Georgetown, Texas Housing Market

What stands out in Georgetown?

• Asking price per square foot has moved -3.2% a year over five years: among the weakest five-year price growth of 763 tracked cities. Appreciation has been weak, so buy for cash flow.
• Prices were above the year before in 54% of months: among the least consistent price growth of 763 tracked cities. Price growth here is unreliable. Do not count on it.
• Population is up 30.8% over five years: among the fastest population growth of 763 tracked cities. Growth brings tenants and buyers.

How far have Georgetown prices fallen?

Asking price per square foot in Georgetown is 26.9% below its May 2022 high and down 5.5% over the last year. Prices were above the year before in 54% of months since the data starts, so drops here have not always reversed quickly. 30% of sellers have cut their price. Underwrite with no price growth for now and let the seller carry the next cut.

Is housing keeping up with Georgetown's growth?

The population in Georgetown's ZIP codes grew 30.8% over five years, faster than 98% of the cities we track. Households (+41.5%) and housing (+41.5%) grew in step. Homes for sale are 20% above 2017–2019 at this time of year.

Is now a good time to buy in Georgetown?

The median asking price is 24.4% below its 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 112 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.

This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.

How much can you negotiate in Georgetown?

For every 100 homes still for sale, 31 are under contract. In 2017–2019 at this time of year it was 21. The rest are still waiting for a buyer. About 1 in 3 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

Georgetown listings spend a median 85 days on the market. That is 12% longer than a year ago. There are 908 homes for sale in Georgetown. That is 10.9 times the tightest month on record, but below the peak of 1,023. Supply is steady against last year.

What to do about it

• Judge each listing on its own.
• Homes listed 90+ days ago with a price cut are where your discount is.
• Fresh, well-priced homes will not move on price. Do not waste offers on them.

When do Georgetown prices dip?

Across 9 full years, Georgetown asking prices ran lowest in January, about 2.3% below the year's average. They peaked in June. The most homes for sale show up in August, about 18% above the yearly average. Shop in August for choice, and expect the softest asking prices in January.

How does Georgetown compare with other Texas markets?

Ranked among the 77 Texas markets we track:

• Asking price: 16th priciest of 77. Georgetown is at $445,763. Closest: Dallas and Friendswood.
• Buyer competition: 16th most competitive of 67. Georgetown is at 0.31 buyers per home. Closest: Lubbock and New Braunfels.
• Time on market: 6th longest time on market of 77. Georgetown is at a median of 85 days on market. Closest: Kyle and Corpus Christi.
• Price cuts: 8th most price cuts of 77. Georgetown is at 30% of sellers cutting. Closest: Wylie and Plano.

What numbers should you underwrite a Georgetown deal with?

• Price growth to assume — -3.0%/yr. Georgetown grew 3.0% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Georgetown loses about 3.2% a year. That is the number to type in. Prices fell 5.5% over the last year. Use it for timing. The five-year rate is the better guide.
• Months of carrying cost — 3. Budget at least 85 days of holding costs, the current median time on market, when you exit or refinance. That is 12% longer than a year ago.
• Odds you cut your price to sell — 1 in 3. 30% of Georgetown listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $201/sqft. The typical Georgetown listing shrank from 2,619 to 2,354 sqft since Jul 2016. So median price hides real growth: 36% per sqft versus 20% on the median. Comp on median price and you will overpay for small homes.

Read how price cuts signal a market turning and how we read these numbers, then run the numbers on a deal.

What is the median home price in Georgetown?

The median asking price in Georgetown is about $446,000 as of Oct 2026, down 6.7% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Georgetown figures cover the 4 ZIP codes with a Georgetown mailing address, which can reach past city limits.

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

Neither side has the upper hand in Georgetown right now. We compare Georgetown with 2017–2019 at this time of year: there are 31 pending sales per 100 listings, against 21 then; listings spend 28% more days on the market; there are 20% more homes for sale.

Are Georgetown home prices going up or down?

The median asking price is 24.4% below its 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.

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 price growth should I assume for Georgetown?

Assume -3.0% a year. Georgetown grew 3.0% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Georgetown loses about 3.2% a year. That is the number to type in. Prices fell 5.5% over the last year. Use it for timing. The five-year rate is the better guide.

What is the fair market rent in Georgetown?

HUD's fiscal year 2026 fair market rent for Williamson County is $1,852 a month for 2 bedrooms and $2,347 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.