Mortgage Broker in Liberty Hill
Experienced mortgage broker serving Liberty Hill and surrounding Texas communities. Find the right loan program for your situation.
Honest pricing, clear guidance, and a local team that picks up the phone — from first question to final signature.
Loan Types We Specialize In
Liberty Hill files are usually new construction in a newer subdivision, homes on acreage, or conventional, FHA and VA purchases. We also work with jumbo loans on larger properties and non-QM loans for self-employed buyers.
Serving Homebuyers in Liberty Hill
Liberty Hill has changed fast. The Handbook of Texas notes the town never reported more than 500 people through 1990; by 2020 the population was 3,646, with new subdivisions going in around it. Buyers here tend to choose between a new home from a builder and a home with land, where wells, septic systems and surveys come into play.
This page covers what actually changes a Liberty Hill loan file: new-build incentives, MUD and PID taxes, acreage appraisals, wells and septic, agricultural valuations, and the loan types that fit.
As a mortgage broker, CapFi Lending compares loan options from more than 50 wholesale lenders side by side. I’m Dustin Edwards (NMLS 577050). My business partner Clay Wilson (NMLS 1849979) and I run CapFi Lending from our Austin office. We’re Rated 4.9 on Google (79 reviews), and you can call or text us directly at (512) 593-1336.
Liberty Hill facts and sources
Every fact below is tied to a public source listed at the bottom of the page. For a specific property, confirm with the source; school and taxing-district lines are set address by address.
- Settled in the 1840s. Early settlers arrived in the 1840s, and a post office opened in 1853 three miles west of the present townsite; postmaster William Oliver Spencer suggested the name Liberty Hill (Handbook of Texas).
- Moved with the railroad. When the Austin and Northwestern Railroad bypassed Liberty Hill in 1882, the settlement shifted again (Handbook of Texas).
- Location. Liberty Hill is on State Highway 29 in the Hill Country, fifteen miles west of Georgetown and thirty-three miles northwest of Austin, between the north and south forks of the San Gabriel River (Handbook of Texas).
- Oldest landmark. The hand-cut limestone building Stephen Potts Stubblefield built in 1871, now the Stubblefield Visitors Center, is described by the county as the oldest landmark still occupied in Liberty Hill (Williamson County).
- Sculpture park. The Liberty Hill International Sculpture Park sits at Liberty Hill High School, created by visiting artists in 1976 (Williamson County).
- Growth. The population was 1,409 in 2000 and 3,646 in 2020 (Handbook of Texas).
- County and appraisal district. Liberty Hill is in Williamson County, appraised by the Williamson Central Appraisal District (WCAD).
- School district. Liberty Hill ISD serves the area (Liberty Hill ISD). Confirm the specific address with the district and WCAD.
What Buying a Home in Liberty Hill Is Really Like
New subdivision or land? Many Liberty Hill buyers are looking at a new home from a builder; others want a house on a few acres. A new build brings builder incentives, HOA dues and often a MUD or PID. An acreage home brings a well, a septic system, a survey and a harder appraisal. Both are financeable, but the paperwork is different.
Wells and septic. If the home uses a private well, many lenders ask for a water test. If it uses a septic system, an inspection is smart even when it’s not required. In Texas, on-site sewage facilities, including septic systems, are permitted and regulated through TCEQ and its authorized local agents, so ask for the permit and service records.
Acreage and the appraisal. Lenders finance the home and a reasonable amount of land, and the appraiser needs comparable sales. The more land and the more unusual the property, the more those comps matter. How much acreage a loan program will accept varies by lender, so we check before you’re under contract.
Agricultural valuation. Some Liberty Hill land carries an agricultural appraisal. That’s a special valuation tied to how the land is used, not a homestead exemption. A change in use can trigger a rollback tax under Texas law, so ask the seller and WCAD about the status before you buy.
Loan-fit table
| Your situation | Loan types we usually compare | What we check first |
|---|---|---|
| Buying a new build with a builder incentive | Conventional, FHA, VA or jumbo, with a seller-paid buydown or closing-cost credit | Builder lender’s Loan Estimate vs. ours: APR and cash to close |
| Home on acreage | Conventional or jumbo | Survey, acreage limits (vary by lender), appraisal comps |
| Home on a well or septic | Conventional, FHA or VA | Water test, septic inspection and permit records |
| Building with a builder | Construction or a purchase at completion | Build timeline and any MUD or PID |
| Self-employed buyer | Bank statement or P&L | Deposits, ownership and write-offs |
| Retiree with savings | Asset depletion | Account statements |
| Buying a rental | DSCR | Market rent compared with the full payment |
| ITIN borrower or buyer living abroad | ITIN or foreign national | Income documentation and source of funds |
Programs Available to Liberty Hill Buyers
Non-QM loans
Non-QM loans qualify you on something other than a W-2 and tax returns, and they fit a lot of Liberty Hill buyers:
- Bank statement loans figure income from business or personal deposits.
