If you're hunting for a home in the Austin area but your bank account just laughed at downtown prices, Georgetown might be your golden ticket. This charming city 30 minutes north of Austin has transformed from a sleepy county seat into one of Texas's hottest markets, though "hot" is relative when homes are actually sitting on the market for more than a weekend these days.
The good news? Georgetown's housing market has finally pumped the brakes, giving buyers actual negotiating power for the first time since the pandemic turned everyone into wannabe real estate moguls. With median prices at $420,000 and inventory up 65% this year, you might actually have time to think about an offer without seventeen other buyers breathing down your neck.
Understanding Georgetown's shifting market
Georgetown's real estate market has done a complete 180 from the feeding frenzy of recent years. Homes now average 79 days on market compared to the blink-and-you-missed-it sales of 2021. Even better, sellers have gotten the memo that their house isn't made of gold, with 61.6% accepting price reductions.
The city itself keeps growing like a teenager who raids the fridge every hour. The population hit 79,000 after surging 42% in recent years, earning Georgetown a spot among America's fastest-growing cities. Yet somehow it maintains that small-town vibe where people actually wave at neighbors and the biggest controversy involves the town square Christmas decorations.
What really sets Georgetown apart from other Austin suburbs is the diversity of neighborhoods. You've got everything from Victorian homes that witnessed the invention of electricity to 3D-printed houses that look like they beamed down from the future. The crime rate sits 39% below the national average, making it safer than Austin proper, where your biggest danger is accidentally ordering a $18 cocktail.
Historic downtown: for lovers of character (and walking)
Downtown Georgetown's historic district is where Instagram dreams come true, assuming your dreams involve Victorian porches and century-old pecan trees. The neighborhood commands premium prices from $599,000-$657,000 for homes dating back to 1905, when people thought automobiles were a passing fad.
This is Georgetown's only truly walkable neighborhood with a Walk Score of 63, meaning you can actually stroll to dinner without starting your car. The award-winning town square features 46 contributing historic structures, boutique shops where nothing costs $5.99, and restaurants that don't require you to explain what "no onions" means three times. The restored 1925 Palace Theatre still shows movies, though thankfully they've upgraded from silent films.
Living here means accepting certain quirks. You'll need historic preservation certificates for modifications, which means that modern farmhouse renovation you saw on HGTV is probably off the table. There are no HOA fees to worry about, but the city's historic commission might have opinions about your paint color choices. School assignments include Georgetown High School with its 39% AP participation rate, though some elementary schools score as low as 2/10 on GreatSchools, proving that historic doesn't always mean prestigious.
The current inventory shows 12 vintage homes available, typically requiring around $142,000 annual income at current mortgage rates. If you're the type who gets excited about original hardwood floors and detached garages that might have housed a Model T, this is your neighborhood.
Sun City: where golf carts rule the roads
Sun City Georgetown isn't just a neighborhood; it's basically its own universe where 15,000+ residents have collectively agreed that 55 is the new 35. This Del Webb community represents 20% of Georgetown's total population, making it Texas's largest active adult development and possibly the world's largest concentration of pickleball enthusiasts.
Home prices range from $250,000 to $1.195 million with most hovering around $428,000. The market here has cooled considerably, down 5-7% year-over-year with 190 listings creating 5.5 months of supply. Translation: retirees aren't panic-buying like they're hoarding toilet paper anymore.
The amenities justify the $1,675 annual HOA fees, which can climb to $2,900 if you want someone else to deal with your lawn:
- Three championship golf courses
- 86,000 square feet of fitness facilities
- 26 pickleball courts (because 25 wasn't enough)
- 12 tennis courts for traditionalists
- Eight pools for aqua aerobics
- 50+ social clubs from woodworking to wine
The community even has its own fire station providing 5-minute ambulance response times, dubbed the "Sun City Taxi" by residents who appreciate dark humor with their healthcare. However, you'll need to drive for groceries since only two restaurants operate within the community, and man cannot live on golf course hot dogs alone.
Demographics show 48.9% of residents live alone, and the political leanings tend conservative, though the most heated debates usually involve golf course etiquette. The resale market shows homes spending 30-78 days on market at 96.91% of list price.
Wolf Ranch and Teravista: master-planned living
Wolf Ranch: the new kid on the block
Wolf Ranch emerges as Georgetown's premier new development, spreading across 1,120 acres with homes from $430,000 to over $1 million. This isn't your typical cookie-cutter suburb; nine builders including ICON's 3D-printed homes are creating 2,500 residences that range from "nice" to "did you win the lottery?"
The development enters its final West Bend phase in summer 2025, featuring The Den community center designed by Michael Hsu (yes, that's meant to impress you). Amenities include two resort pools with Hill Country views, because regular pools are so pedestrian, and trail systems expanding to 20 miles for those who actually follow through on New Year's fitness resolutions.
Wolf Ranch Elementary sits on-site, ranking in the top 32% of Texas schools, solving the dreaded school drop-off traffic nightmare. The location just half a mile from I-35 enables 35-minute Austin commutes, assuming I-35 cooperates, which is like assuming your cat will come when called.
