Yes, now is a good time to sell a Morningstar home in Georgetown if it is move-in ready and priced against what recently closed: homes here sold for 97.0% of original asking over the last 90 days. That makes the neighborhood as a whole a seller’s market right now. I would list now rather than wait, at a first price I set from recent sales instead of from what other owners are 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
5 Morningstar 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.
On the 90-day basis, I read Morningstar as a seller’s market, because buyers this summer paid close to the full original asking price, as the chart shows. That reading describes the neighborhood as a whole, and I still price each home from its own comparable sales.
Most of that window fell in summer, the strongest selling season, and here the summer did beat the full year on both price against asking and speed, as the chart and the days to contract below show.
For direction I look at price per square foot, which went from $200 in the prior twelve months to $185 in the last twelve months. For an owner, that means the price level here is lower than a year ago, even though summer buyers paid close to asking.
Most of the drop from the prior year comes from larger homes selling, because the median home sold grew from 1,720 to 1,971 square feet. I explain it to owners this way: the lot is a fixed cost, and spread over more square feet it pulls the price per foot down.
Size is not the whole story, though. I also see pressure in what buyers paid against the first asking price, which slipped from 94.1% in the prior twelve months to 93.7% in the last twelve months.
Since mid-July, price per square foot slipped again, from $185 over the last twelve months to $183.
I cannot pin that dip on size, because the summer sales were smaller, with a median of 1,742 square feet, and smaller homes usually bring more per foot.
The two readings fit together once I separate what each one measures. I read sale price against original asking as how close a buyer came to the seller’s first number, and I read price per square foot as the price level itself. This summer buyers paid close to the first number on the homes that sold, at a level a little lower per foot than a year ago.
Over the last twelve months, the median home in Morningstar took 99 cumulative days to contract, against 44 days in the prior twelve months. For an owner, that means a home that misses on price can wait through a full season before a buyer commits.
Summer moved much faster. I count 11 sales since mid-July, and they went to contract in a median of 35 days.
Closings fell from 111 in the prior twelve months to 73 in the last twelve months. With fewer buyers closing, each one had more homes to choose from, and a buyer here can afford to compare yours carefully before writing an offer.
New construction is part of what a buyer sees here, but most buyers in Morningstar bought a resale: 14 of the 73 sales in the last twelve months were new construction.
Saratoga Homes is the builder with homes for sale in the neighborhood today, with 4 listings, and a buyer touring your house may walk through one of those the same afternoon.
Every home that sold here in the last twelve months was built in 2015 or later, and a buyer sees little age difference between a recent resale and a brand-new house. I want a resale here move-in ready and priced against comparable sales that closed, because the other resales are the homes your buyer is weighing most.
Morningstar sells at a lower price point than Georgetown as a whole. Over the last twelve months, the median sale here was $350,000, and across Georgetown it was $440,000.
Supply runs deeper here, with 5.3 months against 4.7 months for Georgetown, and a buyer who wants this price point has more choice in Morningstar than the town average suggests.
Per square foot, Morningstar also sits below the town’s $203, which is why I price a home here from Morningstar’s own sales rather than the town’s. My team has sold 5 homes in the neighborhood, and I read those sales alongside the MLS record when I sit down with an owner here.
I would sell now if your home is move-in ready and you will set the first price from what closed, because summer buyers here paid close to the original asking price. The homes that sold since mid-July had a median sale price of $332,000, and the homes for sale today have a median asking price of $394,495.
That gap is where I see the risk for an owner. Of the 32 homes for sale today, 20 have already cut below their original asking, and I would rather you list once at a number buyers are already paying than start high and come down. I would wait if your home needs work to be move-in ready, finish that work, and then list.
My Home Competitor Analysis puts your home beside the homes a Morningstar buyer is touring right now, new construction included. Here is what you get:
No obligation. The report for Morningstar comes first. Then I walk the home with you before we talk about price.
If your home was built between 2015 and 2024, you are in the largest group of sellers here, and your buyer is comparing your house mostly with other resales of similar age. I would price it against the resales of a similar size that closed this summer and make it move-in ready before the first showing.
If your home was built in 2025 or later, a buyer can tour a new Saratoga Homes listing before seeing yours, and your house is close to new itself. I would show what your home already has that a buyer of a new build would still need to add, and I would price it from the resales that closed rather than from builder asking prices.
If you need to sell by a certain date, I would plan around the twelve-month pace of days to contract and treat the summer pace as the good case. I would set the first price at the level of recent closings, because a listing that has to come down loses weeks you may 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.
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Sources: Unlock MLS (ACTRIS) via MLS Grid, my analysis, pulled October 15, 2026. The neighborhood is the MLS subdivision name, combined across 19 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.
