Georgetown, Texas Housing Market

How much can you negotiate in Georgetown?

Only 40 out of every 100 homes for sale have found a buyer. The other 60 are still waiting. Your offer may be the only one on the table. About 1 in 3 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.

A typical Georgetown home takes 64 days to find a buyer. Half of them take even longer. That is 6% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago. There are 1,017 homes for sale in Georgetown. That is the most in ten years. It is 12 times the low of Feb 2021. Every one of them competes with the house you want.

What to do about it

• Search Georgetown homes listed 90+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

Is now a good time to buy in Georgetown?

Asking prices are 23.2% below their Mar 2022 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Georgetown prices rose in only 60 of the last 108 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.

There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.

Who will rent from you in Georgetown?

Only 24 out of every 100 Georgetown households rent. This is an owners' town. The renter share is growing. Five years ago it was 23 in 100. Georgetown added about 4,000 renter households in five years. Renter households average 2.3 people. Two and three bedrooms fit the typical renter.

Households grew 42% in five years. The housing stock grew 41%. The two are moving in step. Just 4.5% of homes sit empty. A well-priced rental fills fast here.

The median Georgetown household earns $110,167 a year. Incomes here have grown 5.9% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 4.2 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. A tenant on the median income can pay about $2,754 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.

That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.

What numbers should you underwrite a Georgetown deal with?

• Price growth to assume — -0.9%/yr. Georgetown grew 3.4% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Georgetown loses about 0.9% a year. That is the number to type in. Prices fell 6.5% over the last year. That is a timing signal, not a trend.
• Months of carrying cost — 3. A typical home takes 64 days to sell. Budget that long when you exit or refinance. It is 6% slower than a year ago.
• Odds you cut your price to sell — 1 in 3. About 29% of homes on the Georgetown market right now have already cut their asking price. Assume you are one of them when you sell. Do not underwrite an exit at your asking price.
• Comp on this, not median price — $206/sqft. The typical Georgetown listing shrank from 2,620 to 2,303 sqft since Jul 2016. So median price hides real growth: 39% per sqft versus 24% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — -0%. The number of homes for sale barely moved in a year. Today's comps are a fair guide to your exit.
• Price-to-income ratio — 4.2×. A typical home costs 4.2 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. Incomes are rising faster than home prices. Affordability is improving.
• Tenant rent ceiling — $2,754/mo. 30% of the median household income of $110,167. Rents above this line shrink your tenant pool fast.

Is Georgetown a buyer's or seller's market in 2026?

Yes, if you negotiate. Buyers have the upper hand in Georgetown right now. 40 out of every 100 homes for sale have a buyer, 29% of sellers have cut their price, and a typical home takes 64 days to sell.

Are Georgetown home prices going up or down?

Asking prices are 23.2% below their Mar 2022 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

What price growth should I assume for Georgetown?

Assume -0.9% a year. Georgetown grew 3.4% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Georgetown loses about 0.9% a year. That is the number to type in. Prices fell 6.5% over the last year. That is a timing signal, not a trend.

How fast are homes selling in Georgetown?

A typical Georgetown home takes 64 days to find a buyer. Half of them take even longer. That is 6% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago.

Is Georgetown a renters' market or an owners' market?

Only 24 out of every 100 Georgetown households rent. This is an owners' town. The renter share is growing. Five years ago it was 23 in 100. Just 4.5% of homes sit empty. A well-priced rental fills fast here.

What rent can Georgetown tenants afford?

A tenant on the median income can pay about $2,754 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Georgetown household earns $110,167 a year.