Teravista: the established alternative
Teravista has been around since 2001, making it practically historic by Texas suburb standards. This golf community spans 1,500 acres with 3,400+ homes ranging $230,000-$750,000, median $430,000. It straddles the Round Rock-Georgetown border like it can't quite make up its mind.
The 18-hole championship course anchors the community, along with three pool complexes including Junior Olympic facilities for kids who might actually be the next Michael Phelps. Over 10 miles of trails wind through the development, and the $58 monthly HOA won't destroy your budget like some other neighborhoods we could mention.
Berry Creek: country club living without the attitude
Berry Creek delivers legitimate country club living across multiple sections, with homes from $300,000 to $2 million on lots up to 2 acres. That's actual land, not the postage stamp lots where you can hear your neighbor's Netflix choices.
The Villages section offers entry-level options around $300,000-$500,000, perfect for those who want the country club address without selling a kidney. The Reserve commands $500,000-$1.2 million for homes between 2,600-5,500 square feet, where "cozy" is not in the real estate vocabulary.
The championship golf course from 1986 anchors a 28,000-square-foot grand clubhouse with fine dining that goes beyond chicken fingers. HOA fees vary by section at roughly $650 annually, with country club membership required in some areas because exclusivity never goes out of style.
Hidden gems and emerging opportunities
Serenada: the anti-HOA paradise
Serenada stands out by refusing to stand out. With absolutely no HOA fees and lots from one-third to 1.5 acres, this neighborhood attracts DIY enthusiasts and people who think their neighbor's opinion about lawn height is irrelevant.
Recent sales average $572,569, down 13% year-over-year, with homes from $299,000 to $1.895 million. Built in the 1970s-1980s, these properties feature mature oak and pecan trees that have seen some things. The neighborhood boasts a 33.5% work-from-home rate, perfect for people whose commute involves walking past the coffee maker.
Georgetown Village: newer without the new price
Georgetown Village developed from 1999-2018, offering newer construction at a median price of $404,000, down 15% year-over-year. Homes range from 1,600-4,200 square feet, built by quality builders like Ashton Woods and David Weekley who actually know which end of a hammer to hold.
Many properties avoid HOA fees altogether, and community amenities include pools, playgrounds, and walking trails. The 45-minute drive to downtown Austin is just long enough to finish a podcast episode but not so long you contemplate your life choices.
The future: Rocking Wilco and build-to-rent
Innovation hits Georgetown with Rocking Wilco's 921 homes priced $350,000-$450,000, using Onx Homes' rapid construction that reduces build time to 30-60 days. First homes deliver October 2025, perfect timing for anyone currently living in their parents' basement "temporarily."
Meanwhile, Avilla Berry Creek Highlands addresses rental demand with 224 luxury cottages from $1,800-$2,600 monthly, opening March 2025. With Austin's ownership costs hitting $3,801 monthly versus $2,951 rent, these build-to-rent communities make sense for people who prefer flexibility over lawn care responsibilities.
The reality check: taxes, schools, and commutes
Let's talk money beyond the mortgage. Georgetown's 1.53% effective property tax rate beats most Austin suburbs, though that's like saying your root canal hurt less than expected. The median home generates $6,674 in annual taxes, which the city thoughtfully increased 4.41% in 2024 because infrastructure doesn't pay for itself.
Utilities run $150-200 monthly including electricity at $0.0958 per kWh and water starting at $30.50 base plus usage. The city raised water rates to fund growth, because all those new neighbors need to shower too.
Georgetown ISD sports a 97% graduation rate that sounds impressive until you realize they rank 582nd of 968 Texas districts. School quality varies wildly by neighborhood, from Wolf Ranch Elementary's top-tier performance to some schools that make homeschooling look tempting.
The commute to Austin takes 30 minutes in theory, longer when I-35 decides to cosplay as a parking lot. Public transit consists of twice-daily CARTS buses for $21-50, making a car essential unless you enjoy scheduling your entire life around two departure times.
Making your Georgetown decision
Georgetown's transformation from seller's to buyer's market creates genuine opportunities across all price points. Whether you're eyeing a Victorian fixer-upper downtown, a Sun City golf villa, or a 3D-printed Wolf Ranch marvel, the 95.27% sale-to-list ratio means sellers have returned to planet Earth.
The city's growth trajectory continues with $105 million in active projects including downtown parking, a new YMCA, and infrastructure improvements. Major retailers like Costco anchor new development, while the historic downtown maintains its charm despite the invasion of luxury SUVs.
For families, Wolf Ranch offers new everything with great schools. Retirees find their tribe in Sun City's resort-style living. Value seekers should explore Serenada's no-HOA freedom or Georgetown Village's established infrastructure. First-timers might wait for Rocking Wilco's innovative pricing model.
The bottom line? Georgetown offers something Austin increasingly doesn't: reasonable prices, actual inventory, and the ability to tour a home without competing with cash offers from California. In this market, that's worth the 30-minute commute, even if you spend half of it wondering why anyone thought I-35 needed just three lanes.
