Yes, if you price against the builders. In the 90 days through mid-October, Wolf Ranch homes sold for a median 91.8% of original asking, and more than half of the past year’s sales here were brand new homes. That puts the neighborhood as a whole in a buyer’s market, though a home priced well above or below the typical sale can face a different one. I would list now if your home is move-in ready and priced at or under what a builder asks for a similar plan nearby, and I would wait if you need a number 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.
I read Wolf Ranch as a buyer’s market, and the builders are a big part of why. That reading covers the neighborhood overall, and your own home can sit in a different market depending on where its price falls against the typical sale.
Buyers are taking more off the first price than they did a year ago. The typical home sold at 93.2% of original asking in the prior twelve months and at 91.2% in the last twelve months. For an owner, I take that to mean buyers expect room to negotiate, and I would rather build that into the first price than start high and cut later.
Georgetown as a whole sold at 94.0% of original asking over the last twelve months. When I sit down with a Wolf Ranch owner, I point to that gap first, because buyers here negotiate harder than buyers in the rest of town.
The last 90 days fall mostly in summer, the strongest selling season, and in Wolf Ranch the recent figure did come in a little better than the full year.
Price per square foot fell from $228 in the prior twelve months to $217 in the last twelve months, and most of that drop comes from larger homes selling.
The median home that sold grew from 2,638 to 2,849 square feet across those same two periods. The lot costs roughly the same whether the house on it is small or large, and a bigger house spreads that fixed cost over more square feet, which brings its price per square foot down.
Of the 76 homes for sale today, 46 are already priced below where they started. I treat that as the clearer sign of how much room buyers have to push.
Recent sales came in higher, at $224 per square foot in the latest quarter against $217 over the last twelve months. Most of those sales closed in summer, and I would not read one season as a turn in the market.
Buyers will compare your home to the builders’ homes first. Highland Homes, Coventry Homes, Lennar, Pulte Homes, Drees Custom Homes and Tri Pointe Homes all have homes for sale here now, and Perry Homes is also building in the neighborhood. Builders account for 31 of the homes listed today.
Over the last twelve months, 125 of the 230 sales were brand new homes, and a buyer who walks into your house has very likely toured a model that same weekend.
Almost every home here is young. Most of the homes that sold in the past year were built in 2025 or later, and none were built before 2015. I tell owners that age sets very little apart in Wolf Ranch. A resale wins on being move-in ready the day a buyer sees it and on a price that respects what the builder down the street is asking.
Over the last twelve months the typical Wolf Ranch home took 117 cumulative days to contract, up from 84 days in the prior twelve months. I count every listed day, relistings included, until a buyer signs. A neighbor who sold a year ago had a quicker sale than the typical owner has today, and I build that longer stretch into the timeline when I plan a move with a seller.
Homes that went under contract in the last 90 days took a median 93 days to contract, and most of those were summer sales.
Supply sits at 4.0 months in Wolf Ranch, against 4.7 months for Georgetown overall. That tells me the slow pace here has more to do with buyers weighing a resale against a new home than with the number of listings.
I would sell now if your home is move-in ready and you are willing to price it at or under what a builder asks for a similar plan in Wolf Ranch. Buyers here tour the new homes alongside yours, and a resale that holds up against them is the one that draws an offer.
I would wait if you need a price above the builder homes, or if the house needs work before it shows well next to a brand new one. A resale priced over that reference point tends to join the listings that have already cut, and using the time to finish the work puts you on the market once at a number you can hold.
My team builds a Home Competitor Analysis for your address that shows you exactly what a buyer compares your home to before they make an offer:
No obligation. The report for Wolf Ranch comes first. Then I walk the home with you before we talk about price.
If your home was built between 2015 and 2024, you own one of the older homes in a neighborhood where most buyers are touring brand new ones. I would price it against comparable resales of a similar age and make the case on the finished work a buyer would otherwise pay a builder for.
If your home was built in 2025 or later, a buyer can often buy the same floor plan new from the same builder a few streets away. I would find out what that builder is asking for your plan today and set your price so the buyer sees a clear reason to choose your finished home.
If you have no deadline and are watching the market, use the time to learn which homes around you are selling and at what price, and get the house move-in ready before you list. I would rather you come to market once at the right number than start high and become one of the homes that cut.
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 26 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.
