For most Georgetown homeowners the data says list now, if the home is ready: the city carried 4.6 months of inventory in the 90 days ending September 17, 2026, a seller’s market by WIR’s rule for the city overall. On September 18, 2026, 808 of the 1,243 homes for sale were priced below their original asking, and the twelve-month median sale price is $440,000 against $454,000 in the prior twelve months, down 3.1%. A price point changes which market a home is in, and the case for waiting rests on nothing in the record.
Sell now if the home is ready, because Georgetown’s pace favors the seller while its pricing does not, and both are on the record: a seller’s-market label on months of inventory with 205 homes pending, beside 65.0% of listings already cut from their first asking price. Nothing in the data makes the case for waiting on a better number. The label is for the city overall, and the band you list in changes which market your home is in.
Sources: Unlock MLS (ACTRIS) via MLS Grid, WIR analysis, pulled September 18, 2026; WIR New Construction Inventory sheet, read September 18, 2026.
The Quick Answer is Chris’s position on the decision, WIR positions library entry 7, approved September 8, 2026, written from Georgetown’s figures.
The wider Georgetown story is on the Georgetown, TX real estate market report, and 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.
Georgetown closed 805 homes in the 90 days ending September 17, 2026 against 772 in the same 90 days of 2025, up 4.3%, at a median sale price of $430,000 against $450,000, down 4.4%. The median home that closed had been on the market 50 cumulative days, every day from first listing to contract; in the same 90 days of 2025 the median was 59 days.
The longer view reads the same way: 3,102 homes closed in the twelve months ending September 17, 2026 against 3,065 in the prior twelve months, up 1.2%, at a median of $440,000 against $454,000, down 3.1%. That is what a seller is holding out against when waiting for last year’s number.
Yes, by WIR’s rule, for the city overall. Georgetown carried 4.6 months of inventory in the 90 days ending September 17, 2026 and 4.8 on the twelve-month basis, against 5.7 for the Austin metro. Months of inventory means: if no more homes came on the market, how long it would take to sell everything listed at the current pace. Under 5.5 months is a seller’s market by WIR’s rule, 5.5 to 6.5 balanced, over 6.5 a buyer’s; the metro is balanced. The label is for the city overall, and a price point changes which market a home is in.
On September 18, 2026, Georgetown had 130 homes active under contract (still showing) and 205 pending (off the market, waiting to close), the other half of the case for now. Chris’s position on the wider market, pent-up demand against affordability, is on the Georgetown, TX real estate market report.
In two ZIPs of three. 78633 carried 3.7 months in the 90 days ending September 17, 2026 at a median sale price of $420,000, and 78628 carried 4.7 at $496,962, both seller’s markets by WIR’s rule; 78626 carried 5.9 at $357,900, balanced, and 6.6 on the twelve-month basis, a buyer’s market. Each label is for the whole ZIP regardless of city, and a price point inside the ZIP changes it. In 78633 the resale benchmark is Sun City: Sun City closed 90 homes in the twelve months ending September 17, 2026 at a median $392,500, median build year 2013, with 17 for sale. The ZIP tables are on the Georgetown ZIP code scoreboard.
Because the label describes the pace and the cuts describe the pricing. Of the 1,243 homes for sale in Georgetown on September 18, 2026, 808 were priced below their original asking price, 65.0%, against 57.4% across the Austin metro. The median listing was asking $462,999 after 70 days on the market so far; the median home that closed in the 90 days ending September 17 sold for $430,000, at 94.9% of original asking, and those are different measures over different homes.
The builders are cutting too: 494 of the 1,243 homes for sale were builder listings, 39.7%, and 334 of them were below original asking. On the WIR New Construction Inventory sheet, read September 18, 2026, Perry Homes’ range as published for its Wolf Ranch 51′ section in 78628 is $574,900 to $799,900, with at least 9 move-in-ready specs and an incentive as published of price reductions on select quick move-ins, up to $45,000 off. What stands at your price is on what is your Georgetown home competing against right now? The listings that ended without selling are on why aren’t homes selling in Georgetown?
Nothing this record can point to. A seller who waits is waiting for a higher price or for thinner competition, and the data on September 18, 2026 runs against both. On price, the twelve-month median is $440,000 against $454,000 the prior twelve months. On competition, 1,065 new listings arrived in the 90 days ending September 17, 2026, and new builds were 274 of the 805 closings, 34.0%. WIR does not forecast; the case for now is written in the record, and the case for waiting has to come from outside it.
Start with your band; the two with the most closings in the 90 days ending September 17, 2026 were $350,000 to $449,999, with 246, and $250,000 to $349,999, with 175. If that is you, the fastest way to know is to run your address.
The wait side reads from the same record, by place and price.
What a buyer would pay for yours this month is on what is your Georgetown home worth next to a brand-new house? Your band, your condition and your timeline are what the city’s record cannot see. With 494 builder listings on the market and most of my street already cut, what does a buyer pay for my house if I list it this fall?
Whether now beats later for you depends on which band your price falls in, what is standing at that number in your part of Georgetown, and how ready the house is. 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).
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. 37 homes sold by Watters International Realty in Georgetown since August 2024 (Unlock MLS).
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