Georgetown, Texas · Meritage Homes
Morningstar
Liberty Hill ISD from the $300s — one of the best value plays in Georgetown.
Price
$346K – $480K
Size
1,509–3,200
sqft
Beds / Baths
3–5 bed
2–4 bath
Schools
Liberty Hill ISD
The short answer
Morningstar is a new-construction community by Meritage Homes in Georgetown, Texas, with homes from $346K – $480K across 1,509 to 3,200 square feet and 3–5 bed. It is zoned to Liberty Hill ISD. Georgetown is 35-50 minutes from downtown Austin. Liberty Hill ISD from the $300s — one of the best value plays in Georgetown.
About Morningstar
Morningstar is one of the most compelling entry points in the Georgetown market. Meritage starts in the $310s and goes to around $480K across their Teton and Olympic floor plans, which gives the community real breadth. The Teton is the volume seller — three bedrooms, efficiently laid out, and priced where a first-time buyer can actually qualify. The Olympic moves up to five bedrooms for growing families. Meritage's energy-efficiency package is standard, not an upgrade, which helps lower monthly operating costs. Liberty Hill ISD zoning at a $300K entry price is the headline.
Community Tour Video
What I like
- + Liberty Hill ISD from the $310s — very hard to beat in the region
- + Teton and Olympic floor plans cover starter-to-family size range
- + Meritage energy-efficiency package standard — spray foam, tankless water heater
- + Entry-level price point with room to move up within same community
- + Georgetown location offers lower land costs than comparable Leander communities
What to push back on
- · 30–35 miles to central Austin — Georgetown is a commute city
- · Liberty Hill ISD is growing fast; new schools are being built but capacity is tight
- · Meritage base finishes are functional but not luxurious — budget for upgrades
- · Confirm MUD tax and total tax rate before running your payment numbers
Community Details
- Builder
- Meritage Homes
- Location
- Georgetown, TX
- Garage
- 2-car
- Home Types
- Single family
- Amenities
- Community poolPlaygroundAmenity center
Book a Tour of Morningstar (or a Quick Call First)
Builder representation only works if your agent is registered on your first visit. If you walk into the Meritage Homes sales office alone, you may lose the ability to bring in a buyer's agent at this community. Book a 15-minute call with me first — I'll register you, walk you through current incentives, and we can schedule the tour together.
Schedule a Call About Morningstar
Pick a time that works for you. I'll share current Meritage Homes incentives, my notes on the best lots, and we'll plan your visit so your representation is protected.
Prefer to message first?
Tell me what you're looking for at Morningstar and I'll send current inventory, incentives, and my notes on the best lots.
Buying in Georgetown
- County
- Williamson County
- Commute
- Downtown Austin is roughly 30 miles south, about 35 to 45 minutes off-peak and 45 to 75 minutes in weekday rush hour on I-35. Most Georgetown buyers do not commute downtown. They work the north tech corridor, which makes the real commute 20 to 35 minutes. Toll 130 is the common bypass when I-35 is bad, and the multi-year I-35 Capital Express construction through central Austin is expected to affect the corridor for several more years.
- MUD and PID taxes
- Most new-construction communities in and around Georgetown sit inside a Municipal Utility District or Public Improvement District. These add roughly 0.5 to 1.0 percent to the property tax rate and can push the effective rate above 2.5 percent in newer sections. MUD rates fall over time as the district pays down its infrastructure debt, but the first years are the highest. The rate varies by community and by phase within the same community.
On your side of the table
What I watch for at a Georgetown community
- Get the combined MUD and PID rate for the exact section in writing. Georgetown rates vary widely between Wolf Ranch, Parkside on the River, and Parmer Ranch, and between phases inside the same community.
- Budget from the finished improved value plus the special district, not the low first-year bill on an unimproved Williamson County lot. That first bill is the single most common budgeting mistake here.
- Confirm the ISD for the specific address, not the city. Georgetown-area and ETJ lots can land in Liberty Hill, Leander, Jarrell, or Round Rock ISD rather than Georgetown ISD.
- Register your agent before the first model visit. On-site agents at Sun City and Wolf Ranch work for the builder, and buydowns and lot premiums are negotiable.
- In the fast-selling north Georgetown phases, weigh lot premiums and design-center minimums, which can add tens of thousands over the advertised base price.
- Ask where your phase sits in the buildout. Far-north Georgetown sections can border active construction for years after you move in.
Negotiating with Meritage Homes here
Rate buydowns through the in-house lender, closing-cost credits, and periodic price cuts on standing quick move-in homes.
- Ask which specs have been standing longest. Meritage moves on aged inventory before it moves on a to-be-built.
- Builder incentive deadlines here are frequently quarter-driven. A deal that will not happen in March can happen on March 30.
- Get the HERS rating in writing for the specific home, not the community average.
- Ask whether the advertised buydown is permanent or a temporary 2-1, and price both.
Morningstar, answered
How much do homes cost at Morningstar? ▾
Homes at Morningstar run $346K – $480K from Meritage Homes, across 1,509 to 3,200 square feet with 3–5 bed. Builder pricing moves with incentives and inventory, so treat this as the band rather than a current quote, and ask for what is actually on the table for a specific home.
What school district is Morningstar in? ▾
Morningstar is zoned to Liberty Hill ISD. Confirm the attendance zone for the exact address rather than the community, because zones are redrawn as fast-growing districts open new campuses, and in this metro a single community can straddle more than one district.
Is Morningstar a good place to buy? ▾
Liberty Hill ISD from the $310s — very hard to beat in the region Teton and Olympic floor plans cover starter-to-family size range On the other side: 30–35 miles to central Austin — Georgetown is a commute city Liberty Hill ISD is growing fast; new schools are being built but capacity is tight Whether that trade works depends on your commute, your school constraint and how long you expect to stay.
Keep exploring
Community data last updated 2026-04-14. Prices, floor plans, and incentives change frequently — confirm current numbers before making decisions. Photos are property of Meritage Homes.