Yes, a resale in Patterson Ranch can compete with the new builds, as long as I price it from what homes here have actually closed for and it shows better than a builder home in person. In the last 90 days, Patterson Ranch homes in Georgetown sold for a median 93.3% of their original asking price, a buyer’s market for the neighborhood as a whole, though your home’s size and price could place it in a different one. Builders hold almost every listing here today, so a buyer touring your house always has a brand-new one down the street to compare it with.
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.
It is a good time to sell only if you price from recent closings, because buyers here have paid under the original asking price in both of the last two twelve-month periods. Over the last twelve months the median home closed at 93.0% of its first list price, against 93.9% in the prior twelve months, which means the gap between asking and selling has widened a little and a buyer here comes ready to negotiate.
Most of the last 90 days fell in summer, normally the strongest selling season, so I checked whether that period flattered Patterson Ranch, and it barely did.
Georgetown as a whole sold at 94.0% of original asking over the last twelve months, right at the line between a buyer’s market and a balanced one. For you, that means a Patterson Ranch seller gives up a little more off the first price than the typical Georgetown seller, and I build that into the list price from the first day.
I read it as the builders: a buyer in Patterson Ranch can always choose a brand-new house instead, and that choice sets the price a resale has to meet. Months of supply here is 3.7, against 4.7 for Georgetown as a whole, and on its own that would point to a stronger position for sellers.
Builders list 15 of the 17 homes for sale here.
Ashton Woods has 8 of those listings and Pulte Homes has 7. With that many new houses on offer, a buyer never has to stretch for a resale, and I price yours knowing the buyer has usually walked through a model the same afternoon.
The past year of sales looks the same, with new construction making up 37 of the 55 closings.
Even the resales were built in 2025 or later, so most owners selling here bought from a builder recently and now compete with that same builder.
Yes. Price per square foot fell from $205 in the prior twelve months to $183 in the last twelve months.
The lower level held through the last 90 days, at $182.
I checked whether a shift toward bigger homes explains it, and it does not. The median home sold in the prior twelve months had 2,442 square feet and the median in the last twelve months had 2,298. Smaller homes usually sell for more per square foot, because the lot is a fixed cost spread over fewer feet, so buyers here are paying less for the house itself.
Across Georgetown, homes sold for $203 a square foot over the last twelve months. A buyer here now pays less per foot for a newer house than the town median, which is why I price your home from Patterson Ranch closings and never from the town figure.
It takes longer than it did a year ago, with the median cumulative days to contract rising from 59 days in the prior twelve months to 82 days in the last twelve months. I count from the first day a home is listed, including any time off the market before a relist, so that figure is the whole wait.
The last 90 days came in at 81 days to contract, so the slower pace held through the summer. I want your first price right so those extra weeks of carrying the house are not spent waiting on a price cut.
Of the homes for sale here now, 9 are already priced below their original asking.
I would sell when your own plans call for it, and I would not hold out for last year’s prices. Price per square foot is lower than a year ago and homes take longer to go under contract, and nothing in these numbers points back toward the prior year’s level.
My team has sold 248 homes across Georgetown. In a neighborhood where builders hold most of the listings, I set the first price against closed sales from the last twelve months and make sure the home shows move-in ready on the first weekend.
My team builds a Home Competitor Analysis for your address that sets your home against the homes a buyer tours alongside it. Here is what you get:
No obligation. The report for Patterson Ranch comes first. Then I walk the home with you before we talk about price.
If you bought from a builder recently and want to sell, set your first price from what homes here closed for in the last twelve months. Your purchase contract is the wrong starting point, because price per square foot here sits well under the prior year’s level and more than half of the homes for sale have already cut their asking price.
If you have added upgrades or finished work a new build does not come with, put each one in the photos and the listing description. A buyer comparing your house with a model is adding up what they would have to buy after closing, and I want that tally in front of them before the showing.
If you do not need to move soon, watch how many builder homes are listed in Patterson Ranch and how many listings have cut their price. I can send you those two counts each month, along with the price per square foot of whatever closed.
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. 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.
