Is the Georgetown housing market working for you or against you right now? If you’re trying to make sense of prices, days on market, and when to list or buy, you’re not alone. The good news is you don’t need a finance degree to read the market. With a few simple metrics and local context, you can make confident decisions for your next move. Let’s dive in.
Georgetown market snapshot
Georgetown is the county seat of Williamson County and part of the Austin–Round Rock metro. Many residents commute to Austin and Round Rock, so regional job growth and commute patterns directly influence local demand. When Austin’s tech and healthcare sectors expand or when major employers hire, buyer activity in Georgetown often rises too.
Housing here spans established single-family neighborhoods, newer master-planned communities, and a large active-adult community in Sun City Texas. That mix matters. A higher share of 55-plus buyers and sellers can change turnover rates, price points, and the pace of sales compared with nearby suburbs.
Key metrics in plain English
Months of inventory (MOI)
- What it means: MOI estimates how long it would take to sell all current listings at the recent sales pace. It is calculated as active listings divided by average monthly closed sales.
- How to read it: Under 3 months suggests a seller’s market. Around 3 to 6 months is more balanced. Above 6 months gives buyers more leverage.
- Georgetown example: If there are 240 active listings and an average of 80 sales per month, MOI equals 240 ÷ 80, or 3 months. That points to a balanced-to-seller leaning market. Use a 3 to 6 month average to smooth out noisy monthly swings.
Days on market (DOM)
- What it means: DOM counts the days from when a property is listed to when it goes under contract. Median DOM is a useful gauge of market speed.
- How to read it: A shorter DOM means faster demand or sharper pricing. A longer DOM can signal slower demand or overpricing. Keep in mind that different MLS systems handle relists and price changes differently.
- Georgetown context: Expect DOM to tighten in late winter and spring and to stretch in late fall and winter. Move-in-ready homes often move faster than highly customized properties.
List-to-sale price ratio
- What it means: This is the final sale price divided by the final list price, expressed as a percentage. It shows how close sellers are getting to their asking price.
- How to read it: Around 97 to 100 percent suggests modest concessions. Above 100 percent hints at frequent multiple offers. Below roughly 97 percent points to stronger buyer discounts.
- Georgetown example: A home listed at 400,000 that closes at 392,000 has a 98 percent list-to-sale ratio. That indicates small, typical negotiations.
Median vs mean price and price per square foot
- Median price: The middle sale price. It is less affected by very high or very low sales.
- Mean price: The average. It can swing with a few luxury or distressed sales.
- Price per square foot: Useful when comparing similar homes. Adjust for age, lot size, upgrades, and location.
- Georgetown tip: Because Georgetown includes everything from active-adult homes to larger suburban properties, neighborhood-level medians are more reliable than one citywide number.
New, pending, and closed listings
- New listings: Fresh supply coming to market.
- Pending listings: Contracts just signed, a near-term preview of closings.
- Closed sales: Completed deals.
- How to read the flow: If new listings rise but pendings don’t, inventory builds and pricing can soften. If new and pending both climb while MOI falls, expect firmer prices and quicker sales.
Seasonality and timing
In the Austin–Round Rock area, including Georgetown, activity usually ramps up from February through May. Spring often brings more buyers, more new listings, shorter DOM, and upward pressure on prices. Summer stays active but can be uneven as families juggle vacations and moves. Fall and winter are slower, with fewer listings and buyers, longer DOM, and sometimes better negotiation room for buyers.
- Sellers: If your goal is maximum exposure and a stronger price, listing in late winter or early spring can help you catch peak traffic.
- Buyers: If you want more selection and negotiation power, late summer into fall can offer a bit more breathing room.
- Local twist: Turnover patterns in Sun City and other micro-markets can create mini seasons within the bigger seasonal rhythm. Watch neighborhood-level stats.
How to read Marion’s market charts
Most agent market pages show a handful of standard visuals:
- Inventory over time: A line or bar chart of active listings by month.
- New vs pending vs closed: Side-by-side counts to show momentum.
- Median sales price: A trend line with year-over-year change.
