In Woodfield Preserve in Georgetown, 81 of the 92 homes that sold in the last twelve months were new construction, so a resale here competes mostly against builder homes. Since mid-July, homes sold for 94.5% of original asking, which reads as a balanced market for the neighborhood as a whole, though the price point of your home can put it in a different 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
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.
Your home is competing mostly against brand-new houses. Of the 92 sales in the last twelve months, only 11 were resales. Almost every home that sold was built in 2025 or later.
Lennar has homes for sale here right now, and 6 of the listings on the market are builder listings. A buyer who tours a Lennar home in the morning often tours yours that afternoon, and I want your listing to answer one question for that buyer: why this house instead of the new one down the street?
If your home has window coverings, a fenced yard or finished landscaping, those are things a new-home buyer pays for after closing. I put them in the first photos and the first lines of the listing, because a buyer comparing against a builder home is adding up those costs whether anyone says so or not.
Since mid-July it has been a balanced market, with homes here selling for 94.5% of original asking. That describes the neighborhood overall, and the price point of your home can put it in a different market.
Most of those sales closed during summer, the strongest selling season, and a summer stretch usually looks better than a full year does. On the twelve-month view, homes here sold for 93.8% of original asking, which falls in buyer’s market territory.
When I price a home here, I start with which of the two price ranges in the table it falls into. The lower range had the most sales since mid-July and reads as a buyer’s market, while the upper range reads as balanced.
| Price range | Sold in 90 days | Median sale price | Sale price vs original asking | For sale now | Market in this range |
|---|---|---|---|---|---|
| $300,000 to $349,999 | 20 | $327,604 | 93.8% | 13 | buyer's market |
| $350,000 to $399,999 | 11 | $367,999 | 94.9% | 12 | balanced market |
Price per square foot rose from $160 in the prior twelve months to $169 in the last twelve months.
Over the last 90 days it held at $169, level with the full year.
Part of that rise comes from smaller homes selling. The median home sold went from 2,356 square feet in the prior twelve months to 1,952 in the last twelve. The lot and the foundation cost roughly the same whether the house on top is large or small, and on a smaller house that fixed cost is spread over fewer square feet, and that pushes the per-foot price up.
For a read on pressure that size does not distort, I look at the homes for sale today. Of the 40 on the market, 36 have already been priced below their original asking.
Over the last twelve months the median home here took 46 days to go under contract. I measure that as the cumulative days a home spends on the market to contract, counting every listed day, relistings included, until a buyer signs. In the prior twelve months the median was 27 days.
Since mid-July the median has been 48 days to contract. I prepare and price a home here on the assumption that the buyer has time to compare it against several others, the builder’s included.
Supply backs that up. Woodfield Preserve has 5.2 months of supply at the pace of the last twelve months, compared with 4.7 months for Georgetown as a whole.
Homes here sell for well under the Georgetown median, at $333,994 over the last twelve months against $440,000 for the town.
I compare a resale here against sales inside the neighborhood first, because a buyer looking across Georgetown is looking at a different kind of house. Per square foot, homes here sold at $169 against $203 across Georgetown.
My team builds a Home Competitor Analysis for your address, comparing your home with the resales and builder homes buyers are touring in Woodfield Preserve right now. Here is what you get:
No obligation. The report for Woodfield Preserve comes first. Then I walk the home with you before we talk about price.
If your home would list between $300,000 and $349,999, you are in the busiest and toughest part of the neighborhood, where homes sold at the deepest cut from original asking. I would price it from closed sales in that range rather than from current asking prices, and have it move-in ready on the first day it is listed.
If your home would list between $350,000 and $399,999, that range has read as balanced since mid-July. I would watch every competing listing in that range each week and set your price against the ones that have already cut.
If you have no deadline to move, I would track two things before deciding: how many homes are for sale here and how many of them have cut their price, and how many builder listings remain. The builder listings are the homes your buyer tours before yours, and right now Lennar still has homes on the market here.
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.
