Butler Farms, Liberty Hill TX: Premium Builders at a Great Price

At a glance

Location

Western side of Liberty Hill, next to Liberty Hill High School

Price range

$300,000 to $400,000 (as of Dec 2024)

Builders

Meritage Homes and Saratoga Homes (as of Dec 2024)

Schools

Liberty Hill ISD; next to Liberty Hill High School

Tax rate

2.34% (as of Dec 2024)

HOA

$125 per quarter (as of Dec 2024)

Utilities

Natural gas available

Location and getting around

Butler Farms is on the western side of Liberty Hill, right next to Liberty Hill High School, which opened a couple of years before my tour. Liberty Hill itself is just northwest of Austin.

The big change for commuters is the 183 toll road extension. When I filmed in December 2024, it was almost done and they were installing the toll tag readers.

For groceries, there was no grocery store in Liberty Hill yet as of December 2024, but one is coming. A brand-new H-E-B is about 15 minutes away in Leander. That's the reality out here: it's 15 minutes from everything, but everything is 15 minutes.

Old Main Street is being revitalized too, with Forest Coffee House and a new brewery that has live music on weekends.

Builders and homes

Two builders work in Butler Farms, and there's a small model home park in the neighborhood:

• Meritage Homes is known for full spray-foam insulation and high energy efficiency.
• Saratoga Homes offers a lot of customizability, unique exterior elevation options and many floor plans.

As of December 2024, most homes were in the $300,000 to $400,000 range. In my November 2024 city guide I noted starting prices in the high $200,000s, which is nearly unheard of anywhere around Austin. Prices move, so check what's available now.

The look is rustic, Western Texas: front porches, wood beams and board and batten. You can buy a spec home or build from scratch, choosing your lot, finishes and design packages.

Amenities

Butler Farms is one of the larger developments in Liberty Hill, and it was still in its early phases when I filmed. Here's what was there:

• A stocked fishing pond (catch and release) that's open and walkable. That's one of the very few things almost nowhere else has, at least in this price range.
• Walking paths and parks, with more planned.
• A resort-style amenity center with a huge pool, under construction as of December 2024.

Taxes, HOA and gas

This is where Butler Farms really stands out:

• Tax rate: 2.34% as of December 2024. If you're looking around Liberty Hill, be aware of how high some of the property taxes can be. This one is very reasonable.
• HOA: $125 a quarter, which works out to 30-something dollars a month. Compare that to places like Santa Rita Ranch, where those fees just keep climbing.
• Gas utilities. Unlike Stonewall Ranch, for example, Butler Farms has gas. If you want a gas stove, that's something a lot of neighborhoods out here can't offer.

Butler Farms vs Lariat

Lariat, down the street, is at a higher price point. To get into that range somewhere else, you'd usually have to go with a lower-end builder. That's what makes Butler Farms uniquely positioned: premium builders at a price you don't see much around Austin anymore.

Who Butler Farms fits

Butler Farms fits first-time buyers and anyone who wants a newer home from a well-known builder without a big price tag or a big HOA bill. The trade-offs are the drive to Austin and to groceries, and the fact that the amenity center wasn't finished yet when I toured.

Should you buy now or wait? Getting on it sooner rather than later really isn't a bad thing. I don't think you'll recognize this place in a couple of years.

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 Butler Farms is on your list, call or text me at (512) 983-7331 or email mason@masonsellsaustin.com.

What's in the video

• 0:00Intro and elevator pitch
• 0:48Entry and builders overview
• 1:21Location, 183 toll extension, groceries
• 2:01Liberty Hill Main Street revitalization
• 2:42Housing, finishes and Texas aesthetic
• 3:32Amenity center and fishing pond
• 4:02Trails, parks and green space
• 4:34Building from scratch: Meritage vs Saratoga
• 5:36Gas utilities, 2.34% tax rate, $125/quarter HOA
• 6:32Wrap-up and contact

Common questions