Anna, Texas New Construction in 2026: Why Liberty Hills Starts at $500,000 in a $350,000 Market
Liberty Hills starts at $500,000 while Anna's median sale price is $349,810. Here's what Anna's two-tier housing market means for buyers and sellers in 2026.
Why does a new master-planned community in Anna, Texas open at $500,000 when the city's median sale price is $349,810? Because Anna is not one housing market. It is two, built on top of each other at the same time, and the gap between them is the single most important thing a buyer or seller in Anna needs to understand right now.
The older Anna — the grid around downtown, the 1990s and 2000s subdivisions off FM 455, the 1,300-square-foot houses on Georgia Avenue and Post Oak Trail — trades in the $165,000 to $350,000 range. The Anna being built along U.S. 75 right now starts at half a million and runs past $1.6 million. Both are inside the same city limit, both are in Anna ISD, both pay the same city tax rate. They just aren't comparable, and treating them as one market is how sellers overprice and how buyers overpay.
What Liberty Hills actually is
Liberty Hills is a 1,035-acre master-planned community along U.S. 75 at the northern end of Anna. According to reporting in The Dallas Morning News, the development will contain 1,800 homes at full buildout. Phase one covers 74 acres on the east side of the property with 269 residential lots, built by Grand Homes, Perry Homes, Shaddock Homes, and William Ryan Homes. Prices start at $500,000, and floor plans range from 1,800 to 4,000 square feet.
The scale of the infrastructure commitment is what makes this more than another subdivision. Veritas Communities, the single-family developer, is investing $50 million into site work, including an east-west thruway over U.S. 75 via Mantua Parkway and Standridge Boulevard. The residential sections wrap around Hurricane Creek Country Club. Groundbreaking was set for fall 2025, with first move-ins expected in 2027. In July, Anna's City Council annexed 513 acres tied to the development over objections from some area residents.
Here is the detail most buyers miss, and the one that matters most at the closing table: the property has been established as both a public improvement district (PID) and a tax increment reinvestment zone (TIRZ) to fund future improvements and services. A PID assessment is a separate annual charge layered on top of your regular property tax bill. It is disclosed, it is legal, and it is easy to overlook when you are looking at a builder's monthly payment estimate. If you are shopping Liberty Hills or any of Anna's newer master-planned sections, ask for the PID assessment schedule in writing before you sign, not after.
The other Anna, and what it costs
While the new-build tier climbs, the existing-home market has softened. Per Redfin's Anna market data, the median sale price for the three months ending June 2026 was $349,810, down 2.6% year over year. Median price per square foot came in at $164, down 3.5%. Homes averaged one offer and roughly 75 days on market.
Supply is the story behind those numbers. Redfin currently shows more than 1,000 active listings in Anna — a large standing inventory for a city the U.S. Census Bureau estimates at 35,245 residents. When builders are delivering finished spec homes into the same market where resale sellers are trying to compete, resale pricing is the thing that gives.
That does not make Anna a bad market. It makes it a market where the launch price on a resale listing is close to the whole game.
Where Anna sits against its neighbors
Anna's position on the U.S. 75 corridor is the reason for the price gap. Collin County's growth has been moving north for a decade, and Anna is currently the edge of it. Here is how median list prices for active homes compare across the corridor, per Redfin:
| City | Median list price (active) | Position on the corridor |
|---|---|---|
| Sherman | $294,500 | North of Anna, Grayson County |
| Princeton | $339,900 | East, off the 75 spine |
| Anna | $379,999 (75409 ZIP) | Current northern edge of Collin County growth |
| Melissa | $484,500 | Immediately south on 75 |
| McKinney | $539,950 | Next major city south |
| Celina | $556,484 | West, Dallas North Tollway corridor |
| Prosper | $949,900 | West, established DNT growth |
Source: Redfin city and ZIP-level list price data, retrieved August 2026. List prices, not sale prices.
Melissa sits directly between Anna and McKinney and prices roughly $100,000 higher. That spread is what the Liberty Hills builders are underwriting against — the assumption that Anna's new-construction tier converges toward Melissa's rather than staying anchored to Anna's resale median. Whether that happens is not a guarantee, and no one should buy on that premise alone.
Growth, downtown, and the tax bill
Anna's growth rate is not a marketing line. Per Census Bureau estimates reported by CBS News Texas, Anna was the fifth fastest-growing U.S. city with 20,000 or more residents from mid-2024 to mid-2025, growing 10.2% to an estimated 35,245 people. Celina, Princeton, and Melissa took the No. 1, 3, and 4 spots. Four of the five fastest-growing cities in the country were within about 20 miles of each other in North Texas.
