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Lake Forest

NeighborhoodThe kind of area this report covers. Neighborhood areas nest inside each other, from broad districts down to small pockets.Texas
$663K
Median sale priceThe middle sale price each month, counting normal open-market sales. The average runs above the median when a few expensive sales pull it up. Bars show how many homes sold.
4
Sales (12 mo)How many homes sold here in the last 12 months. More sales make the other numbers more reliable.
$688K
Median valueThe middle estimated value of all homes here, not just the ones that recently sold.

Deed records through Jul 2026 · Quarterly intervals (lower sales volume)Counties take time to publish deeds, so the newest months can be incomplete and may shift as more records arrive.

Market Trends

Sale pricesThe middle sale price each month, counting normal open-market sales. The average runs above the median when a few expensive sales pull it up. Bars show how many homes sold.MedianSales
2020202120242026
Price per square footThe middle price per square foot, for sales where the size is known. It adjusts for homes being different sizes.$/ft²
2020202120242026
Sale premium vs estimated valueHow sale prices compare with our estimated values at the time of sale. Above the dashed line, homes sold for more than the models expected — a sign of competitive bidding. Below it, buyers paid under model value.Premium
2020202120242026
Annual turnover (share of homes sold)The share of all homes here that sold in the trailing 12 months. Higher turnover means a more liquid market where homes trade hands more often.Turnover
2020202120242026
Buyer mixWho is buying. Cash means no mortgage was recorded, investor means the buyer looked like an investor, and flip means the home resold within a year.CashInvestorFlip resale
2020202120242026
Financing (share of purchase price)For buyers who borrowed: the middle share of the price they financed, and the middle share they paid up front.Loan (LTV)Down payment
2020202120242026
Sellers who sold at a gainThe share of sellers each month who sold for more than they originally paid.Sold at gain
2020202120242026
Typical hold before sellingThe middle number of years sellers owned their home before selling.Median hold
2020202120242026
Median annualized return at resaleThe middle yearly gain sellers earned, spread across the years they owned the home. Only counts homes held at least a year.Annualized gain
2020202120242026
Preforeclosure filingsForeclosure notices filed each month. A rise can be an early sign that more owners are struggling. Auction stage counts the filings that reached a scheduled foreclosure auction.FilingsAuction stage
201620172018202020252026

Housing Stock

HomesHow many homes we have records for in this area.619
Median value (AVM)The middle estimated value of all homes here, not just the ones that recently sold.$688K
Median sizeThe middle home size here, measured in square feet.3,680 ft²
Median bedroomsThe middle bedroom count for homes here.3
Median year builtThe middle build year for homes here. A recent year means most housing is newer.2004
Single familyThe share of homes here that are single-family houses.100%

Equity & Ownership

Equity rich (LTV ≤ 50%)The share of owners who owe half or less of what their home is worth, meaning they hold a lot of equity.58%
Underwater (LTV ≥ 125%)The share of owners who owe at least 25% more than their home is worth.1.0%
Owner occupiedThe share of homes lived in by their owner rather than rented out or left empty.94%
Company ownedThe share of homes owned by a company or trust instead of a person.9.1%
Median loan-to-valueThe middle share of home value still owed on loans across all owners here.46%
Typical ownership tenureHow long the typical owner here has held their home.11.5 yrs

CommunityThese are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.4
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.86
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.17

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.99%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.41%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.2.2%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.2,534
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.5,408 / mi²
Median household incomeThe middle household income here — half of households earn more, half earn less.$170K
Average household incomeThe average household income. It runs higher than the median when a few high earners pull it up.$214K
Average tempThe average temperature here across a full year.67°F
Annual precipHow much rain and melted snow falls here in a typical year.35 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.60%

Market metrics are derived from recorded arms-length deeds and refreshed nightly. Temperature blends price momentum, sales velocity, turnover and resale outcomes, ranked against all neighborhoods nationally.

How Lake Forest compares

By median home value, Lake Forest is the 8th most expensive of 67 neighborhoods in Williamson County, and its typical home is worth more than 88% of all homes in Williamson County.

Home values in Lake Forest

Share of homes at each estimated value.

Median
$498K$1M
neighborhoods in Williamson County ranked by median home value
#Williamson CountyMedian valueHomes
1Estates of Westlake$1.1M189
2Ranch at Brushy Creek$855K1,720
3Tonkawa Springs$802K143
4Oak Bluff Estates$742K375
5Behrens Ranch$736K957
6Walsh Trails$726K411
7Northwoods at Avery Ranch$715K522
8Lake Forest$688K619
9Forest Grove$682K224
10Sendero Springs$681K624
11Red Oaks$672K445
12Davis Springs$666K571
13North Lake$640K611
14Highland Horizon$621K444
15The Highlands at Crystal Falls$616K528
16The Place$583K178
17Avery Ranch$577K4,137
18Berry Creek$572K1,479
19The Oaklands$551K375
20Forest Creek$541K1,859
21Woods of Brushy Creek$535K918
22Mayfield Ranch$526K2,078
23Silverado Ranch$524K534
24Forest Ridge$522K404

67 neighborhoods in Williamson County are ranked; the most valuable are listed here.

About the Lake Forest market

What is the median home price in Lake Forest, TX?

The median sale price in Lake Forest, TX is $663,355 (data through July 2026), based on deeds recorded with the county.

How many homes sell in Lake Forest, TX each year?

4 homes sold in Lake Forest, TX over the last 12 months (data through July 2026). TopHap counts recorded arm's-length deeds, not listings, so the figure is not affected by which brokerage handled the sale.

How many homes are there in Lake Forest, TX?

Lake Forest, TX contains 619 residential properties, with a median of 3,680 square feet, 3 bedrooms, built around 2004. The median TopHap Estimate is $688K.

How does Lake Forest, TX compare to the rest of Williamson County?

By median home value, Lake Forest, TX is the 8th most expensive of 67 neighborhoods in Williamson County. Its typical home is worth more than 88% of all homes in Williamson County. Northwoods at Avery Ranch ranks just above it and Forest Grove just below. The ranking is rebuilt nightly from the county assessor record of every home in each area.

Do people own or rent in Lake Forest, TX?

94% of homes in Lake Forest, TX are owner-occupied. 9% are held by a company rather than an individual.

How much equity do owners in Lake Forest, TX hold?

58% of mortgaged homes in Lake Forest, TX are equity-rich, meaning the loan balance is under half the home's value. 1.0% owe more than the home is worth.

Nearby markets

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Explore Lake Forest on the map

See every recorded sale, price heat map, school zone and flood overlay across Lake Forest in TopHap’s interactive 3D map.

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