Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
Yes, if you negotiate. Buyers have the upper hand in Georgetown right now.
You have the upper hand in Georgetown. Most homes for sale still have no buyer. Many sellers have already dropped their price once. There are more homes for sale than at any time in ten years. Sellers are competing for you. Use it.
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.
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.
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.
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.
Yes, if you negotiate. Buyers have the upper hand in Georgetown right now. 0.40 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.
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.
-0.9%/yr. 1 year: -6.5% · 5 years: -0.9% · ten years: +3.4%. Do not use the ten-year rate. Most of that growth landed in the 2020 and 2021 boom. The five-year rate is what Georgetown does without one. Underwrite closer to -0.9%. Measure growth per square foot. Georgetown median list price grew 2.2% a year, but price per square foot grew 3.4%. The gap is smaller homes, not weaker growth. The house you buy will not shrink. The one-year rate is a timing signal. It is not an underwriting input.
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.
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.
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.
Closest matches on asking price, price per square foot, days to sell, buyer demand, and price cuts.
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