City officials tie the momentum to approved plans for a downtown dining and entertainment district and to roadway improvements. "Anna is rising with purpose," Mayor Pete Cain said in a statement to CBS. That downtown district matters commercially, because Anna's existing retail base is thin relative to its rooftop count, and the older housing stock closest to the historic grid is the inventory most likely to be repriced by walkable amenities arriving within walking distance of it.
On taxes: the City of Anna's 2025 notice of proposed tax rate set a rate of $0.525073 per $100 of valuation for the city portion alone. That is before Anna ISD, Collin County, and the college district — and before any PID assessment on a newer subdivision. Run the full stack, not the city line item, when you model a monthly payment.
Looking at Anna specifically? The difference between the resale tier and the new-build tier is not a matter of taste, it is a matter of comps, PID exposure, and how long your money is committed. Schedule a private consultation to walk through a specific Anna address or subdivision before you write an offer. You can also start with the Dallas-area property search or the Grey Square buyer guide.
What this means if you are buying in Anna
Three practical things.
Comp inside your tier, not across the city. A 2023-built four-bedroom in Anacapri and a 1998 three-bedroom off Post Oak Trail are not comparable, and neither is comparable to a Liberty Hills phase-one plan. City-wide medians will mislead you in both directions.
Price the PID before you fall for the floor plan. Newer Anna subdivisions carry special-district assessments. The builder's payment sheet may or may not include them. Get the schedule and the term length in writing.
Use the inventory. With standing supply above a thousand homes and an average of one offer per listing, buyers have negotiating room on resale that did not exist here three years ago. That includes option-period repair negotiation and seller-paid closing cost concessions, both of which are more available in a slow market than a fast one.
What this means if you are selling in Anna
You are competing with builders who can discount, buy down a rate, and close on a schedule you cannot match. That means launch price is everything, and the first two weeks on market are the whole test. A 75-day median means a home that has sat 90 days is not "just waiting for the right buyer" — it is priced above the market and the market has already told you.
Frequently Asked Questions
What is the median home price in Anna, Texas in 2026?
Redfin reports a median sale price of $349,810 for the three months ending June 2026, down 2.6% year over year, with a median of $164 per square foot. The median list price for active homes in the 75409 ZIP code is higher, around $379,999, because new construction is a large share of what is currently for sale.
Why is new construction in Anna so much more expensive than existing homes?
Anna's resale stock is largely smaller, older homes in the 1,300 to 2,100 square foot range. The new master-planned communities are building larger plans — Liberty Hills phase one runs 1,800 to 4,000 square feet, starting at $500,000 — on land with substantial infrastructure investment behind it. The price gap is mostly a size, age, and improvement-cost difference, not a location premium within the city.
When will Liberty Hills homes be available in Anna?
Groundbreaking on phase one was set for fall 2025, with the first residents expected to move in by 2027. Phase one includes 269 lots built by Grand Homes, Perry Homes, Shaddock Homes, and William Ryan Homes. At full buildout across 1,035 acres, the community is planned for 1,800 homes plus future apartment and commercial phases.
Do Anna homes have MUD or PID taxes?
Some do. Liberty Hills has been established as both a public improvement district and a tax increment reinvestment zone. Special-district assessments vary by subdivision in Anna and are charged on top of the city, school, and county tax rates. Always request the assessment schedule for the specific address before closing.
Do I need an agent who works Anna specifically, or is any Collin County agent fine?
What actually matters in Anna is whether the agent can comp inside the right tier and knows which subdivisions carry special-district assessments. Those two things drive more dollars than anything else in this market, and an agent working mostly in McKinney or Frisco will not have them at hand. Paul Blair has 22 years and more than $200 million in closed transactions across Dallas and the northern Collin County corridor, including Anna, Melissa, Celina, Prosper, and McKinney. If you want a candid read on a specific Anna street or subdivision, start a conversation.
A note from Paul
The Anna I walked five years ago and the Anna along U.S. 75 today are barely the same city, and the split shows up in every comp set I pull here. The mistake I see most often is a seller in older Anna pricing against a builder's spec sheet, or a buyer in a new section assuming the resale median tells them anything about their exit. Comp the tier, read the PID disclosure, and the rest of Anna is a straightforward market to transact in.
Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas and Los Angeles. With 22 years in the business and more than $200 million in closed transactions, Paul works the full range of the market, from luxury homes in the Park Cities and Preston Hollow to estates in the Hollywood Hills and across the Westside. Connect with Paul and the Grey Square team at greysq.com. TX TREC #9011505 · CA DRE #01792671.
Thinking about selling in Anna? Request a confidential valuation and we will show you where your specific subdivision and square footage sit against both tiers of the current Anna market.