The cost of a new Liberty Hills home won't show up on its price sheet. Each lot in the community's first improvement area carries a Public Improvement District assessment. Under the plan the Anna City Council adopted on June 23, 2026, that assessment averages $4,900 to $8,482 a year before any credit, depending on lot type. That bill arrives as Anna's busiest commercial corner fills in. It also arrives in a resale market where, as of September 2026, buyers were closing well below asking price.
So when you compare a new home near Rosamond Parkway and US 75 with a resale a mile away, the useful number is what each one costs to hold every year. The sticker price won't tell you that.
What Is Going Up at Rosamond and 75
The retail is real, and private money is building it. Big V Property Group's September 9, 2026 update describes two connected projects with The Seitz Group and Principal Asset Management, together part of a 750,000-square-foot complex:
- Rosamond Crossing, 175,300 square feet anchored by Kroger, which is under construction. Bank of America and McDonald's are also under construction there.
- Rosamond Town Center, a 355,826-square-foot open-air center at the southeast corner that broke ground in June. Its anchors are Academy Sports + Outdoors, Aldi, Burlington, EOS Fitness, Hobby Lobby, HomeGoods, PetSmart and T.J. Maxx.
The update doesn't give a Kroger opening date. When the joint venture announced the project in September 2025, it gave a tentative Phase 1 opening of April 2027.
Across the highway, Veritas Communities broke ground on Liberty Hills on October 8. The 866-acre community runs west of US 75 between Rosamond Parkway and Mantua Parkway and plans more than 1,800 homes. A commercial area at its entrance, on the northwest corner of US 75 and Rosamond, will be anchored by Sprouts Farmers Market, with construction expected to start in December 2026.
Kroger, Aldi and Sprouts will sit within a few hundred yards of one another. Nobody buying a home pays for them through a special assessment. The neighborhood streets behind the Sprouts are a different story.
How Liberty Hills Pays for Its Own Roads
Veritas says it is putting $50 million into infrastructure and amenities. That includes about 2.5 miles of roadway work, among it Mantua Parkway west of US 75, targeted for mid-2027, and a first segment of Standridge Boulevard, targeted for the end of 2027. Part of that spending goes into a PID, a special assessment levied on each lot and collected for years alongside property taxes. The PID No. 2 plan scopes Improvement Area #1 to streets, water, sewer, drainage, right-of-way and related costs, and it flags some improvements as privately funded and not reimbursable through assessments or PID bonds.
Liberty Hills has two such districts. FMSbonds reported $24.844 million in special-assessment bonds for Liberty Hills PID No. 1 Improvement Area #1. The most detailed public numbers belong to PID No. 2. The council created it on December 9, 2025, and levied assessments on its first 244 lots through Ordinance 1188-2026-06.
Exhibits E and H of the service and assessment plan list the numbers by lot type:
| Lot type | Lots | Estimated buildout value | Total assessment per lot | Average annual installment | Maximum TIRZ No. 7 credit | Installment after maximum credit |
|---|---|---|---|---|---|---|
| Type 1 | 39 | $390,000 | $60,365.08 | $4,900.47 | $1,023.89 | $3,876.58 |
| Type 2 | 125 | $460,000 | $71,199.83 | $5,780.04 | $1,207.67 | $4,572.37 |
| Type 3 | 77 | $595,000 | $92,095.44 | $7,476.36 | $1,562.09 | $5,914.27 |
| Type 4 | 3 | $675,000 | $104,478.02 | $8,481.58 | $1,772.12 | $6,709.46 |
The last column is calculated by subtracting the maximum credit from the average installment. The buildout values were provided by the developer. The assessments rest on a draft appraisal dated April 17, 2026, and the plan marks them as subject to change once the final appraisal is in.
Even at the full credit, a Type 2 lot's installment comes to roughly $381 a month, on top of the mortgage, the regular property tax bill and HOA dues. Spread across the estimated value, the plan puts the gross installment at a tax-rate equivalent of $1.2565 per $100. The credit is sized to bring that down to $0.9940 per $100. For scale, the city's proposed FY2026–27 property tax rate on its September 8 agenda was $0.548282 per $100. So after the credit, the PID line alone works out to close to twice the proposed city rate.
Why the Credit Trails the Bill by a Year
The plan ties each property's credit to the TIRZ No. 7 revenue that same parcel generated in the previous tax year. Revenue collected in tax year 2026 offsets the installment collected in tax year 2027, and the credit can never exceed the Exhibit H maximum. The amount is updated each year in the annual service plan update as TIRZ revenue comes in.
