Why do so many Cimarron Hills listings in Georgetown cut their price before selling?
Quick answer
Because buyers at this price pay what the year’s sales support and little more. Cimarron Hills homes closed at 93.8% of original asking over the past twelve months, a buyer’s market for the neighborhood overall, and 9 of the 13 homes for sale have cut.
What we analyzed
- 9 homes sold in Cimarron Hills in the 90 days ending October 6, 2026, 29 in the twelve months ending the same day
- 13 Cimarron Hills homes for sale as of October 7, 2026, 9 of them below their original asking price
- 5.4 months of inventory in Cimarron Hills on the twelve-month pace, against 4.7 for Georgetown as a whole
Sources: Unlock MLS, pulled October 7, 2026. Cimarron Hills 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 Cimarron Hills: 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.
How did Cimarron Hills prices move this year?
Nine Cimarron Hills homes closed over the last three months. That is too few to read alone, so I use the twelve-month record on this page and say so.
Per square foot, buyers paid more than the year before, a median $346 against $330. Fewer homes sold, and the ones that did went under contract far sooner. Each period is in the table.
Table 1. Cimarron Hills sales in each period, from the MLS subdivision records for Cimarron Hills in Georgetown. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 13 Cimarron Hills 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 | 9 (thin) | $1,180,000 | $340 | 50 days | 94.0% | 3,825 | 2014 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 12 | $1,112,500 | $304 | 102 days | 94.0% | 3,307 | 2016 |
| Twelve months ending October 6, 2026 | 29 | $1,200,000 | $346 | 41 days | 93.8% | 3,218 | 2017 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 46 | $1,153,250 | $330 | 122 days | 92.2% | 3,245 | 2019 |
Is Cimarron Hills a buyer’s market?
Over the year, yes, for the neighborhood overall, and a home at your price point can read a little differently. Sellers gave up about six cents of every asking dollar between the first price and the closing table.
Supply is not the problem. At the twelve-month pace there are 5.4 months of homes listed, close to the Georgetown figure. The gap is between where owners start and where buyers settle, and more than a third of the listings that reached an outcome over the year expired or were withdrawn.
Who else is selling in Cimarron Hills?
A few custom and semi-custom builders, alongside the resales. Sitterle Homes and Oak Grove Homes both have new homes listed here, and new builds were 17.2% of the year’s sales.
Table 2. Builders with new homes in Cimarron Hills, as of October 7, 2026: 4 new-build listings for sale. Builder names come from the MLS record and our builder inventory; presence only. Source: Unlock MLS.
| Builder | New homes for sale |
|---|---|
| Sitterle Homes | 2 |
| Oak Grove Homes | 1 |
Most Cimarron Hills resales went up between the late 2000s and the early 2020s, so a buyer touring a brand-new Sitterle home the same day is weighing a fresh finish list against yours. Condition and layout carry real money at this price. How resales and new homes line up across the town is on What is your Georgetown home competing against right now?
How does Cimarron Hills sit within Georgetown?
At the top of the town’s price ladder. The twelve-month median sale price in Cimarron Hills was $1,200,000, against $440,000 for Georgetown as a whole.
That changes who your buyer is. There are fewer of them at seven figures, and each one has time to wait for the right house in the Rancho Sienna Elementary attendance area. A first price set above the year’s sales gives that buyer a reason to keep waiting.
Sell now, or wait?
Sell now if your Cimarron Hills home is ready for an inspector and you are willing to set the asking price based on this year’s closed sales, not last year’s. Contracts came much faster this year for homes priced that way.
Waiting makes sense if you would only take a number above what the neighborhood has been paying per foot. With most of the current listings already reduced, an ambitious price here usually ends in a cut anyway.
Your situation
A Cimarron Hills buyer at this price has a short list of a dozen or so houses and is in no hurry. Some of those houses are brand new; most have already come down from their first price.
Where your home falls on that short list, by finish, lot and price per foot, decides whether it sells in the first month or joins the reductions.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
In Cimarron Hills, most of the homes a buyer is weighing have already cut their price. Request my complimentary Home Competitor Analysis for your address. You get:
- The Cimarron Hills listings your buyer would tour beside yours
- Which of them are new builds and which have reduced
- What we look at during the walkthrough
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).
Why the opening weeks matter in Cimarron Hills
My position, approved September 9, 2026. A prior position, not confirmed for this page.
The first thirty days decide the sale. That is when the buyers who have been waiting at your price see the listing, and the price they see on day one is the one they judge. A home that corrects in week six is being shown to a thinner audience than the one that saw it in week one.
At seven figures that thinner audience is very thin. For an owner in Cimarron Hills who wants a certain sale, my black book holds 4,000 cash buyers, and that count leaves out every buyer 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 Cimarron Hills
Are Cimarron Hills home prices going down?
Not per square foot. The median was $346 over the past twelve months, against $330 the year before.
How long does a Cimarron Hills home take to sell?
The typical sale over the past twelve months reached a contract in 41 days, against 122 days the year before.
Are builders still selling in Cimarron Hills?
Yes, on a small scale. Sitterle Homes and Oak Grove Homes had new homes listed in early October.
See the homes you’d be competing against
You get the short list of competing Cimarron Hills homes and a walkthrough before any talk of price.
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?
- Selling a home in Wolf Ranch, Georgetown? What buyers tour before they reach yours
- Selling a Parkside on the River resale in Georgetown? What the builders mean
- Selling a Nolina resale in Georgetown? What the builder sales can tell you
- Are Woodfield Preserve prices in Georgetown really falling? What Lennar changes
- Selling in Lively Ranch, Georgetown, while Lennar builds? What buyers pay now
- Why do so many Morningstar listings in Georgetown fail to sell?
- Highland Village homes in Georgetown: is the lower median price the whole story?
- How long do Parmer Ranch homes in Georgetown take to sell beside the builders?
- Why do some Rancho Sienna homes in Georgetown sell fast and others never sell?
- Owning in Patterson Ranch, Georgetown? What Pulte and Ashton Woods mean for you
- Oaks at San Gabriel in Georgetown: what separates the homes that sold from the rest?
- Berry Creek Highlands in Georgetown: what is a square foot selling for now?
- Selling in Parkside at Mayfield Ranch, Georgetown? What buyers pay per foot now
- Selling in Heritage Oaks, Georgetown? Why the median price says less than it seems
- Selling in Saddlecreek, Georgetown? What this year’s resales say about your price
- Selling in Riverview, Georgetown, with D.R. Horton nearby? What a buyer weighs
- Are Berry Creek home values in Georgetown falling, or are smaller homes selling?
- Selling a Heights at San Gabriel home in Georgetown while the builders are still listing?
- What is holding back the La Conterra listings in Georgetown that never find a buyer?
- Selling a Parkside Peninsula resale in Georgetown with Highland and Perry still building?
- Owning a newer Retreat at San Gabriel home in Georgetown? What resale buyers will weigh
- Selling in Park Central, Georgetown, while Tri Pointe Homes is still listing new homes?
- Why do Woodside homes in Georgetown sell so far below the first asking price?
- The Austin seller hub
