Georgetown carried 4.6 months of inventory in the 90 days ending September 17, 2026, a seller’s-market label under WIR’s rule, against 5.7 in the Austin metro. On September 18, 2026, 808 of the 1,243 homes for sale in Georgetown, 65.0%, had already cut from their original asking price, so the pace belongs to sellers and the pricing does not. The label is for the town overall, a price point or a ZIP changes which market a home is in, and Chris Watters’s read on the gap between those two figures is affordability.
Georgetown is a seller’s market on months of inventory, 4.6 for the 90 days ending September 17, 2026 against 5.7 for the Austin metro, and that label is for the town overall: 78633 reads 3.7 months, 78628 reads 4.7, 78626 reads 5.9, and a price point changes which market a homeowner is in. The pricing tells a second story: 808 of the 1,243 homes for sale on September 18, 2026 have cut from their original asking price, 494 of the 1,243 are builder listings, and the median sale price for the twelve months ending September 17, 2026 is $440,000 against $454,000 in the prior twelve months. WIR’s read is that the buyers are there for a home priced to this year’s closings, and the sellers doing the cutting priced to last year’s.
Sources: Unlock MLS (ACTRIS) via MLS Grid, WIR analysis, pulled September 18, 2026; WIR New Construction Inventory sheet, Georgetown rows, read September 18, 2026.
Every figure on this page is tabled on the Georgetown ZIP code scoreboard.
Last updated September 18, 2026. Sales data covers the 90 days ending September 17, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of September 18, 2026.
On the pace of sales, yes. Georgetown had 1,243 homes for sale on September 18, 2026 against 805 closings in the 90 days ending September 17, 2026, which is 4.6 months of inventory: how long it would take to sell everything listed at the current pace if nothing new came on. Under 5.5 months is a seller’s market by WIR’s rule, and the Austin metro carried 5.7. That label describes the town overall; a price point changes which market a homeowner is in, and so does the ZIP, as the chart below shows.
The label measures pace. Pricing is a separate measure, and on it 808 of the 1,243 homes for sale on September 18, 2026, or 65.0%, had already cut from their original asking price. The homes that closed in those 90 days sold at a median $430,000, after a median 50 days on the market to contract, at 94.9% of original asking, meaning the sale price as a share of the first price the seller listed at. Behind them on September 18, 2026 stood 130 homes active under contract, meaning an accepted offer with contingencies still open, and 205 pending, meaning under contract and waiting on closing. Every figure here is tabled on the Georgetown ZIP code scoreboard.
Enough to mislead you about your own street.
78626, the east side, is the loosest of the three. It closed 149 homes in the 90 days ending September 17, 2026 at a median $357,900, with 294 for sale and 5.9 months, a balanced label; on the twelve-month basis it reads 6.6 months, a buyer’s-market label. Both labels are for that ZIP overall, and a price point changes which market a homeowner is in. Builders hold 63 of its 294 listings (21.4%), and Patterson Ranch gave it 54 closings over the twelve months ending September 17, 2026 at a median $410,000.
78628, the west side, holds most of the builders. It closed 374 homes in those 90 days at a median $496,962, with 588 for sale and 4.7 months, a seller’s-market label for that ZIP overall that a price point can still change; 270 of the 588 listings (45.9%) are builder listings. Wolf Ranch led the whole town over those twelve months with 128 closings at a median $620,000 and 44 for sale, and Parkside on the River closed 80 at $578,706 with 41 for sale.
78633, the northwest, is the tightest. It closed 281 homes in those 90 days at a median $420,000, with 347 for sale and 3.7 months, a seller’s-market label for that ZIP overall, and a price point changes which market a homeowner is in there too. Nolina led it with 102 twelve-month closings at $465,771. Sun City closed 90 at a median build year of 2013, the largest resale block among the top subdivisions by WIR’s reading of the build year. Builders hold 146 of the 347 listings (42.1%).
Four listings in ten. Of the 1,243 homes for sale on September 18, 2026, the MLS marks 494 as new construction, under construction or to be built, 39.7% of the supply, under 46 builder names. Of the 494, 334 were below their original asking price, so the spec your buyer tours has usually cut already.
