Are Berry Creek home values in Georgetown falling, or are smaller homes selling?
Quick answer
Smaller homes are selling. The Berry Creek median sale price fell to $574,500 over the past twelve months, while a square foot sold for a median $210, up from $197.
What we analyzed
- 7 homes sold in Berry Creek in the 90 days ending October 6, 2026, 32 in the twelve months ending the same day
- 9 Berry Creek homes for sale as of October 7, 2026, 6 of them below their original asking price
- 3.4 months of inventory in Berry Creek on the twelve-month pace, against 4.7 for Georgetown as a whole
Sources: Unlock MLS, pulled October 7, 2026. Berry Creek is the MLS subdivision name, with its recorded spellings counted as one.
Selling above $1M? Part of this market never goes online
The figures on this page describe the public side of this market, the sales that were listed in the MLS. Above $1M in the Austin area, a large share of sales are never listed there and never appear online.
Those sales trade on a broker-to-broker private network, and I am a participating broker. Only the agents and brokers who do most of the business at this price point use it, and a surprising number of agents do not know it exists because they do not sell in this range. It covers homes, lots, ranches and condos priced over $1M, and much of it is waterfront or in the Austin core, West Austin, Westlake and Rollingwood, where prices run past $1.5M.
Sellers and their brokers use it for privacy: no public photos or floor plans, and no showings to buyers who have not been qualified.
Contact me for off-market private luxury listings you will never see online
248 homes sold by Watters International Realty in Georgetown. That count is every home we listed and closed in Georgetown, and it doesn’t include a single buyer we’ve represented. Everything on this page comes from the same MLS record we used to price those homes.
Homes I’ve sold in Berry Creek: 2.
How Georgetown as a whole is doing is on the Georgetown, TX market report, and the town and ZIP code tables are on the 78628 housing market report.
Last updated October 7, 2026. Sales data covers the 90 days ending October 6, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 7, 2026.
Why did the Berry Creek median fall?
Only 7 Berry Creek homes closed over the last three months, so this page reads the twelve-month figures.
Over the year the typical home that sold was a couple of hundred square feet smaller than the year before. A smaller middle home pulls the median down, while buyers paid more for each foot. More homes sold as well.
Table 1. Berry Creek sales in each period, from the MLS subdivision records for Berry Creek in Georgetown. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 9 Berry Creek homes were for sale as of October 7, 2026. Source: Unlock MLS.
| Period | Sold | Median sale price | Price per square foot (median) | Median days on market | Share of original asking price | Median living area (square feet) | Median build year |
|---|---|---|---|---|---|---|---|
| 90 days ending October 6, 2026 | 7 (thin) | $840,000 | $207 | 17 days | 98.0% | 4,019 | 1999 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 5 (thin) | $589,000 | $228 | 115 days | 93.5% | 3,192 | 1999 |
| Twelve months ending October 6, 2026 | 32 | $574,500 | $210 | 35 days | 95.8% | 3,005 | 1998 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 27 | $612,000 | $197 | 39 days | 95.5% | 3,192 | 1997 |
How strong is the Berry Creek market?
Balanced, for Berry Creek overall. Sales over the year closed at 95.8% of original asking, and your price point can read differently. The typical sale took 35 days to reach a contract, quick for Georgetown.
There are 9 homes for sale, and 6 have cut. Listings that fail here expired or were withdrawn, and over the year that came to 30.4% of the listings that reached an outcome.
What is a Berry Creek home compared against?
Other older resales. No builder is selling here, and the typical home that sold went up in the late 1990s. Homes this age vary a lot in updates, roofs and systems.
That makes condition the swing factor. Buyers compare per square foot, and a large home earns more only while its per-foot price lines up with recent sales. An updated home sets the top of that range; one with deferred maintenance gets measured against the inspection report.
Sell now, or wait?
In Berry Creek, sell now if your home is updated or in good repair and you set the asking price based on this year’s closed sales, not last year’s. Per-foot prices rose over the year and homes went under contract quickly.
Wait, or fix first, if the home needs work an inspector will find. In an older neighborhood that work shows up in the offer either way. For the town-wide view, see What is your Georgetown home worth next to a brand-new house?
Your situation
A Berry Creek buyer is comparing older homes with very different update histories. The one that has been cared for and priced per foot to recent sales gets the offer.
Where your home falls on that line, and what is worth fixing first, is what the walkthrough is for.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Berry Creek homes vary a lot in updates, and buyers price that in. Request my complimentary Home Competitor Analysis for your address. You get:
- The Berry Creek listings a buyer would compare with yours
- Which of those have cut or come off the market
- What we’d fix, and what we’d leave, after walking your home
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. 248 homes sold by Watters International Realty in Georgetown (Unlock MLS, all time).
What I’m seeing in Berry Creek
What I’m seeing: my interpretation of the numbers on this page, October 7, 2026. It is a reading of the data, not a stated position and not a forecast.
In older neighborhoods the market number matters less than the house. Per-foot prices in Berry Creek went up this year, so buyers are paying for good homes. The money comes back on deferred maintenance and inspection red flags; cosmetic work only pays when a home looks a generation behind what it is competing with.
If the house needs work before it can compete, the Make-Ready Fund can pay for repairs before you list, repaid when the home closes. If a quick, certain sale matters more to you than the last dollar, I also keep 4,000 cash buyers in my black book, and that count does not include the buyers using traditional financing.
About Watters International Realty in Georgetown
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. This page is based on Unlock MLS data analyzed on October 7, 2026. 248 homes sold by Watters International Realty in Georgetown (Unlock MLS, all time).
Questions Georgetown sellers ask about selling in Berry Creek
Are Berry Creek home values falling?
Per square foot, no. The median rose to $210 a square foot over the past year, from $197. Smaller homes sold, which lowered the median sale price.
How long does it take to sell in Berry Creek?
Over the past twelve months the typical sale took 35 days to reach a contract.
How many Berry Creek homes are for sale?
9 in early October, and most of them had cut from their original asking price.
See the homes you’d be competing against
You get the nearby listings and a walkthrough before any pricing talk.
Contact me for off-market private luxury listings you will never see online.
No obligation. The report arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
More for Georgetown sellers
- Georgetown, TX real estate market report: what homeowners need to know before selling
- Georgetown housing market by ZIP code: 78626, 78628 and 78633
- Should you sell your Georgetown home now, or wait?
- What is your Georgetown home competing against right now?
- Why aren’t homes selling in Georgetown?
- What is your Georgetown home worth next to a brand-new house?
- Why are Sun City Texas sellers in Georgetown cutting with so few homes listed?
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