Whether now is a good time to sell in Sun City Texas in Georgetown depends on your price range. Over the last 90 days, homes here sold for 94.9% of their original asking price, a balanced market for Sun City as a whole, yet the top ranges in my table sold close to asking while the busiest range, just under the middle price here, was the only buyer’s market. If your home sits in those upper ranges, I would list now and price it right at the comparable sales; in the busiest range, I would make it move-in ready before it goes on the market.
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
13 Sun City Texas 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.
Sun City Texas sold 574 homes in the last twelve months, up from 518 in the prior twelve months, which gives me a deep set of comparable sales for almost any house here.
The MLS files this neighborhood under 166 different spellings and section names, and I count every one of them as Sun City Texas. My team has sold 13 homes here.
Sun City has 2.4 months of supply, against 4.7 months for Georgetown as a whole. A buyer here has far less to choose from than in the rest of town, and I keep that in mind when I set a price against the comparable sales.
The median sale price here was $375,000, below the Georgetown median of $440,000.
Per square foot, buyers paid $212 here against $203 across town, and I read that as buyers spending less in total on a Sun City home while paying a little more for each foot of it.
Del Webb is the only builder with homes for sale here, with 11 listings. New construction made up 27 of the sales in the last twelve months, so a resale here mostly competes with other resales, and I bring the Del Webb homes into the comparison only when the house is one of the newer ones in Sun City.
Buyers here pay a little under the original asking price, and the gap has widened a little in each period on the chart below.
Homes sold for 96.0% of original asking in the prior twelve months and 95.6% in the last twelve months, which means buyers took slightly more off the first price this year than last. The last three months came in lower again.
I read that as buyers here asking for a bit more room on price each year. When I price a home in Sun City, I set the asking price close to what comparable homes closed for, because the first price is where a listing here gives up the most ground.
Price per square foot has slipped a little, from $218 in the prior twelve months to $212 in the last twelve months.
Part of that small drop comes from bigger homes selling, since the median home that sold grew from 1,755 to 1,834 square feet. A lot costs about the same under a large house or a small one, and a bigger house spreads that fixed cost over more square feet, which lowers the price of each foot.
Size explains only part of it, so I also look at what sellers are doing right now. Of the 113 homes for sale, 64 are already priced below their original asking, which tells me more than half of today’s sellers started too high.
Over the last three months, price per square foot was $210, against $212 for the last twelve months. That is close to level, and I price from the most recent comparable sales for that reason.
The two ranges at the top of my table sell closest to asking, and the busiest range is the hardest place to sell right now.
| Price range | Sold in 90 days | Median sale price | Sale price vs original asking | For sale now | Market in this range |
|---|---|---|---|---|---|
| $250,000 to $299,999 | 25 | $280,000 | 94.1% | 24 | balanced market |
| $300,000 to $349,999 | 37 | $325,000 | 93.8% | 22 | buyer's market |
| $350,000 to $399,999 | 25 | $367,500 | 95.7% | 19 | balanced market |
| $400,000 to $449,999 | 17 | $423,900 | 98.8% | 7 | seller's market |
| $450,000 to $499,999 | 13 | $460,000 | 97.5% | 12 | seller's market |
Above $400,000, both ranges are seller’s markets, with buyers paying close to the full original price.
The range from $300,000 to $349,999 is the only buyer’s market here. It had the most sales of any range in the last three months and more homes for sale than any range above it, and when I list a home there, I compete on condition and price because a buyer can always walk over to a similar house nearby.
Over the last twelve months, the median home here took 52 days to go under contract, against 47 days in the prior twelve months. I measure that as cumulative days to contract, counting every listed day even if the home was relisted, and the change means a few more days of showings before an offer, which matters most if you are buying your next home at the same time.
The last 90 days ran at 45 days to contract. I use that pace as my yardstick for a listing here, and when a home runs past it, I check its price against the comparable sales again.
I would list now rather than wait for a better season. The last 90 days fall mostly in summer, the strongest selling season, and even those months came in below the full twelve months against asking, so in Sun City I would put the effort into price and condition instead of the calendar.
My team compares your home with the homes a buyer would see alongside it, and here is what you get:
No obligation. The report for Sun City Texas comes first. Then I walk the home with you before we talk about price.
If your home would list above $400,000, the ranges at that level sold closest to asking in the last 90 days. I would price it right at the comparable sales and leave no room built in for a cut.
If your home falls between $300,000 and $349,999, you are in the busiest range and the only buyer’s market in the table. I would spend the money to make it move-in ready before it lists, because buyers in that range have plenty of similar homes to pick from.
If your home is already for sale and has gone past the recent pace of days to contract, you are with most sellers here, since more than half of the homes for sale have already cut their price. Before I cut, I would compare your home with the closed sales in its range, because a cut that only matches the other listings leaves you where you started.
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 166 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.
