Georgetown is one of the fastest-growing cities in America, and the real estate market in 2026 looks nothing like it did two years ago. Buyers have options. Inventory is up. Sellers are negotiating. And if you've been waiting for the right time to make a move in Williamson County, the math is finally working in your favor.
The median home price in Georgetown sits around $405,000 to $450,000 depending on the month, with over six months of housing supply on the market. That puts Georgetown firmly in buyer's market territory for the first time since before the pandemic.
I'm Ben Eddy with Colt Lending, and I help homebuyers across Georgetown, Leander, Austin, and the broader Central Texas area find the right mortgage for their situation. Here's what you need to know if you're buying in Georgetown this year.
The Georgetown Market Right Now
Let's talk about what's actually happening on the ground, because the headlines can be misleading.
Georgetown's median sale price has bounced between $405,000 and $450,000 through the first few months of 2026. That's down from a peak near $490,000 in early 2025. But this isn't a market crash. It's a mix shift.
Builders have been adjusting. For several years, new construction in Georgetown leaned heavily toward luxury and upper-mid-range homes. In 2026, more entry-level product is hitting the market in the $350,000 to $450,000 range. That pulls the median down mathematically without meaning your neighbor's home lost value.
Homes are selling at roughly 92-94% of list price, with a median of 86 to 96 days on market depending on the data source. Over 60% of listings have had at least one price reduction. These are real numbers that tell you one thing: buyers have leverage right now.
Georgetown currently has over 1,000 active listings and more than six months of supply at current sales pace. Six months is the benchmark for a balanced market. Above that, it favors buyers. And Georgetown is well above that.
If you're also considering the Leander market just a few miles south, I wrote a companion guide: Buying a Home in Leander: Your 2026 Market Guide. The two cities share a border, some school districts, and similar buyer demographics, but the market dynamics are different enough to compare.
What You Can Afford in Georgetown (By Loan Type)
The loan you choose changes everything about your buying power. Here's how the numbers look on a $420,000 home, close to Georgetown's current median:
Conventional with 5% down: $21,000 down payment. Estimated closing costs of $10,500 to $16,800. PMI of roughly $90 to $200/month depending on your credit score. PMI drops off once you reach 20% equity.
Conventional with 3% down (HomeReady/Home Possible): $12,600 down payment. Must meet income limits (80% of area median income). Lower PMI rates than standard conventional. Great option for first-time buyers in Georgetown's more affordable communities.
FHA with 3.5% down: $14,700 down payment. More flexible credit requirements with scores down to 500 with the right lender. MIP stays for the life of the loan unless you refinance into conventional later.
VA with 0% down: $0 down payment. No monthly mortgage insurance. Typically the lowest rates available. Funding fee of 2.15% can be rolled into the loan. Waived entirely for veterans with a service-connected disability rating. See VA loans if you're eligible.
Jumbo: The 2026 conforming loan limit is $832,750, which covers the vast majority of Georgetown's market. You'd only need jumbo financing for upper-end properties in communities like Cimarron Hills or custom builds above that threshold.
As a broker, I run every applicable scenario for every buyer. The right loan type isn't about what sounds good on paper. It's about your specific credit profile, income, savings, and goals.
Georgetown Neighborhoods: Where to Look
Georgetown has grown from a quiet Williamson County seat to a city approaching 100,000 people, and the neighborhoods reflect that range. Here's what different areas offer:
Downtown / Historic Square: Georgetown's downtown square was named the "Most Beautiful Town Square in Texas," and it lives up to the reputation. Victorian architecture, locally owned shops, restaurants, and a genuine sense of place. Homes near the square tend to be older with character, and pricing reflects the walkability premium. Great for buyers who want small-town charm without the drive.
Wolf Ranch: One of Georgetown's largest master-planned communities, with a mix of new and resale homes. Wolf Ranch Town Center provides shopping, dining, and everyday conveniences within the community. Prices range from the mid-$300s to the $600s. Georgetown ISD schools serve this area, including the well-rated Wolf Ranch Elementary.
Sun City Texas: A 55+ active adult community that put Georgetown on the map nationally. Del Webb's Sun City features golf courses, fitness centers, pools, and a packed social calendar. Homes range from the low $300s to the $600s. If you're over 55 and looking for an active retirement community, this is one of the most established options in the state.
Berry Creek: An established neighborhood anchored by Berry Creek Country Club. Larger lots, mature trees, and a strong sense of community. Pricing runs from the $400s to $800s+. This area draws families and empty-nesters who want space and amenities without the feel of a brand-new subdivision.
