Before you move to Georgetown, TX in 2027, know that the city is really several housing markets sharing one courthouse photo. As of November 2026, homes across Georgetown generally land in the low 400s, but zip code, tax district, and school zoning change what you actually pay each month.
Buy new in the wrong part of town and you can end up competing with the builder down the street when you sell. Buy in the wrong tax district and you pay more every month for the same price tag. Georgetown is a great place to live. It's an expensive place to guess.
Key takeaways
- As of November 2026, Georgetown homes generally land in the low 400s, with 78626 closer to the mid-300s and 78628 on the west side in the high 400s and up.
- A Georgetown mailing address does not automatically mean Georgetown city taxes, utilities, or Georgetown ISD.
- Combined tax rates sit in the high 1% range before exemptions, and can climb into the low to mid 2% range when a MUD is added.
- Georgetown ISD earned a B on the state's 2026 rating, and a fourth high school on D.B. Wood Road is set to open for the 2028-2029 school year.
- Before you hire anyone, ask for the full tax rate with MUD, today's school zoning versus after the new high school, and what builders down the street are offering.
Where is Georgetown, TX, and how do you get around?
Georgetown sits about 30 miles up I-35 from downtown Austin. It's the seat of Williamson County, and the courthouse dome usually comes into view before the exit signs tell you you've arrived.
I-35 is your straight line down to Round Rock and Austin. Highway 29 carries new growth west toward Liberty Hill. Depending on which side of the city you live on, one of those two roads becomes part of daily life whether you plan for it or not.
The historic core includes the downtown and old town historic overlays, and the city's cultural district covers about 40 blocks. Georgetown has been a Texas Main Street city since the early 1980s. The city has called that square the most beautiful in Texas for more than a decade. I've heard some version of that claim from half the small towns in the state, but Georgetown makes a pretty good case.
HBO even filmed part of a true crime series on that courthouse lawn with Elizabeth Olsen in the cast. The production used a look the city already has, so what you see in the show is actual Georgetown.
Where is the growth actually happening?
Almost none of it happened on the square. As of November 2026, growth filled neighborhoods around the historic core, master plan communities pushing west, senior communities stretching north, and subdivisions filling south along the highway.
Georgetown also sits inside a belt of fast-growing cities from Round Rock to Leander, Liberty Hill, Hutto, and Taylor. The city has been annexing land along its edge to help pay for the roads and utilities that growth needs. A Georgetown mailing address does not automatically mean Georgetown city taxes, utilities, or Georgetown ISD. The property record and the district boundary maps decide that, not the return address on your mail.
What does the Georgetown, TX housing market look like in 2026?
As of November 2026, homes across Georgetown are generally landing in the low 400s, and that single number hides a lot. Cross into 78626, closer to downtown and the older streets, and you're looking at something closer to the mid-300s. Cross over to 78628 on the west side out toward Wolf Ranch, and prices move into the high 400s and keep climbing from there. Two zip codes, same city, two housing markets that look nothing alike.
A pattern I keep seeing is couples relocating from out of state who fall in love with the courthouse square online, then find out Wolf Ranch, Serenada, and Sun City are three different budgets entirely.
New construction gives you a wide price range. Entry-level homes start in the 250s. Wolf Ranch runs higher, generally starting in the mid-400s depending on the builder. On the other end, custom homes and acreage around Simran Hills and near Lake Georgetown run into the millions. In some cases, the lot alone costs more than most people's whole house.
Are buyers getting more room to negotiate?
Yes, more than a couple of years ago. As of November 2026, Redfin has been showing near-flat pricing over the past year, which suggests the market cooled from the pandemic years and settled down. Zillow numbers back that up while also showing how much the citywide average can hide from one area to another.
Inventory has opened up enough that some listings have already taken a price cut. That doesn't mean every discounted listing is a deal. Some sellers started way too high and are now adjusting. Builders are also offering rate buydowns and closing cost credits, so always compare those incentives with the base price before getting excited about either one.
How do taxes and MUDs change what you pay in Georgetown, TX?
Your tax bill is where things get complicated. Between the city, county, and school district, you're generally looking at a combined rate in the high 1% range before exemptions as of November 2026. That can climb into the low to mid 2% range when a municipal utility district is added, which many newer communities need in order to help pay for roads, parks, and construction.
Georgetown ISD also has a rate increase on this fall's ballot, so that number could change depending on how the vote goes. Texas gives you a homestead exemption once you file for it, which can lower that bill each year you own the home. The exact amount depends on your property, so there isn't one number that works for everyone.
