Georgetown TX Median Home Prices in 2026: Beyond the Drop

A headline crossed Google alerts across Georgetown early this year claiming home prices had dropped by double digits in a matter of months. Around the same time, Williamson County commissioners voted unanimously to hand a Taiwanese electronics manufacturer tens of millions of dollars in tax incentives to build its first American factory a few miles from the historic square. One of those stories describes a market losing confidence. The other describes a market a Fortune 500 company just bet on. Both are true. Only one of them tells you anything useful about what's happening to home values.

If you're comparing Georgetown against other Austin-area suburbs right now, the number you've already seen on a portal is the least useful thing you know about this market. Here's what the price swings actually mean, and why the answer changes depending on which few blocks you're looking at.

What the median is actually counting

A citywide median doesn't measure whether homes are worth more or less. It measures which homes happened to close escrow that month. Georgetown's full-year median dipped only modestly from 2024 to 2025, moving from $465,781 to $454,859, a change of roughly 2 percent. That's a market cooling gently, not collapsing.

Then early 2026 numbers started showing up looking far more dramatic. Redfin put the March 2026 median sale price at $415,000, up 2.5 percent year over year. A separate reading for the same general window put February's figure closer to $405,000 to $411,000, down sharply from around $490,000 a year earlier. By the three months ending June 2026, Redfin's rolling median had settled at $430,000, essentially flat against the prior year, while home sales for that June alone rose to 661, up from 587 a year earlier. Meanwhile Zillow's separate home value index, which smooths estimated values rather than tracking actual closed sales, showed a decline of 11.4 percent over the same general period.

Four sources, four different stories, all describing the same city in the same season. That's not measurement error. It's what happens when a market's mix of closings shifts underneath a single average.

Where the mix shifted

The explanation traces back to three communities doing most of the work. Sun City Texas, built by Del Webb, has been closing resale homes at a brisk pace: 153 homes sold in May 2026 alone, up from 128 a year earlier, at a median of $374,000, itself down 3.3 percent year over year even as the average price in the same window ran closer to $400,000, up nearly 20 percent. That divergence between median and average inside one neighborhood is a tell in itself: a run of smaller, less expensive resales pulled the typical price down while a handful of larger closings pulled the average up.

Morningstar has been delivering new construction priced from roughly $320,000 into the $400,000s. Wolf Ranch, the 1,120-acre master-planned community carved along the San Gabriel River, spans a wider band, with builders currently listing base prices starting around $417,990 and running past $1 million in its higher sections, but with heavy closing volume concentrated in the entry tiers as builders worked through spec inventory built during the 2024 rate-anticipation cycle.

Stack a wave of $320,000 to $450,000 closings from those three communities into the same few months, and the citywide median falls, even if not a single seller in Berry Creek or the historic core dropped their price by a dollar. That's the mechanism. It isn't a story about Georgetown losing value. It's a story about which doors happened to close.

The same season Georgetown landed a Fortune 500 neighbor

If the market were actually softening the way the scariest headline suggested, you wouldn't expect a global manufacturer to be pouring concrete a few miles away. Pegatron Corporation, a Taiwan-based electronics manufacturer that builds components for laptops, smartphones, and data center hardware, acquired a 168,784-square-foot facility in Georgetown's Blue Springs Business Park in October 2025. The City of Georgetown approved its own incentive package that December, and Williamson County commissioners followed with a tax abatement agreement on January 6, 2026, exempting 30 percent of the facility's assessed value for ten years, with the city separately exempting 50 percent of business personal property and 50 percent of real property, also for a decade. The agreement requires Pegatron to invest at least $35 million and create 100 full-time jobs within three years of receiving its certificate of occupancy, with construction required to start by March 31, 2026 and wrap within 14 months.

Cameron Goodman, Georgetown's director of economic development, made a point of distinguishing the project from the data centers reshaping other Central Texas suburbs. As KVUE reported, Goodman said, "So, it's a low water user, which is great for our community," and noted that the facility will function as manufacturing and assembly space rather than a server farm. Goodman also told KVUE the ripple effect would extend into restaurants, stores, and small businesses already operating in the city, and the company has said it expects to officially open by summer 2026.

Retailers appear to agree the growth story is intact. A Rally House location is under construction at Wolf Ranch Town Center, Community Impact reported in April 2026, the kind of national retail commitment that typically doesn't show up in a shrinking market.

Where the neighborhood-level numbers get genuinely strange

Zoom into Georgetown's older, smaller-volume pockets and the swings get even less trustworthy as signals. Berry Creek, the golf course community anchored by Berry Creek Country Club, showed a median sale price of $538,000 in February 2026, down 16 percent year over year, with homes sitting on the market an average of 183 days compared to 74 the year before. By May 2026, a separate reading on the same neighborhood showed the median at $644,783, up 12.6 percent year over year. Georgetown Village, part of the older, closer-in housing stock, posted a median of $390,000 in January 2026, down 22 percent, but that swing was built on just 11 closed sales, up from only 3 the year before.

None of those percentages describe a trend. They describe what happens to a median when the sample size is small enough that two or three unusual sales can swing the headline number by six figures.

What this actually means if you're pricing a move

The citywide median isn't lying, but it also isn't answering the question you're asking. If you're comparing Georgetown to Cedar Park or Leander, the number that matters is what's closing right now in the specific community you're considering, not the blended average of a 55-plus resale neighborhood, a builder's spec inventory, and a 30-year-old golf course subdivision all reported under one city name.

The tax side has its own version of this same lesson. Williamson County's effective property tax rates vary depending on city and school district, and knowing your ZIP code makes the differences more specific. Property tax data shows Georgetown's 78628 ZIP carrying a median effective rate of 1.56 percent versus 0.98 percent in 78633, a spread of more than half a percentage point inside the same city, driven by differences in school district levies and local assessment districts.

The city itself just gave buyers two more current data points. The Williamson County Commissioners Court adopted its fiscal year 2026-27 budget on September 1, 2026, setting a new no-new-revenue tax rate of $0.421547 per $100 of valuation, effective October 1, a change officials say will save the average homestead about $28, or 1.49 percent, on its county tax line. That follows the City of Georgetown's own move a year earlier, when the city proposed cutting its rate from 36.47 cents to 35.30 cents per $100 for the current fiscal year. Both the county and the city have been trimming their own rates in the same stretch the median headlines suggested the market was falling apart.

FAQ

Does Sun City's median price tell me anything about buying a home elsewhere in Georgetown? Not much. Sun City has its own resale rhythm, and its volume is large enough to meaningfully drag the citywide median even though it says little about pricing in Wolf Ranch, Berry Creek, or the historic core.

If prices are actually flat to slightly up in some Georgetown submarkets, why do so many headlines say the opposite? Because most of those headlines are reporting the citywide median without disclosing what mix of new construction and resale closings produced it that month. A market absorbing a wave of entry-level new-construction closings will show a falling median even while established neighborhoods hold steady.

Is the Pegatron facility likely to affect home prices near Blue Springs Business Park specifically? The agreement requires at least 100 full-time jobs within three years and a minimum $35 million investment, which is a real, dated commitment rather than a projection. Whether that translates into measurable price movement near the facility is worth tracking as hiring ramps up through 2026 and 2027, but it isn't yet reflected in any of the price data above.

If you're trying to figure out which Georgetown submarket actually fits your budget and timeline, rather than the blended number a portal handed you, Eduardo Duran can walk you through the current comps in the specific neighborhood you're considering and build a strategy around what's really closing there, not the citywide average.

This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.