Georgetown, three markets in one city
Georgetown has more homes for sale than any other city around Austin outside of Austin itself. That is good news for buyers, as long as you know which part of town you are looking at.
Georgetown has more homes for sale than any other city around Austin outside of Austin itself. That is good news for buyers, as long as you know which part of town you are looking at.
Where the market is
Homes for sale
1,240
Median sale price
$440,000
Months of supply
4.7
Listings with a price cut
65%
As of October 27, 2026. Median sale price is closed sales so far in 2026. Months of supply is how long the homes for sale today would last at the current pace of sales. Source: Team Price Real Estate market report, built from Austin MLS data.
Twelve hundred and forty homes on the market means real choice, and close to two out of three have already cut their price at least once. Buyers have room to negotiate here, especially on new construction, where builders are competing with each other and with resale.
The median is down about two percent from last year. But the city average hides a big split: the north side moves fast, and the east side has more than twice the supply of the north.
A quick way to read months of supply: under five months tilts toward sellers, five to seven is balanced, and above seven buyers start to have the leverage.
Before real estate I was a Senior Auditor at PwC, so with me the numbers come first and the showing comes second.
The three Georgetowns
Same city, three zip codes, three different markets right now.
North · including Sun City
The fastest of the three, with under three months of resale supply. Home to Sun City, a large 55-and-over community, plus newer neighborhoods to the north and west.
West and southwest · toward Leander
A balanced market, around five and a half months of supply. Established neighborhoods and newer planned communities, many with HOAs.
Downtown, the square and east
The historic square and the older streets around it, and a lot of new building to the east. Over six months of supply, so this is where a buyer has the most leverage.
Before you write an offer
None of these are unique to this city, but they come up here more than people expect.
Many newer Georgetown neighborhoods sit in a utility district that adds its own tax on top of the city, county and school district. Two houses at the same price can have very different monthly payments.
Electricity, water and trash are not the same provider for every Georgetown address. I check it before you sign, so the first bill is not a surprise.
With this much new construction, the builder's own contract is often the one on the table. It is written for them. The incentives and the terms are where the negotiation is.
Most newer neighborhoods have an HOA, and some have age or use rules. Read what the documents allow and what the association has coming while you can still walk away.
See what is available
Current listings from the Austin MLS, filtered to Georgetown, on my Team Price Real Estate site. Send me anything you want a closer look at and I will pull the full history on it.
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