What Buyers and Sellers Need to Know Now

If you’ve been wondering whether Georgetown’s real estate market is favoring buyers or sellers this spring, the answer might surprise you: it’s both—and it depends on your price point.

Georgetown remains one of the more balanced markets in Central Texas, thanks in part to steady buyer demand and increasing—but still manageable—inventory. But if you’re shopping under $400,000 or selling in that same range, the story shifts. Let’s take a look at what the numbers are telling us.

Key Stats at a Glance

• 285 homes sold in May — up 4.8% from last year

• Median sale price: $470,000 — up 2.5% year over year

• Median days on market: 47 — down from 60 in May 2024

• List-to-close ratio: 94.45% — slightly down from last year

• Price drops: 53% of sold homes had a reduction, averaging 7% off original price

• Months of inventory: 4.6 — steady, indicating a balanced market

Where the Market Is Moving: $300K–$399K

This price range continues to be the most competitive in Georgetown right now. 81 homes sold under $400K last month, but with just 3.5 months of inventory, buyers face limited options and faster timelines. Homes in this range are selling faster and with fewer price reductions.

If you’re a buyer in this price point, new construction may offer more options and better incentives, especially as builders work to stay competitive. For sellers, this is your moment—but strategic pricing still matters. Even in high-demand segments, the market rewards homes that are well-prepared and priced right.

Inventory Is Up—But So Are Price Drops

There were 503 new listings in May (up 12.8% from last year), which is good news for buyers. But with 683 active listings featuring a price drop, it’s clear that not all homes are hitting the mark out of the gate.

Homes that sell quickly tend to share a few key traits:

• A competitive price aligned with current comps

• Strong presentation—think clean, updated, and move-in ready

• Smart marketing that targets the right buyer pool

The average home that needed a price reduction sat for 16+ days before dropping and ultimately sold for about 7% below original list.

Higher-End Price Points Are Slowing

Buyers at $600K+ are taking more time, and inventory is stacking up in this segment.

• $600K–$699K: 6.2 months of inventory

• $700K–$999K: 5.3–5.9 months

• $1M+: Over 5 months (with almost no activity over $1.4M)

This means more negotiating power for buyers—and more reason for sellers to nail both price and presentation from the start.

What This Means for Buyers

If you’re looking in the $300K–$400K range, be ready to move quickly—and don’t ignore new builds. That segment offers more flexibility and incentives right now. For higher price points, there may be more room to negotiate and take your time. Either way, partnering with an agent who understands the nuances of this market can give you a serious edge.

What This Means for Sellers

Yes, the market is active—but buyers are savvy. Overpricing or under-preparing your home can still cost you weeks on market and thousands at the closing table. If your home is in the high-demand price range under $400K, now is a great time to sell. For homes priced above $600K, a targeted strategy matters more than ever.

Ready to Talk Strategy?

Whether you’re buying, selling, or just keeping an eye on the market, I’m here to help you navigate Georgetown’s ever-evolving real estate landscape. Reach out anytime for a custom market update for your home—or to explore opportunities across price points and neighborhoods.

Need Help With Financing?

If you’re planning to buy in Georgetown this summer, understanding your financing options is just as important as finding the right home. I partner with trusted local lenders who can walk you through today’s rates, programs, and strategies for maximizing your buying power.

📞 Jason Siqueiros, Senior Loan Officer
✅ Personalized service
✅ Fast pre-approvals
✅ Competitive rates

🔗 View rates + contact Jason here