Of the 805 sales in the 90 days ending September 17, 2026, 274 (34.0%) were new builds by WIR’s proxy at a median $464,500 in 57 days to contract, and 531 were resales at $416,000 in 45 days and 95.2% of original asking. The one Georgetown row on WIR’s New Construction Inventory sheet, read September 18, 2026, is Perry Homes at Wolf Ranch 51′, published at $574,900 to $799,900 with at least 9 move-in-ready specs and, as published, up to $45,000 off select quick move-ins. The inventory by community and what a resale wins on are on what is your Georgetown home competing against right now?
Lower, on every comparison the record permits. The median sale price for the twelve months ending September 17, 2026 was $440,000 against $454,000 in the prior twelve months, down 3.1%, on 3,102 closings against 3,065, up 1.2%. More homes sold, for less money; what that does to a seller anchored to last year’s closing on their own street is on what is your Georgetown home worth next to a brand-new house?
This is WIR’s read. The first is pricing to last year, with 808 of the 1,243 listings on September 18, 2026 already cut; Chris’s position on what decides speed is on the Manor page how long are homes taking to sell? The second is landing on the slow side of a split: of the 805 closings in the 90 days ending September 17, 2026, 290 went under contract in 30 days or less and 235 took more than 90. The third is competing with a finished spec without knowing it, heaviest by WIR’s count in the bands from $550,000 to $849,999, where new builds are more than half of what is for sale (82 of 129, 59 of 103 and 36 of 66). The last is ending up among the 326 Georgetown listings that expired or were withdrawn in those 90 days; the price, promotion and product reasons are on why aren’t homes selling in Georgetown?
It fits if your home would list in 78633, where the ZIP carried 3.7 months for the 90 days ending September 17, 2026, or between $250,000 and $449,999, where the two price bands carried 3.8 and 4.2 months; each label is for that ZIP or that band overall, and a price point changes which market a homeowner is in. If that is you, the fastest way to know is to run your address.
The Georgetown figure that decides your case is the split: 78633 at 3.7 months against 78626 at 5.9, and $250,000 to $449,999 at 3.8 and 4.2 months against $650,000 to $749,999 at 7.9, with 494 builder specs across all of it. So: at the price your home would list for on September 18, 2026, in your ZIP, which listings is a buyer at that price choosing between, and what does yours have that the new house and the cut resale do not?
If 808 of the listings around you have already cut, you want to know before you list whether your street and your price point sit in the fast half of Georgetown or the slow half. Give us your address and we run the process behind this page against your actual property. You get:
No obligation. The report for your part of Georgetown arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 37 homes sold by Watters International Realty in Georgetown since August 2024 (Unlock MLS).
Chris Watters’s position, stated September 9, 2026. WIR does not forecast prices; the figures on this page are one period’s measurements.
There is pent-up demand in the market. Tons of buyers on the sidelines not purchasing. This is because there is a lack of alignment between the sellers’ personal wants and what a buyer can afford. Affordability has been severely impacted because of interest rates. Interest rates and home prices move in opposite directions in most instances. However, unlike Wall Street, the market is not that fluid. But in reality, it should be.
Set Georgetown’s numbers beside that: a seller’s-market label at 4.6 months of inventory for the 90 days ending September 17, 2026, a label for the town overall that a price point changes, and 808 of the 1,243 homes listed on September 18, 2026 already below their first asking price. The buyers Chris describes are the gap between those two figures, and the pipeline on September 18, 2026, 130 homes active under contract and 205 pending, is what they look like once a price meets them.
Watters International Realty is a Texas real estate brokerage based in Austin, with Chris Watters as broker of record. This page is written from ACTRIS data pulled through MLS Grid and analyzed by WIR on September 18, 2026: Residential closings for the 90 days ending September 17, 2026 and the twelve months ending the same day, listings as of September 18, 2026, the MLS city field for Georgetown, and ZIP rows for 78626, 78628 and 78633 that cover the whole ZIP regardless of city. The one other record is WIR’s New Construction Inventory sheet, which carries a single Georgetown row, Perry Homes at Wolf Ranch 51′, read September 18, 2026. What we do not have is stated too: no published incentive or advertised rate for any other builder or community in Georgetown, so none is quoted; no year-over-year comparison at the ZIP or subdivision level, so none is made; no record of why the 326 listings that ended without a sale did so, so no attribute comparison is drawn; and no subdivision pages for Georgetown yet, so Wolf Ranch, Sun City, Nolina and Parkside on the River appear here only as MLS rows. 37 homes sold by Watters International Realty in Georgetown since August 2024 (Unlock MLS).
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