A MUD pays for the roads, parks, and amenity centers in many newer communities, and you pay that back through your tax bill for years. That's why two homes with the same price can end up with very different monthly costs. An older resale can have a lower annual tax bill than a new build inside a newer utility district, even at the same price.
What should you know about builder incentives and resale?
A rate buydown or design center credit can be worth real money, but you need to compare it with the builder's base price, the lot premium, and what similar finished homes nearby are selling for. If you buy new, remember that the builder down the street may still be selling identical or near-identical homes when you decide to sell. That means your resale could be competing with a builder offering its own financing incentives to buyers.
Which Georgetown, TX neighborhoods fit which budget?
Every one of these communities can have a Georgetown mailing address and still feel like a different city.
North Georgetown is where you'll find a lot of the larger lots and single-story options, plus Sun City and several other senior living communities. West Georgetown is where some of the newest growth is happening, built around Wolf Ranch and the development around it. Downtown has homes dating all the way back to the late 1800s and puts you within walking distance of the square. That includes City Post, a restaurant inside an old post office, with all the original mail slots still on the wall next to photos of the square from the 1850s. South and Southwest Georgetown have more established homes from the 1980s and 1990s, with new construction continuing farther west and south.
What is Wolf Ranch like?
Wolf Ranch is the flagship. It covers roughly 1,120 acres and is planned for 2,600 homes at build-out. Seven builders compete on price and floor plans, with homes running from the low 400s all the way above a million dollars as of November 2026. The Den and River Camp give residents pools, fitness space, and events inside the neighborhood. It's zoned to Georgetown ISD, with schools and grocery stores close enough for some kids to bike or scooter there. The miles of trails are great for getting around the community, but you'll still need a car for most errands.
What about Simran Hills, Berry Creek, and the more affordable options?
Simran Hills is the gated option, with homes from the 800s to well above $2 million. It's built around a Jack Nicklaus golf course that opened for member play in 2003 and follows the oak trees and the San Gabriel landscape. Lots range from about half an acre to 2 acres, and you're also buying into the club, so get the initiation fees, dues, and transfer terms in writing before you commit.
Berry Creek gives you an older established golf community, generally from the 400s into the high 700s. You get mature trees, bigger lots than most newer communities, and a country club that's optional instead of built into your monthly cost.
Terra Vista stretches across Georgetown and Round Rock, so two homes that look close on a map could fall into different school districts and tax structures. Serenada and Georgetown Village are some of the more affordable options inside Georgetown ISD, generally running from the low 300s to the high 400s on established streets. Both can work well for first-time buyers if the newer master plan communities are pushing past your budget.
Sun City sits in its own category. It's Del Webb's 55-plus community in North Georgetown with more than 16,000 residents, several golf courses, and a full activity calendar every day of the week. As of November 2026, Sun City broke ground on a 9-hole course to go with the three 18-hole courses it already has.
What does day-to-day life in Georgetown, TX actually look like?
Spend a regular weekday on the square and you'll see county business, office workers grabbing lunch, and someone sitting on the courthouse lawn reading a book in the middle of the day. Weekends get busier with more restaurant traffic and festival crowds. Once every spring, the square fills up for the Red Poppy Festival.
Southwestern University sits just east of downtown. It's the oldest institution of higher learning in Texas, and it gives the east side of downtown a college feel you don't get in most of the Austin suburbs. Blue Hole Park and the San Gabriel Trail system also sit just north of the shops and restaurants, giving you river access and trails within minutes of the square.
St. David's Georgetown Hospital has expanded over time, with an expanded emergency department and ICU. That's helped it keep up with a city that has both young families and one of the largest active adult communities in the state. Residents still go to Round Rock or Austin for some specialized procedures, but Georgetown has more healthcare options than it did a decade ago.
Where do most residents actually run their errands?
Most everyday errands happen outside the historic core. The big H-E-B run, Costco, Wolf Ranch Town Center, Williams Drive retail, and the University Boulevard corridor across the city line in Round Rock are where much of the day-to-day shopping happens.
If you're moving here because a video made it look like you'll be living on the square, you're probably not going to be. Most residents live and run their errands in the newer communities, not downtown. The historic core is more of a place you drive to rather than part of your everyday routine. Living close to the square can feel very different from living 15 minutes away.
A Georgetown budget generally gets you more house, newer construction, and more community amenities than the same budget closer to Austin. But the savings can shrink once you add the commute, tax districts, HOA dues, and club fees. That setup works best for people who work from home or work in Georgetown or Round Rock instead of commuting downtown five days a week. Test your actual commute before making an offer, not the version Google Maps gives you. I-35 through Round Rock at rush hour feels very different, and ongoing construction farther south along the North Austin stretch can make that trip even worse.