- DOM and list-to-sale ratio: Market speed and pricing power at a glance.
- Price per square foot: Helpful for comparing similar areas.
Here is how to connect the dots:
- If prices rise while MOI falls and DOM shortens, seller leverage is strengthening. Expect faster, closer-to-list offers.
- If inventory and MOI rise, DOM stretches, and list-to-sale slips, buyer leverage is improving. Expect more room to negotiate.
- If median price rises but the list-to-sale ratio falls, high-end sales might be lifting the median even as typical buyers win better terms. Check neighborhood-level charts for clarity.
Reading changes:
- Year-over-year vs month-over-month: YoY helps you see through seasonality by comparing the same month to last year. MoM shows short-term momentum.
- Moving averages: A 3 or 12 month moving average smooths volatile monthly data and better reflects the underlying trend.
Quick scenario you can spot: If inventory bars climb through summer and the MOI line crosses above 4 months while the list-to-sale ratio drifts toward 97 percent, you likely have more buyer negotiation room.
Neighborhood-level insights
Because Georgetown’s housing stock varies, you will get the clearest picture by zooming into your neighborhood and price band. Compare median price, DOM, and MOI for your immediate area and for homes most like yours. That could mean Sun City for active-adult properties, master-planned communities for move-up homes, or historic and central neighborhoods for character homes. Use neutral, property-based comparisons to avoid overgeneralizing from citywide data.
Practical playbooks
If you’re selling
- Prep and presentation: Well-staged, move-in-ready homes tend to shorten DOM and protect your price.
- Pricing: Anchor to recent comparable sales and the current list-to-sale ratio in your micro-market.
- Timing: Late winter and spring usually boost exposure. If you need flexibility, consider a rent-back or other terms to bridge your sale and next purchase.
- Watchlist: MOI under 3 months and falling DOM signal a good listing window.
If you’re buying
- Search strategy: Track new and pending listings weekly. Rising new listings without matching pendings can create opportunities.
- Offer strategy: Use the list-to-sale ratio in your target area to guide initial terms. In slower pockets, ask for concessions or repairs.
- Timing: Late summer and fall often provide more choices and calmer bidding.
- Watchlist: Inventory building, DOM rising, and list-to-sale slipping toward 97 percent favor buyers.
What can change quickly
Mortgage rate moves, new construction deliveries, and shifts in regional hiring can change Georgetown’s balance of power in a matter of weeks. That is why focusing on MOI, DOM, list-to-sale ratio, and the new-to-pending flow at the neighborhood level is so valuable. A short, current snapshot for your address and price range will tell you far more than a single citywide headline.
If you want a clear, custom read on your home or search area, reach out to a local advisor who tracks these numbers daily. For a boutique, design-forward approach backed by deep Georgetown expertise, connect with Marion Lamantia.
FAQs
Is it a buyer’s or seller’s market in Georgetown?
- Use months of inventory and the list-to-sale ratio. Under 3 months of inventory with list-to-sale near or above 99 to 100 percent favors sellers; above 6 months with list-to-sale at or below 96 to 97 percent favors buyers.
How long will a typical Georgetown home take to sell?
- Start with the median days on market for comparable homes in your neighborhood, then adjust for condition, pricing, competition, and timing, since spring usually moves faster and winter slower.
What does list-to-sale price ratio tell me as a buyer?
- It shows typical negotiation room: around 97 to 100 percent means modest concessions; below roughly 97 percent suggests more leverage to ask for price reductions or seller credits.
Why do Georgetown-wide prices sometimes move differently than my neighborhood?
- Georgetown has distinct submarkets, including active-adult and larger suburban homes, so a few high-end or community-specific sales can shift citywide medians even if your area is stable.
How should I use new, pending, and closed counts?
- Rising new listings with flat pendings usually build inventory and pressure prices; when new and pending rise together and MOI falls, sellers gain leverage and homes move faster.
Which metric matters most when timing my sale?
- Watch MOI and DOM together. Falling MOI below roughly 3 months and shortening DOM into late winter and spring typically signal a stronger window to list.
