To sell a Broken Oak home in Georgetown, price it against the builder, because nearly every home that sold here over the last twelve months, to mid-October 2026, was brand new. Supply in Broken Oak is very tight at 0.9 months, yet every home for sale today has already cut its asking price, and I read that as buyers holding sellers to what has closed. Sales here closed a little under full original asking over the year, which makes Broken Oak as a whole a balanced market. I would set a first price from closed sales and leave today’s asking prices out of 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
248 Georgetown 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.
Your main competition in Broken Oak is the builder. Of the 40 homes that sold here in the last twelve months, 37 were new construction, which left only three resales.
Nearly every home that sold in that time was built in 2025 or later, and none was built before 2015. A buyer touring this neighborhood is mostly comparing new floor plans with each other.
Chesmar Homes has a home for sale here right now, and a buyer can walk it and yours on the same afternoon. At a price well above the Georgetown median, that buyer expects new-home condition, so I prepare a Broken Oak resale to be move-in ready and price it so the finished, lived-in house looks like the better value on the day of the tour.
Prices per square foot came down over the past year, from $225 in the prior twelve months to $211 in the last twelve months. For an owner, that means a buyer today pays less for each foot of your home than a buyer did a year earlier.
The homes that sold were about the same size in both years, so I cannot put that drop down to larger homes selling.
The most recent three months point the other way. Price per square foot rose from $211 in the last twelve months to $218 in that thin, five-sale stretch. Those sales closed mostly in summer, when buyers here paid more per foot and came closer to full asking but took longer to reach a contract than over the full year, and I give the twelve-month figure more weight when I set a price here.
Over the last twelve months Broken Oak buyers paid 95.9% of original asking, up from 94.8% in the prior twelve months, which means sellers here gave up less in negotiation this year than last.
The last 90 days came in at 99.1% of original asking, but that is a thin sample of five sales, and I would not set a price from it.
I measure speed as cumulative days to contract. The median home took 76 days to contract in the last twelve months, faster than the 105 days of the prior twelve months, and for an owner that means fewer months of mortgage and upkeep on a house you are trying to leave.
The five sales in the last 90 days, a thin sample, took a median of 153 days to contract, and with a sample that small I read speed from the full year instead.
Broken Oak sells well above the Georgetown median. The median sale here over the last twelve months was $592,905, against $440,000 for Georgetown as a whole.
Supply is far tighter here than in the rest of town, where Georgetown sits at 4.7 months of supply. I calculate that figure as the homes for sale divided by the monthly pace of sales.
Across Georgetown, homes sold for 94.0% of original asking over the same twelve months, and Broken Oak sellers came closer to full asking than that.
I would list now if your home can be priced from what has closed, because only Chesmar Homes has a home for sale here today and a buyer touring today sees one builder listing beside yours. All 3 homes for sale have already come down from their original asking, with a median asking price of $565,000.
When I put the tight supply next to those price cuts, I see buyers here who will not pay a premium just because supply is tight. I would tell a seller who needs a price above recent closings to wait, because listing high today means joining the homes that have all had to cut. With only three resales in the last year, the next Broken Oak closing carries real weight, and if it closes higher, it gives me a comparable sale to support the price that seller needs.
I would also wait if your home is one of the older ones and is not yet move-in ready, because it will stand next to a brand-new house on every tour.
A Home Competitor Analysis puts your home next to the homes a buyer will tour with it, including the builder’s. Here is what you get:
No obligation. The report for Broken Oak comes first. Then I walk the home with you before we talk about price.
If your home was built before 2025, you own one of the older homes in a neighborhood where nearly every sale was new. I would make it move-in ready before it goes on the market and price it against the builder’s per-foot price, because a buyer will set the two side by side.
If you own a 2025 build with a plan close to what Chesmar Homes is selling, your listing and the builder’s will look alike on paper. I would price below where the current listings started, since every one of them has already had to cut.
If you are not in a hurry to move, keep track of each Broken Oak closing as it happens. With so few resales, a single sale can change what a buyer thinks a home like yours is worth, and I would want that sale in hand before I set a price.
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.
Request your competitor analysis
Sources: Unlock MLS (ACTRIS) via MLS Grid, my analysis, pulled October 15, 2026. The neighborhood is the MLS subdivision name. 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.
