Buyers in Heights at San Gabriel, Georgetown price an older home against the other older homes that sold here, then hold it up against a new builder home they can tour the same afternoon, and an older house asking more than the older resales support loses that buyer to the builder. Over the last twelve months, homes in Heights at San Gabriel sold for 89.3% of their original asking price. I would list an older home once it is ready and price it from the older resales on day one, because most of the homes for sale here have already come down from their original asking.
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
My team has sold 2 homes in Heights at San Gabriel and 248 Georgetown homes in all, and those counts do 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.
Of the 48 homes that sold here in the last twelve months, 27 were new construction. On the twelve-month basis Heights at San Gabriel as a whole is a buyer’s market, and that reading pools those new builds with older houses like yours, so it describes the neighborhood overall and not your house. When I size up a home here, I start by asking which of those two groups a buyer will put it in.
Buyers paid 96.0% of original asking here in the prior twelve months, a balanced market, against a little under 90 cents on the dollar in the last twelve months. For an owner, that change means the gap between your asking price and your sale price has widened over one year.
Across Georgetown as a whole the twelve-month figure is 94.0%, which puts the town in a balanced market while this neighborhood sits in a buyer’s market.
The three-month figure of 91.9% came in a little higher than the full year, but it rests on a thin sample of six closings that ran mostly through summer, the strongest selling season, and I give it little weight.
You are competing against brand-new houses as well as other older ones. Of last year’s sales, 18 were built before 2000, and only one came from the years between those older homes and the new ones. A buyer here is choosing between an older house and one nobody has lived in.
Century Communities, GFO Home LLC and Blackburn Homes all have homes for sale here right now, and builders list 6 of the 9 homes on the market. A buyer who walks through your house can tour their models the same afternoon.
My team has closed 2 sales in Heights at San Gabriel. When I pull comparable sales here, I keep the older homes and the new builds in separate groups, because a buyer judges each against its own kind first.
Prices are going down on a per-foot basis: price per square foot fell from $194 in the prior twelve months to $190 in the last twelve months.
The typical home that sold also got smaller, from 2,092 square feet to 2,003 square feet over those same two periods. A smaller house usually carries a higher price per foot, and because the figure fell anyway, I read the drop as a real decline in what buyers paid.
It fell again in the last three months, from $190 to $179, on a thin three-month sample. Most of that second drop comes from larger homes selling, because the typical home that closed in those months was bigger than the twelve-month median. The lot is a fixed cost, and on a bigger house that cost spreads over more square feet, which pulls the price per foot down.
To see past the size effect, I look at the price cuts on homes for sale today. I read buyers as still setting the price here, because 8 of the 9 homes on the market have already come down from their original asking.
Across Georgetown as a whole, homes sold for $203 per square foot over the last twelve months, against $190 in Heights at San Gabriel, and a buyer shopping the rest of town sees that gap.
Over the last twelve months the median home here took 87 cumulative days to contract, counting every listed day until a buyer signed, against 36 days in the prior twelve months. For an owner, that change means a listing here has to hold its price through many more weeks of showings before a buyer commits.
The homes for sale right now have been listed a median of 128 days, longer than the typical sale took last year.
The six homes that closed in the last three months took a median of 65 days to contract, a thin sample I treat as a check on the full year and nothing more.
I would sell now if your home is one of the older ones and it is ready to show, because the only figure that came in better is the thin summer sample, and I would not hold a ready house off the market on the strength of a few sales. I would wait if your older home needs work a buyer’s inspector would flag, and get that work done first, because the new house down the street needs none of it. If yours is one of the new builds, I would wait while builders hold most of the homes for sale here, because a buyer can buy your floor plan new from them with nobody having lived in it.
Months of supply here is 2.2, against 4.7 for Georgetown as a whole, which means Heights at San Gabriel carries less supply for its pace of sales than the town does. That pace comes largely from builder sales, and the low supply does not leave a buyer here short of choices.
My team builds a Home Competitor Analysis that puts your house next to the homes a buyer would tour alongside it, older resales and new builds alike. Here is what you get:
No obligation. The report for Heights at San Gabriel comes first. Then I walk the home with you before we talk about price.
If your home was built before 2000, your buyer is choosing between your house and a new one in the same neighborhood. I put the prep money into what a buyer’s inspector would flag, and I leave cosmetic projects alone unless a buyer would notice them on the first walkthrough.
If your home was built in 2025 or later and you have to sell now, the builder may still be selling your floor plan new. Before I set a price, I check what Century Communities, GFO Home LLC or Blackburn Homes is asking today for a similar home, and I market the move-in date with no construction wait.
If you need to sell by a set date, start at a price buyers are paying today. I would rather do that than chase the price down with cuts after the first few weeks, because each cut costs you time you do not have.
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 7 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.