- P&L loans use a profit-and-loss statement for the business.
- Asset depletion counts eligible savings, investment and retirement balances as qualifying income.
- DSCR loans qualify a rental on its rent instead of your personal income. See also our Texas DSCR page.
- ITIN mortgages and foreign national mortgages cover buyers without an SSN or living outside the U.S.
Down payment, credit and reserve requirements on these programs vary by lender. That’s the reason to shop more than 50 wholesale lenders instead of one.
Standard programs
Conventional, FHA, VA and jumbo loans cover most purchases here. Builder incentives can often be layered onto any of them. First-time buyers can ask about first-time buyer options, and down payment assistance can sometimes help as a supporting piece, through approved participating lenders.
Property taxes in Liberty Hill
I won’t quote a total tax rate for a Liberty Hill home here; the bill depends on the parcel. Pull the current rates for the specific address from WCAD, and we’ll build them into your payment.
Who appraises the home. WCAD appraises Liberty Hill homes. The parcel page lists every taxing unit on the bill: the county, the city, the school district and any MUD, PID or emergency services district.
MUD and PID lines. Many newer subdivisions add a municipal utility district or public improvement district to the bill. Texas Water Code §49.452 requires a seller to give buyers a notice when a property is in a district like a MUD, so ask for it along with the tax certificate.
Agricultural appraisal. Qualified agricultural land is appraised on its productive value rather than market value, and a change in use can trigger a rollback tax (Texas Comptroller). It doesn’t usually carry over automatically to a new owner’s homesite, so ask WCAD how it applies.
Homestead exemption. Once the home is your principal residence, apply for the residence homestead exemption. Under Texas Tax Code §11.13(b), school districts must exempt $140,000 of a homestead’s appraised value (Texas Comptroller).
The over-65 and disabled exemption. Under §11.13(c), homeowners who are 65 or older, or disabled, get an additional $60,000 school-district exemption. Other taxing units can adopt their own local-option exemptions.
The 10% homestead cap. Under Texas Tax Code §23.23, a homestead’s appraised value for tax purposes can’t rise more than 10% a year, plus new improvements. The cap starts the year after you qualify.
Protest deadline. Under Texas Tax Code §41.44, you must protest by May 15 or 30 days after the appraisal district delivers your notice, whichever is later.
What this means for your loan. Lenders qualify you on the full monthly payment, taxes included. A new owner doesn’t inherit the seller’s capped value or exemptions, so the tax bill can jump after a sale. We estimate it on the actual parcel before you offer.
How We Help Liberty Hill Buyers and Homeowners
A Liberty Hill purchase, start to finish
- First conversation. Call or text (512) 593-1336. We talk about price, timing, down payment and how your income is documented.
- Documents. Pay stubs and W-2s, tax returns, bank or business statements, or asset statements, depending on the loan type.
- Pre-approval. We compare more than 50 wholesale lenders and issue a pre-approval for the loan you’ll actually use.
- Address-level check. For the home you like, we pull the WCAD record (taxing units, MUD or PID, ag valuation), and line up the survey, water test and septic inspection if the property needs them.
- Under contract. We lock when you’re ready, order the appraisal and work with the title company.
- Underwriting. We tell you what the underwriter needs and why, in plain English.
- Closing. You sign and get keys. Then file your homestead exemption.
Refinancing
If you already own in Liberty Hill, we can look at a rate-and-term refinance, a cash-out refinance, or a HELOC if you’d like to keep your first mortgage. We’ll compare the options from more than 50 wholesale lenders and tell you plainly whether a refinance makes sense right now or whether it’s better to wait.
Neighborhoods We Serve in Liberty Hill
Liberty Hill is a blend of the original town along State Highway 29, newer master-planned subdivisions, and homes on acreage out in the Hill Country. We don’t list subdivision names here; what matters for your loan is the type of property:
- The original town. Older homes near the historic center, where inspections, roofs and systems carry more weight.
- Newer subdivisions. Builder incentives, HOA dues, and MUD or PID lines on the tax bill.
- Acreage homes. Wells, septic, surveys, ag valuations and appraisal comps.
We work across all of Liberty Hill and the surrounding Williamson County area.
Questions before an offer
- Is it on a well or septic? Plan for a water test and septic inspection.
- How much land comes with it? Acreage limits vary by lender.
