Santa Rita Ranch TX: Schools, Taxes, HOA & Homes Guide

Video: THIS is the BEST Community in Austin?? Santa Rita Ranch Ultimate Tour | Area, Schools, Amenities · Published Feb 2026 · Watch on YouTube

At a glance

Location: Liberty Hill / Georgetown area of Williamson County, outside city limits; addresses read Liberty Hill, Georgetown or Andice
Size: About 2,600 acres (as of Dec 2024)
Price range: Very low $300s to the $900s, with $1M+ homes on bigger lots (as of Feb 2026)
Builders: Toll Brothers, Perry Homes, Scott Felder, Westin Homes; GFO Home in Saddleback (as of Feb 2024)
Schools: Split between Georgetown ISD and Liberty Hill ISD; four public schools on site (as of Feb 2026)
Tax rate: About 2.1% on the Georgetown ISD side, about 2.37% on the Liberty Hill ISD side (as of Feb 2026)
HOA: Base HOA $95/month; higher in twin homes and gated sections (as of Sep 2026)

Location and growth

Santa Rita Ranch is what I call the farthest northwest suburb of Austin. Depending on the section, your address reads Liberty Hill, Georgetown or sometimes Andice. The whole community sits outside city limits, so Williamson County is the only local government. Saddleback, the section at the north end, has its entrance off Ronald Reagan Blvd near 183A.

When Santa Rita first opened, homes were in the $100,000 range, and for years the biggest complaint was how far out it felt. That has changed. By early 2024 a new HEB, restaurants and a spa had opened about 5 minutes down the road. As of February 2026, Costco and the world's biggest Target are under 10 minutes away, the 183 toll extension now reaches Hwy 29, and Divine Savior Academy, a private school, has opened on Santa Rita property.

Amenities and events

Every time, the thing that gets my clients over the edge here is the amenities. For HOA amenities, this is as close as I've ever seen to the Florida benchmark.

Ranch Camp (now open): a huge pool, one of the coolest playgrounds I've seen, indoor and outdoor hosting spaces and a pavilion.
Tierra Rosa: a gym, a lap pool and water slides.
Homestead: a new amenity center is coming to this section at the north end.
Events: an on-site events coordinator runs about 100 events a year, with things like live music and food trucks. When I toured Saddleback in 2024, there was even a neighborhood cricket team.

Access is reciprocal across the amenity centers, with one exception: residents outside Santa Rita Regency, the 55+ section built by Toll Brothers, can't use Regency's amenities. Considering what I pay for my own gym membership, this blows it out of the park.

Homes, builders and prices

As of February 2026, I've sold homes here from the very low $300s well into the $900s. Bigger lots from Toll Brothers, Perry Homes and Scott Felder go above $1 million. What people miss is that you get the same amenities in the $300,000 to $500,000 range as you do at the top. Westin Homes also builds here.

40-foot lots are the lower price point, but they're not small homes.
Gated sections have 90-foot-plus lots, some with views. There are twin homes too.
El Dorado is a new section where Perry and Toll are building.
The original phase had 1-acre-plus homes, which are now resales.
Saddleback, at the north end where the Hill Country landscape starts, had GFO Home and a second builder when I toured it in February 2024. Prices ran from the high $300s to about $800,000, with homes from about 1,800 square feet up to 4,300 with GFO.

Schools: Georgetown ISD vs Liberty Hill ISD

This is the most important thing to understand about Santa Rita Ranch. The community sits on the line between Georgetown ISD and Liberty Hill ISD, so you can be in a completely different district than your neighbor a few houses over.

As of February 2026:

There are four public schools on site. San Gabriel Elementary is Georgetown ISD. The other three are Liberty Hill ISD, including two elementaries. My 2024 Saddleback tour also covered the on-site Liberty Hill ISD middle school.
Georgetown ISD side: students go into Georgetown for middle and high school.
Liberty Hill ISD side: zoned to Liberty Hill High School, which is expected to change.
Another on-site elementary is expected in 2027.

Saddleback, for example, is Liberty Hill ISD with a Liberty Hill mailing address. The district also changes your tax rate (below). If you're particular about one school, we double check that exact address. Online zoning data can conflict, so I don't rely on it alone.

