A home for sale in Lively Ranch, Georgetown, competes almost entirely with other owners’ nearly new homes right now, because only one of the 41 homes listed here comes from a builder. In the last 90 days, homes in the neighborhood sold at a median 96.3% of their original asking price. I price a home here against those neighbors’ listings first, since those are the homes your buyer is touring.
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 1 home in Lively Ranch 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.
Buyers are comparing your home with other owners’ homes that are only a few years old, because almost everything in Lively Ranch is new. Of the 79 homes that sold in the last twelve months, 63 were built in 2025 or later.
Builders made most of those sales. Brand-new homes accounted for 52 of the closings and owner resales for the other 27, which means the market reading in the next section mostly reflects what buyers paid builders.
The homes for sale today are the reverse. Lennar has the only builder listing, and every other home on the market belongs to an owner. A buyer who wants something nearly new here now chooses among owners’ homes, and that puts your condition and your price right next to your neighbors’. When I list a resale in Lively Ranch, the home I measure it against usually has a similar floor plan and was finished within a year or two of yours.
Lively Ranch is a balanced market on the 90-day basis. That reading describes the neighborhood as a whole, and a home priced well above or below the middle of Lively Ranch can face a different market, which is why I look at the homes closest to yours in price and size before I tell you where you stand.
Most of those 90 days fell in summer, and over the full twelve months homes here sold at 95.5% of original asking, a little below the summer reading.
Georgetown as a whole sold at 94.0% of original asking over the same twelve months, the very bottom of the balanced range. On that basis, I see Lively Ranch owners keeping more of their asking price than the typical seller in town.
Prices here dipped modestly over the past year. Price per square foot fell from $186 in the prior twelve months to $179 in the last twelve months.
The median size of homes that sold barely changed, from 2,046 to 2,081 square feet, and a shift that small cannot account for the drop.
Buyers also paid a little less against asking, with homes selling at 96.0% of original asking in the prior twelve months and 95.5% in the last twelve months. I read the two together as a real, modest decline, and it means a buyer here expects a little more room on price than a year ago.
The summer months point the other way. Price per square foot rose from $179 over the last twelve months to $181 over the last three months, even though the homes that sold in that stretch were larger at the median, which tells me summer buyers here paid a little more per foot for bigger homes.
The median home here went under contract in 32 days over the last twelve months, counted in cumulative days to contract, about half the 68 days for Georgetown as a whole.
That speed sits oddly next to the supply. Lively Ranch has 6.2 months of supply against 4.7 months for the town, and a supply that deep usually gives buyers room to take their time.
The listings explain it. The median home for sale today has been on the market 17 days, which tells me much of that supply is fresh. For you, I see a crowded field where a well-priced home still goes under contract in about a month, while 14 owners have already cut from their original asking.
I would list now if your home is ready, and I would set the price from the recent owner sales of your floor plan that went under contract. Those sales are the fairest test in Lively Ranch, because the builder field has thinned out and your buyer is choosing between your house and a neighbor’s similar one.
I would wait only if your home needs work before it can stand next to a neighbor’s newer house. The reduced listings already on the market show what happens to an owner who opens above the neighbors and then has to come down.
My team has closed a single sale in Lively Ranch and 248 across Georgetown, and I price each one from the homes a buyer can tour that same week.
My team walks your home and the homes it is up against, and then I sit down with you to go through it. In the Home Competitor Analysis you get:
No obligation. The report for Lively Ranch comes first. Then I walk the home with you before we talk about price.
If you bought new from the builder in the last year or two, your closest competition is a neighbor selling the same plan. I would pull every owner listing with your floor plan, note which ones have already been reduced, and set your price against the ones that went under contract.
If your home was built between 2015 and 2024, you own one of the older homes in Lively Ranch, and buyers set it beside homes that are a year old. I would spend your money on the wear a buyer notices next to new finishes, like paint and flooring, and make sure the listing points out the upgrades a buyer would otherwise pay for after closing.
If you need to be under contract quickly, set your first price with the 6.2 months of supply in mind. With 14 homes for sale already reduced, I would start where buyers have been writing contracts, because a home that opens above that risks becoming the next reduction.
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 2 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.
