Georgetown buyers compare an early resale in Retreat at San Gabriel to brand-new homes, because nearly every home that sold here in the twelve months through mid-October 2026 was new construction. Those homes closed at a median 87.5% of original asking, up from 83.1% in the twelve months before, and I read that as buyers negotiating less than they did a year ago. On the twelve-month basis that is still a buyer’s market for the neighborhood as a whole, and the price you pick decides how hard a buyer pushes on your home in particular. I would list an early resale now, while almost nothing else is for sale here, and I would price it from what the new homes actually closed for, since their first asking prices ran well above that.
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.
The typical home here closed about one-eighth under its first asking price over the last twelve months, while Georgetown as a whole sold at 94.0% of original asking.
I show that gap to an owner here first, because buyers in this neighborhood have pushed harder on price than buyers across the rest of Georgetown. An owner who prices close to where the new homes closed gives a buyer less room to push.
The last three months hold only six sales, a thin sample, and they closed at 90.1% of original asking. Those months fall mostly in summer, the strongest selling season, and this summer did come in a little closer to asking than the full year.
Prices here went up over the past year, from $178 a square foot in the prior twelve months to $185 in the last twelve months, and I read that as buyers paying a little more for each foot of house.
The median home that sold grew from 2,560 square feet in the prior twelve months to 2,900 in the last twelve months. Larger homes usually sell for less per foot because the lot is a fixed cost spread over more house, and here the price per foot rose anyway, which I count as real strength in what buyers paid.
In the thin summer sample, price per square foot came in at $179, against $185 over the last twelve months. I would want far more sales than that before I call it a turn in prices.
A resale here competes with new homes. Of the 21 homes that sold in the last twelve months, 20 were new construction, which left exactly one resale.
The median home that sold was built in 2025, and when my team pulls comparable sales for an owner here, nearly all of them are houses nobody had lived in. A buyer touring your home has usually just walked through one of those, and I price a resale knowing that is the house it sits next to.
One home is for sale here as of mid-October, and its owner has already cut the price below the original asking. At the pace of the last twelve months, I read that as 0.6 months of supply, less than a single month’s worth of homes.
Georgetown as a whole has 4.7 months of supply, and the difference means an owner here faces almost no direct competition inside the neighborhood.
The median cumulative days to contract here was 97 days over the last twelve months, against 99 days in the prior twelve months, which means a home took about as long to find a buyer this year as last.
The thin summer sample came in at 75 days to contract. I plan a listing here around the twelve-month figure, because it rests on far more sales.
I would list now if your home is an early resale that still shows well. The two things working for an owner here, buyers giving up less ground on price than the year before and almost nothing else for sale in the neighborhood, are both true today, and I have nothing in front of me that says either one gets better by waiting.
Waiting makes more sense if your home needs work before it can stand next to a new one. I would rather an owner here list later and move-in ready than list now with visible wear, because the buyer at your door has just toured homes nobody has lived in.
My team’s Home Competitor Analysis lines your house up against the homes a buyer in Retreat at San Gabriel actually compares it to. Here is what you get:
No obligation. The report for Retreat at San Gabriel comes first. Then I walk the home with you before we talk about price.
If your home was built in 2025 and still shows like new, I would set your price from what the new homes here actually closed for. Their original asking prices were well above where they sold, and buyers know it.
If your home is one of the older ones here and has been lived in, you are in a small group. Only 3 of the sales here were built before 2025, and most of those still closed as new construction, so I widen the comparable sales to similar-age homes elsewhere in Georgetown before I settle on a number.
If you have time and no need to move soon, you would list with almost no resale competition, which gives you room to start at a price you can defend and hold it while buyers see what else is out there. I would still be careful with that first price, because the only other owner on the market here has already cut, and a buyer will notice.
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. 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.