Georgetown Village: A well-established community near Williams Drive and Shell Road with mature landscaping, community pool, playground, and walking trails. Homes range from roughly 1,600 to 4,200 square feet. Georgetown ISD serves the area, including the A-plus rated Village Elementary. Tax rates here are competitive at approximately 1.94%.
Garey Park / HighPointe / Shadow Canyon: Newer master-planned communities on the west and northwest side of Georgetown. Hill Country views, modern builds, and access to the 525-acre Garey Park. Pricing varies widely from the $400s to over $1 million depending on the community and lot size.
Leander ISD Section (Southwest Georgetown): Some Georgetown addresses actually fall within Leander ISD, which is one of the top-rated districts in the Austin metro. Neighborhoods like Parkside at Mayfield Ranch offer an entry point into Leander ISD schools at Georgetown pricing. If schools are your top priority, this is worth knowing.
Property Taxes: What Georgetown Buyers Need to Know
Texas has no state income tax. The trade-off is property taxes, and Williamson County's effective rate runs approximately 1.9% to 2.2% of assessed value depending on which taxing districts cover your property.
On a $420,000 home, that's roughly $7,980 to $9,240 per year before exemptions. That's $665 to $770 per month added to your mortgage payment.
Here's the good news. Texas homestead exemptions got significantly better starting in 2024, and they're expanding again in 2026. The school district homestead exemption is rising to $140,000 under SB 4 (Proposition 13), which saves a typical Georgetown ISD homeowner roughly $1,250 per year in school taxes alone.
If you're a veteran with a VA disability rating, Texas offers additional property tax exemptions. A 100% disabled veteran pays zero property taxes on their homestead. Even a 10% rating provides a meaningful annual reduction.
One thing I always do during pre-qualification vs. pre-approval level planning: I build the full property tax estimate into your monthly payment so you see the real number upfront. Not just principal and interest. Not just a rough estimate. The actual monthly cost including taxes, insurance, and any mortgage insurance.
Properties in Municipal Utility Districts (MUDs) can add $0.25 to $1.40 per $100 of assessed value on top of regular rates. This is common in newer developments. Always check the MUD status before making an offer, because it can add hundreds of dollars per month to your payment.
Builder Incentives: A 2026 Advantage
Here's something unique about Georgetown right now. With over six months of supply and builders competing for qualified buyers, incentives are significant.
Builders in Georgetown are offering rate buydowns (some as aggressive as 2.99% for the first year), closing cost credits, and upgrade packages. Standing inventory homes, meaning homes that are already built and ready for move-in, tend to come with the strongest incentive packages because the builder wants to move them.
As your broker, I can work alongside the builder's preferred lender scenario to make sure the deal actually pencils out. Sometimes the builder's rate buydown looks great but the base rate or closing costs are inflated to offset it. I run both sides of the numbers so you can compare.
Down Payment Assistance in Georgetown
Texas has strong down payment assistance programs, and Georgetown buyers in Williamson County can access several:
TSAHC Home Sweet Texas Home: Below-market interest rates and down payment assistance for buyers meeting income requirements. Available for FHA, VA, and conventional loans through approved lenders.
TDHCA My First Texas Home: 30-year fixed-rate loans with up to 5% in down payment and closing cost assistance. Also offers the Mortgage Credit Certificate (MCC), which gives you a federal tax credit of up to $2,000 per year on mortgage interest paid.
My Choice Texas Home: Available to all homebuyers, not just first-time buyers, offering down payment assistance with a 20-year term.
These programs can be layered with FHA, VA, or conventional loans to reduce your upfront costs significantly. Not every lender participates in every program, which is one reason working with a broker who knows which wholesale lenders offer these matters.
Why Georgetown and Why Now
Georgetown's long-term fundamentals are strong. Access to Austin via I-35 and SH-130, top-rated schools in Georgetown ISD and parts of Leander ISD, a historic downtown that other Texas cities are trying to replicate, and a growth trajectory that has consistently ranked it among the fastest-growing cities in the country.
The 2026 market gives buyers something they haven't had in years: time, options, and negotiating power. That window won't stay open forever. As rates stabilize and inventory gets absorbed, the leverage shifts back.
If you're also looking at nearby communities, check out my guide to Buying a Home in Leander. Leander shares a border with Georgetown, has the Red Line commuter rail to downtown Austin, and offers a slightly different market profile that's worth comparing.
Ready to buy in Georgetown? I'm Ben Eddy with Colt Lending. I help Georgetown homebuyers compare every loan option, access down payment assistance programs, and find the right lender for their situation. Schedule a call and let's run your numbers, or apply online when you're ready.