Since the credit depends on what the parcel produced the year before, the "after maximum credit" column is a ceiling on the savings. It is not a guaranteed bill. A budget that holds up uses the gross installment first and treats the credit as something that may grow into its cap over time.
The schedule matters here too. Veritas expects sales in The Preserve at Liberty Hills, with 991 homes by William Ryan Homes, David Weekley Homes and Sandlin Homes, to begin in early 2027. Sales in The Greens at Liberty Hills, with 451 homes by Grand Homes, Perry Homes and Shaddock Homes, are expected to follow in late 2027. Trails and pocket parks are expected starting summer 2027, and The Preserve's amenity center in early 2028. Installments on a finished lot don't wait for those amenities to open.
The Resale Side Carries Assessments Too
You can't assume an older home near the interchange is assessment-free. Hurricane Creek is also a City of Anna PID. Its amended service and assessment plan, dated March 24, 2026, lists Improvement Area #1 as 143 Type 1 lots and 77 Type 2 lots. On the 2027 roll, their annual installments are $2,751.28 and $3,145.60 before a TIRZ No. 2 credit. That credit is capped at $1,150.64 and $1,315.55 per lot. The administrator's current roll, due January 31, 2027, shows individual properties ranging from $2,828.10 to $4,338.62 a year.
That's lower than the lowest Liberty Hills Type 1 installment, though not by a margin you'd round to zero. Liberty Hills buyers get new construction, amenities that are still coming, and grocery shopping at the community's entrance. In exchange, the annual bill carries more of the cost of the streets and utilities under them.
A Resale Market That Gives Buyers Room
The bigger difference may be on the price side. Texas A&M's Texas Real Estate Research Center publishes the NTREIS MLS summary for September 2026, and here is how Anna's single-family sales changed from a year earlier:
| Anna single-family, MLS | September 2025 | September 2026 |
|---|---|---|
| Closed sales | 47 | 44 |
| Median price | $354,490 | $318,745 |
| Median price per square foot | $170.99 | $148.67 |
| Sold-to-list price | 89.8% | 92.5% |
| Active listings | 257 | 249 |
| Days on market | 87 | 67 |
| Months of inventory | 5.4 | 5.9 |
In September 2026, Anna's median sale price was about 10% lower than a year earlier. Homes closed at 92.5% of list price on average, and inventory stood at 5.9 months. These figures combine new and existing homes sold through the MLS and leave out builder sales reported outside it. Even so, the picture is consistent. Buyers in Anna today have negotiating room, and roughly 1,800 new homes at Liberty Hills, priced from the $400,000s to $1 million, are still to come.
Here's what that means for a Rosamond-area comparison. The Kroger and the Sprouts will be just as close to a resale home east of the highway as to a new home at the Liberty Hills entrance. With the September 2026 median under $320,000 and closings running below asking, the resale buyer can negotiate on price. The Liberty Hills buyer, meanwhile, takes on an installment of roughly $3,900 to $8,500 a year, depending on lot type and how much of the credit has kicked in.
Pulling the Numbers for a Specific Address
- Find out whether the parcel is in a PID, and which improvement area. In Anna, Liberty Hills has two districts and Hurricane Creek has its own.
- Get the most recent annual service plan update, not the original plan. Installments and credits are recalculated every year.
- Read the lot type and the gross installment first, then the maximum TIRZ credit, and budget as though the credit starts small.
- Note how many years of assessment remain, because the total assessment per lot is repaid over time.
- Add the PID installment to the city, county and school tax lines and the HOA dues, then compare that yearly total with a resale's yearly total at a price you could realistically negotiate.
A Few Questions Buyers Raise
Is the Sprouts at Liberty Hills open? No. Construction is expected to begin in December 2026.
When does Kroger open at Rosamond Crossing? The developer's September 2026 update lists the store as under construction and gives no opening date. The earlier target was April 2027.
Does the TIRZ credit apply to the whole installment? Under the Liberty Hills PID No. 2 plan, it offsets the principal and interest portion of the installment, up to each lot type's maximum.
This post is general information drawn from public plans and market data. It isn't legal, tax or financial advice, so please confirm the assessments on any specific property with the PID administrator, a tax professional or your lender.
If you're weighing a new Liberty Hills home against a resale near Rosamond Parkway, Brian Abadie can pull the current assessment roll and tax lines for each address and set the yearly costs side by side before you decide what to offer. Work With Brian.