- Is there an ag valuation? Ask about rollback taxes.
- Is there a MUD or PID? Get the §49.452 notice and tax certificate.
- Does the survey match the listing? Check easements and boundaries.
- Which school district? Confirm by address.
- Is it near the San Gabriel River? Check the FEMA flood zone early.
Talk to Someone Who Knows Liberty Hill
- More than 50 wholesale lenders, compared for your file.
- Non-QM is a real part of what we do: bank statement, P&L, asset depletion, DSCR, ITIN and foreign national loans.
- Locally owned, with our office in Austin. We serve Liberty Hill buyers by phone, video and online document upload, or in person at our Austin office by appointment.
- Rated 4.9 on Google (79 reviews).
- Call or text (512) 593-1336.
Looking at nearby towns too? See Leander, Georgetown, Cedar Park, our Williamson County page, or every Texas area we serve.
Frequently Asked Questions
Can I finance a Liberty Hill home on acreage?
Often, yes. Lenders finance the home along with a reasonable amount of land, as long as the appraiser can find comparable sales. How much acreage a program accepts varies by lender, so we check the property and the program before you go under contract, not after the appraisal comes back.
Does a well or septic system affect my loan?
It can. Many lenders ask for a water test on a private well, and a septic inspection is smart even when it isn’t required. In Texas, septic systems are permitted through TCEQ and local authorized agents, so ask the seller for permit and service records early in your purchase.
What happens to an agricultural valuation when I buy?
An agricultural appraisal values land on its productive use instead of market value. It’s tied to how the land is used, and a change in use can trigger a rollback tax. Ask the seller and the Williamson Central Appraisal District about the status before you buy so your payment estimate is accurate.
Do I have to use the builder’s lender in Liberty Hill?
No. Builders can tie incentives to their preferred lender, and sometimes the offer is a good one. Get that lender’s Loan Estimate and an outside quote, then compare the APR and total cash to close side by side before you decide which loan to use.
What is a MUD or PID in Liberty Hill?
A municipal utility district or public improvement district pays for water, sewer, roads or amenities in a newer development, and it adds a line to your tax bill. Two homes at the same price can have different payments because of it. Ask for the seller’s notice and the tax certificate.
Which school district serves Liberty Hill?
Liberty Hill ISD serves the Liberty Hill area. School district lines are set address by address, though, so confirm the specific property with the district and the Williamson Central Appraisal District record before you rely on a particular school when choosing a home or writing an offer.
Can self-employed buyers get a mortgage in Liberty Hill?
Yes. If your tax returns show the income, a conventional loan may work. If write-offs lower your taxable income, a bank statement or P&L loan can qualify you on deposits or business profit instead. Requirements vary by lender, so we compare several before you shop for homes.
Do you have an office in Liberty Hill?
No. Our office is in Austin, by appointment. We serve Liberty Hill buyers by phone, video, text and online document upload, so you never have to drive in. If you’d rather meet face to face, call or text (512) 593-1336 to set a time.
Dustin Edwards. Clay Wilson, NMLS 1849979. (512) 593-1336. Rated 4.9 on Google (79 reviews).
Sources
Sources checked October 24, 2026.
- Handbook of Texas Online, “Liberty Hill, TX (Williamson County)” (1840s settlers, 1853 post office, Spencer, 1882 railroad, SH 29 location, San Gabriel forks, population through 2000): https://www.tshaonline.org/handbook/entries/liberty-hill-tx-williamson-county
- Williamson County, Liberty Hill history (Stubblefield building 1871; sculpture park, 1976): https://www.wilcotx.gov/885/Liberty-Hill and https://www.wilcotx.gov/DocumentCenter/View/14380/Liberty-Hill
- Liberty Hill ISD: https://www.lhisd.org/
- TCEQ, On-Site Sewage Facilities (including septic systems): https://www.tceq.texas.gov/permitting/ossf
- Texas Comptroller, Agricultural and Timber Valuation (productivity value, rollback): https://comptroller.texas.gov/taxes/property-tax/ag-timber/
- Texas Water Code Chapter 49, §49.452: https://statutes.capitol.texas.gov/Docs/WA/htm/WA.49.htm
- Williamson Central Appraisal District: https://www.wcad.org/
- Texas Comptroller, Property Tax Exemptions ($140,000; $60,000 65+/disabled; local options): https://comptroller.texas.gov/taxes/property-tax/exemptions/
- Texas Tax Code §11.13: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.11.htm
- Texas Tax Code §23.23: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.23.htm
- Texas Tax Code §41.44: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.41.htm
- FEMA Flood Map Service Center (flood zone lookup): https://msc.fema.gov/portal/home