, including one that reads as $840 per quarter. That is a data-entry error rather than a second assessment, but confirm the figure in writing. The dues are separate from the MUD, which appears on the tax bill rather than in the HOA.
- Is Lariat a good deal right now?
- The numbers favor a buyer more than they did in the spring. Closings ran 19 in May and have slowed since, while 83 homes sit on the market, which works out to roughly seven to eight months of supply against a metro figure closer to six. More supply and a slower pace is the condition in which builders pay closing costs, buy the rate down, and include upgrades. The honest caveat is that the headline price is not where the negotiation happens on new construction. The rate buydown and the finish-out allowance are usually worth more than the discount, and they are easier for a builder to give.
- Where is Lariat and how far is the commute to Austin?
- Lariat sits off County Road 214 in Liberty Hill, on roughly 688 acres between the forks of the San Gabriel River, about 30 miles northwest of downtown Austin. Realistically that is 45 to 60 minutes to downtown at peak and 30 to 40 to the northwest tech corridor around the Domain and Apple's Parmer campus by way of Ronald Reagan Boulevard and SH 29. Georgetown is about 15 miles east. This is a community you buy for the land and the schools, not for the drive, so make the drive at your own hours before you commit.
Related
Keep comparing
- 01New homes in Liberty HillEvery new-construction listing in Liberty Hill, with the MUD and school reality for the rest of the city.
- 02Santa Rita RanchLariat's main rival for the same buyer, a few miles east, with a bigger amenity program and a different district.
- 03Best New Construction CommunitiesAn honest, buyer-side ranking by value, schools, amenities, luxury, and commute.
- 04The Austin New Construction ReportOriginal quarterly research measured from the MLS, free to cite. Including why the single-story filter is broken here.
- 05Buydown CalculatorWhat a 2-1 or 3-2-1 buydown really does to your payment, versus a price cut.
- 06Austin Home BuildersBuyer-side profiles of the metro's builders: who they fit, what to watch for, how to negotiate.
- 07Buyer's Agent vs the Builder's RepWho pays, what gets negotiated, and what changes at the design center and inspection.