In the three months to mid-October 2026, homes in Rancho Sienna, Georgetown sold for 98.7% of their original asking price, which reads as a seller’s market for the neighborhood as a whole. A price point changes which market a home is in, and among the homes listed today, three out of four have already dropped below their original asking. Now can be a good time to sell here for an owner who prices from what buyers actually paid, because the cut listings show what happens to a home priced above it.
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
10 Rancho Sienna homeowners have trusted my real estate team to sell their home in the MLS, and that count does not include a single buyer my team has represented. Everything on this page comes from the same MLS record I use to price those homes.
On the last 90 days, yes: buyers paid close to full original asking, which puts the neighborhood overall in a seller’s market, though a home’s own price point can place it in a different one. Most of those 90 days fell in summer, the strongest selling season, and a summer stretch reads better than a twelve-month view. I always set the two side by side before I talk price with an owner here.
Over the last twelve months, Rancho Sienna homes sold for 94.7% of original asking, which is balanced territory. In the twelve months before that the figure was 95.7%.
Georgetown as a whole sold for 94.0% of original asking over the last twelve months. On the full year, I see Rancho Sienna buyers negotiating about as hard as buyers anywhere else in town.
Price per square foot in Rancho Sienna fell from $207 in the prior twelve months to $187 in the last twelve months.
It fell again, from $187 over the last twelve months to $179 in the last three months. I checked whether bigger homes selling could explain the drop, and it does not here, because the typical home that sold stayed close to the same size across all three periods.
I see the same direction in the homes for sale now. Of the 32 listed today, 24 are already priced below their original asking, and I read that as many owners starting higher than buyers were willing to go.
For comparison, Georgetown as a whole sold at $203 per square foot over the last twelve months, against $187 in Rancho Sienna. Homes here run larger than the town median, and a bigger house spreads the fixed cost of its lot over more square feet.
Over the last twelve months the median home here took 74 days to reach a contract, measured as cumulative days to contract, which counts every day on the market even across a relisting.
In the last 90 days the median was 37 days to contract. I treat that as the best case, since it comes from the summer sales, and I plan a listing around the full-year figure.
Your home is competing with 32 others for sale, which works out to 6.9 months of supply at the pace homes sold over the last twelve months.
Georgetown as a whole has 4.7 months of supply, which means a Rancho Sienna seller is up against more homes for each buyer than the town average.
Nearly every home that sold here in the last twelve months was built between 2015 and 2024. A buyer touring Rancho Sienna sees several homes of a similar age and floor plan in one afternoon, and I find the decision usually comes down to price, condition and how the home shows on the day.
My Home Competitor Analysis puts your home next to the Rancho Sienna homes a buyer would see on the same tour. Here is what you get:
No obligation. The report for Rancho Sienna comes first. Then I walk the home with you before we talk about price.
If your home is move-in ready and you can list this fall, I would price it from the homes that closed this summer and set aside the asking prices on the market now. The summer sales went to contract at close to full asking, while most of the current listings that started higher have already had to come down.
If your home needs paint, flooring or repairs, I would do that work before listing. With 6.9 months of supply and many homes of the same age nearby, a buyer can walk next door to a home that needs nothing, and condition becomes the easiest reason to pass on yours.
If you have no reason to move for a year or more, I would watch two things: price per square foot each quarter, and how many of the homes for sale have dropped below their original asking. Right now most of them have, and I would want to see that share fall before calling the timing better.
The Home Competitor Analysis shows the homes you would have to beat, what they are asking, how long they have been on the market, which have cut their price, and how your home may compare.
Sources: Unlock MLS (ACTRIS) via MLS Grid, my analysis, pulled October 15, 2026. The neighborhood is the MLS subdivision name, combined across 24 recorded spellings and section names. Homes are counted by closing date. Prices as a share of original asking use each home’s original list price.
Last updated October 15, 2026. Closings: twelve months ending October 15, 2026 and the 90 days ending October 15, 2026. Homes for sale: as of October 15, 2026.