Tax rates and HOA

As of February 2026, the total tax rate is about 2.1% on the Georgetown ISD side and about 2.37% on the Liberty Hill ISD side. When I toured Saddleback in February 2024, I quoted 2.6% there and said I expected it to trickle down as the roads, utilities, fire station and schools got paid for. Either way, it's on the higher side of the spectrum, so build it into your budget.

The base HOA is $95 a month (as of September 2026), which I think is a fair deal for what you get. Twin homes and gated sections pay a bit more. Dues vary by section, so I'll confirm the exact figure for any home you're considering.

Who it fits, and the honest cons

There's something here for almost everybody: homes from the very low $300s past $1 million, a 55+ section in Regency, and resale acre lots in the original phase. The one exception is a strict investment property. We're on the higher side of the tax rate spectrum and there's a lot of competition for rentals, so if that's your goal I'd encourage you to look elsewhere.

Con: the commute. It's still fairly far from Austin. Getting to Round Rock can easily take 45 minutes in the morning, and downtown or the airport can take over an hour at rush hour.

Con: county-only inspections. Because we're outside city limits, Williamson County does nowhere near the inspections a city does. I've seen a leaking tub and leaking windows on homes here. I would never let anybody buy in this neighborhood without getting an inspection, even on new construction.

Buying in Santa Rita Ranch with me

When I work for you, you get me. I show the homes, I negotiate and I'm the one who answers your call. You're never handed off to a teammate you didn't choose.

If Santa Rita Ranch is on your list, call or text me at (512) 983-7331 or email mason@masonsellsaustin.com, and we'll start by checking the school district for the homes you like.

My honest take

If you're looking around the north Austin suburbs, Santa Rita Ranch not only needs to be on your radar, it needs to be a top consideration. The amenities and events make it feel like a true resort-style community, and you get them at every price point. Just go in with clear eyes: know which school district your address is in, budget for the tax rate, be honest with yourself about the commute, and get an inspection on any home, new or not.— Mason Bleasdell

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Common questions

Is Santa Rita Ranch a good place to live?

I've sold more homes in Santa Rita Ranch than in any other single community, at every price point. If you're looking around the north Austin suburbs, it definitely needs to be a top consideration.

Is Santa Rita Ranch in Georgetown or Liberty Hill?

Both, depending on the section. It's in the Liberty Hill / Georgetown area of Williamson County, outside all city limits, and addresses read Liberty Hill, Georgetown or sometimes Andice.

What school district is Santa Rita Ranch in?

It sits on the line between Georgetown ISD and Liberty Hill ISD, so you could be in a different district than your neighbor a few houses over. As of February 2026 there are four public schools on site: San Gabriel Elementary (Georgetown ISD) and three Liberty Hill ISD schools.

What is the tax rate in Santa Rita Ranch?

As of February 2026, about 2.1% total on the Georgetown ISD side and about 2.37% on the Liberty Hill ISD side.

What is the HOA fee in Santa Rita Ranch?

The base HOA is $95 a month as of September 2026, which I think is a fair deal for what you get. Twin homes and gated sections have a slightly higher fee.

How much are homes in Santa Rita Ranch?

As of February 2026, I've sold homes from the very low $300s well into the $900s, and bigger lots from Toll Brothers, Perry and Scott Felder go above $1 million.

What amenities does Santa Rita Ranch have?

Ranch Camp has a huge pool and one of the coolest playgrounds I've seen, and Tierra Rosa has a gym, lap pool and water slides. An events coordinator runs about 100 events a year, and access is reciprocal across the amenity centers except Regency.

How long is the commute from Santa Rita Ranch to Austin?

It's still fairly far. Round Rock can easily take 45 minutes in the morning, and downtown Austin or the airport can take over an hour at rush hour.

Do I need an inspection on a new build in Santa Rita Ranch?

Yes. It's outside city limits, and Williamson County does nowhere near the inspections a city does. I've seen a leaking tub and leaking windows here, and I would never let anybody buy without an inspection.

Is Santa Rita Ranch a good investment property?

For a strict investment, I'd encourage you to look elsewhere. The tax rate is on the higher side and there's a lot of competition for rentals.

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