Parmer Ranch homes in Georgetown sold for a median 90.1% of original asking in the last 90 days, which puts the neighborhood overall in a buyer’s market, though a price point can change which market a single home is in. Now can still be a good time to sell here if you price against the brand new homes, because four builders are selling in Parmer Ranch today and most of the homes for sale have already come down from their first price.
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 Georgetown 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.
Parmer Ranch is a buyer’s market. In the last 90 days the median home closed at 90.1% of its original asking price. That reading covers the neighborhood overall, and I always check where a particular home sits, because a price point can put it in a different market than its neighbors.
Most of those 90 days fell in summer, the strongest selling season, and a summer window usually looks better than a full year does. Here the full year looks about the same: on the twelve months the median sale came in at 89.3% of original asking.
The rest of Georgetown sold at 94.0% of original asking over the same twelve months. I see buyers in Parmer Ranch asking for noticeably more off the first price than buyers elsewhere in town.
Price per square foot rose from $187 in the prior twelve months to $191 in the last twelve months.
It was level after that, holding at $191 per square foot through the most recent stretch. The median home that sold stayed the same size in every period, so I read the rise as a true price change among similar homes.
I see no conflict between a buyer’s market and a higher price per square foot here. Buyers paid a little more per foot this year, and they paid it after the asking price had already come down.
The median home in Parmer Ranch took 124 days to contract over the last twelve months. I measure that as cumulative days to contract, which counts every relisting of the same home as one stretch.
The last 90 days came in at 122 days to contract. I build a Parmer Ranch listing plan around a stay of several months, because that is what the median seller here has lived through.
I tie much of that wait to supply. Parmer Ranch has 7.1 months of supply, against 4.7 months for Georgetown as a whole, and when I walk a buyer through this neighborhood they have far more homes to choose from than they would across town.
Your main competition is the builders. Westin Homes, Coventry Homes, Drees Custom Homes and Sitterle Homes all have homes for sale here now, and builder-listed homes make up 27 of the 42 homes for sale.
I see the same pattern in closed sales. Over the last twelve months, 55 of the 71 homes that sold were new construction, and only a small share were resales. When I price a resale in Parmer Ranch, I am pricing a home that a buyer has just compared to a brand new one a few streets away.
Price cuts are common. Of the 42 homes for sale today, 34 have already dropped below their original asking.
I also watch where asking prices start. The median asking price right now is $578,172, while the median home that sold over the last twelve months closed at $513,000.
My Home Competitor Analysis puts your home next to the exact homes a buyer will tour before they reach yours, including the builder homes for sale in Parmer Ranch. Here is what you get:
No obligation. The report for Parmer Ranch comes first. Then I walk the home with you before we talk about price.
If your home was built in 2025 or later, a buyer will set it right beside the builder homes for sale. I would price it from what closed in Parmer Ranch, not from what the builders are asking, and I would make the first price your best one, because most homes for sale here have already had to cut.
If your home was built between 2015 and 2024, you are one of the few older homes in a neighborhood where most sales were built in 2025 or later. I would spend your preparation money on the things a buyer notices after touring a model home, such as worn paint, dated fixtures and anything not working, so the home is move-in ready and the age matters less.
If you have a firm date you need to move by, plan backward from the median of 124 days to contract and list earlier than feels necessary. I would also decide in advance how you will respond to the first offer, since buyers here have been closing at about 90 cents on the dollar of original asking.
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.
