Selling in Heritage Oaks, Georgetown? Why the median price says less than it seems
Quick answer
Because per foot, prices barely moved. Heritage Oaks homes sold for a median $195 a square foot over the past twelve months, against $196 the year before, even though the median sale price fell to $380,000.
What we analyzed
- 9 homes sold in Heritage Oaks in the 90 days ending October 6, 2026, 35 in the twelve months ending the same day
- 5 Heritage Oaks homes for sale as of October 7, 2026, 4 of them below their original asking price
- 1.7 months of inventory in Heritage Oaks on the twelve-month pace, against 4.7 for Georgetown as a whole
Sources: Unlock MLS, pulled October 7, 2026. Heritage Oaks 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 Heritage Oaks: 1.
How Georgetown as a whole is doing is on the Georgetown, TX market report, and the town and ZIP code tables are on the 78633 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.
Did Heritage Oaks prices really fall?
Only 9 Heritage Oaks homes closed over the last three months, too few to read on their own, so this page leans on the twelve-month figures.
Over the year, the median sale price came in well below the year before, but the year before rested on just 14 sales. Per square foot, prices held almost exactly. A thin year of sales can swing a median on a few homes, which is why we read direction per foot.
Table 1. Heritage Oaks sales in each period, from the MLS subdivision records for Heritage Oaks in Georgetown. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 5 Heritage Oaks 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) | $375,767 | $199 | 65 days | 92.6% | 1,908 | 2007 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 5 (thin) | $420,000 | $196 | 33 days | 96.4% | 2,147 | 2007 |
| Twelve months ending October 6, 2026 | 35 | $380,000 | $195 | 82 days | 94.4% | 2,143 | 2010 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 14 | $425,000 | $196 | 115 days | 92.5% | 2,150 | 2008 |
How is the Heritage Oaks market behaving?
Steadily. Sales over the year closed at 94.4% of original asking, a balanced market for Heritage Oaks overall, and a single price point can read differently. The typical sale took 82 days to reach a contract.
Very few homes are listed, 5 in early October, which works out to 1.7 months of supply. Four of those five have cut, so even with little competition, owners are starting above where buyers land.
What is a Heritage Oaks home compared against?
Other resales, here and nearby. No builder has homes listed, and almost every home that sold was built between 2000 and 2014.
Buyers shopping this part of Georgetown also tour resales in the neighborhoods around it. Floor plans and updates vary a lot in homes this age, so compare per square foot and on condition; a bigger home only earns more when its per-foot price lines up with recent sales.
How does Heritage Oaks compare with the rest of Georgetown?
It sits below the town on price and well below it on supply. The twelve-month median sale price was $380,000, against $440,000 for Georgetown as a whole.
Supply was 1.7 months on the twelve-month pace, against 4.7 for the town. A Heritage Oaks seller faces far fewer competing listings than most Georgetown owners, which makes the condition of the house the main variable a buyer weighs.
Sell now, or wait?
In Heritage Oaks, sell now if your home is in good shape and you set the asking price based on this year’s closed sales, not last year’s. With so few listings, a well-priced home stands out.
Waiting buys you little here. Per-foot prices are flat, and the listings that did sit cut anyway. For the town-wide decision, see Should you sell your Georgetown home now, or wait?
Your situation
A buyer looking in Heritage Oaks has only a handful of choices, and most have cut. The home that starts at the right number and shows well gets the attention.
What that number is for your house depends on its updates, size and the few listings near it.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Heritage Oaks has only a handful of homes for sale, and each is compared closely. Request my complimentary Home Competitor Analysis for your address. You get:
- The Heritage Oaks and nearby resales a buyer would tour with yours
- Which of those have cut from their first price
- What we look at when we walk 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 Heritage Oaks
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.
Owners here see the median drop and assume they lost value. Per foot, they didn’t. In an older neighborhood with few sales, condition does more to your price than the market does, and that is where I would spend before listing.
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 Heritage Oaks
Are Heritage Oaks home prices falling?
Per square foot, they held: a median $195 over the past year, against $196 the year before.
How long does it take to sell in Heritage Oaks?
Over the past twelve months the typical sale took 82 days to reach a contract.
How many homes are for sale in Heritage Oaks?
5 in early October, most of them below their original asking price.
See the homes you’d be competing against
You get the nearby listings a buyer would compare with yours 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?
- 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 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?
- Why do so many Cimarron Hills listings in Georgetown cut their price before 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?
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