How are schools and major projects changing Georgetown, TX?
As for the schools, Georgetown ISD earned a B on the state's 2026 rating, and the district has already broken ground on a fourth high school to keep up with growth in the newer communities. You'll still want to check your exact attendance zone, because those boundaries can change as new neighborhoods and schools are built.
That fourth high school is going up on D.B. Wood Road. It's a $365 million project funded by the 2024 bond, built for about 2,200 students, and set to open for the 2028-2029 school year. If you're buying near that new high school site, or farther west in newer subdivisions, your school assignment today may not be the same for the next 10 years. Rezoning is likely as the district grows.
A new Georgetown family YMCA is going up on Williamson Drive. It's roughly a 53,000 square foot facility, now expected to cost around $35 million, including a $10 million city bond, and will bring aquatics, fitness, and youth programs to North Georgetown.
St. David's Georgetown Hospital has also expanded its cardiac care. Pegatron, a manufacturer from Taiwan, picked Georgetown for its first US manufacturing facility, which gives the city another source of local jobs without relying on an Austin commute. The city also rewrote its development rules this year, updating how it handles subdivisions, design, and future growth.
Which version of Georgetown fits you?
A family looking for good schools and more walkability can fit well in Wolf Ranch, with schools and grocery stores close enough for some kids to bike or scooter there. A young professional can live in a condo near the square and walk to work in one of the buildings nearby. For retirees who want golf, club activities, and a built-in social life, Sun City already has that set up. If you want more space without an age-restricted community, North Georgetown has options with a couple of acres, three-car garages, and no club membership required.
New construction here runs from the 250s up to several million as of November 2026, so there are options across a wide range of budgets and lifestyles.
What should you ask before you buy in Georgetown, TX?
Georgetown in 2026 can feel like several different cities sharing the same courthouse photo. Where you end up living depends on the zip code and the neighborhoods you choose, not the picture on the website.
Before you hire anybody to help you buy in Georgetown, ask them these three things:
- What's the full tax rate on this exact address, MUD included? Two homes at the same price here can end up with very different monthly costs, and the school district's rate is on a ballot this fall.
- What school is the address zoned to today, and could that change when the new high school opens? Rezoning is likely as the district grows, so today's assignment might not be the one your kids end up with.
- If I buy new, what are the builders down the street offering right now, and what does that do to my resale? You could end up competing against the builder with financing incentives that you can't match.
The families who end up happy with their move usually did their homework on one specific part of the city. The ones who end up disappointed usually skip that step and make the decision based on the highlights.
Ready to shop the part of Georgetown that actually fits your life? Begin your home search below.
Frequently asked questions
What should you know before moving to Georgetown, TX in 2027?
Before moving to Georgetown, TX in 2027, treat the city as several markets sharing one courthouse photo. As of November 2026, homes generally land in the low 400s, but zip code, tax district, and school zoning change the real monthly cost. Ask for the full tax rate with any MUD, confirm school zoning today versus after the new high school, and compare builder incentives if you buy new.
How much do homes cost in Georgetown, TX right now?
As of November 2026, homes across Georgetown, TX generally land in the low 400s. Zip 78626 near downtown runs closer to the mid-300s, while 78628 toward Wolf Ranch sits in the high 400s and up. New construction starts in the 250s, Wolf Ranch often starts in the mid-400s, and custom or acreage homes around Simran Hills and Lake Georgetown can run into the millions.
Do Georgetown, TX taxes include MUD fees?
Many newer Georgetown, TX communities include a municipal utility district on top of city, county, and school taxes. As of November 2026, the combined rate is generally in the high 1% range before exemptions and can climb into the low to mid 2% range with a MUD. Always ask for the full tax rate on the exact address before you offer.
What is Georgetown ISD's rating, and is a new high school coming?
Georgetown ISD earned a B on the state's 2026 rating. A fourth high school is under construction on D.B. Wood Road as a $365 million project from the 2024 bond, built for about 2,200 students and set to open for the 2028-2029 school year. Attendance zones can change as that campus opens, so confirm zoning for the exact address.
Is Wolf Ranch or Sun City better for buyers moving to Georgetown, TX?
Wolf Ranch fits buyers who want a large master-planned Georgetown, TX community with seven builders and prices from the low 400s to above $1 million as of November 2026. Sun City fits 55-plus buyers who want golf and a built-in social calendar, with more than 16,000 residents. Pick the neighborhood for your budget and daily life, not the square postcard.
