Living in Georgetown, TX: What You Need to Know in 2026
Thinking of moving to Georgetown, TX? Get the full picture: housing prices, neighborhoods, schools, commute to Austin, and what life is really like in one of Texas's fastest-growing cities.
Living in Georgetown, TX: What You Need to Know in 2026
Last Updated: March 2026
TL;DR: Georgetown, TX is one of the fastest-growing cities in the U.S., with a 2026 population of 117,660 and a median home price around $449,000. Located 30 miles north of Austin, it offers small-town charm, master-planned neighborhoods, and more affordable housing than the city — making it a top pick for families and first-time buyers.
Key Takeaways
- Georgetown's population grew from 67,000 in 2020 to over 117,000 in 2026 — one of the top 10 fastest-growing cities in the U.S.
- Median home prices hover around $449,000, down slightly year-over-year, giving buyers more negotiating room
- Georgetown ISD serves the city; individual campus ratings vary
- The historic downtown square is a major lifestyle draw — locally owned shops, restaurants, and community events year-round
- Commute to Austin runs 35–50 minutes depending on traffic; I-35 is the main corridor
Table of Contents
- Overview & Location
- Is Georgetown, TX a Good Place to Live?
- Georgetown Housing Market: What Are Home Prices in 2026?
- What Neighborhoods Are in Georgetown, TX?
- What Are the Schools Like in Georgetown, TX?
- Things to Do in Georgetown, TX
- What Is the Commute from Georgetown to Austin?
- Cost of Living: Georgetown vs. Austin
- Who Should Move to Georgetown?
- FAQ
Overview & Location
Georgetown, TX sits at the northern edge of the Austin metro, just 30 miles up I-35 from downtown Austin. It's the county seat of Williamson County — the same fast-growing county that includes Round Rock, Cedar Park, and Leander.
What makes Georgetown different from most Austin suburbs is its historic core. The Williamson County courthouse square, built in 1911, anchors a walkable downtown full of locally owned restaurants, boutiques, and live music venues. It's earned Georgetown the nickname "the Most Beautiful Town Square in Texas" — a claim that holds up.
The city's 2026 population stands at approximately 117,660, up from just 67,000 in the 2020 Census. That's not a typo. Georgetown was ranked the 8th fastest-growing city in the United States, according to U.S. Census Bureau data — a distinction that reflects both its appeal and its pace of development.
Is Georgetown, TX a Good Place to Live?
Georgetown is a strong fit for families, retirees, and remote workers who want access to Austin's job market without paying Austin prices. The combination of planned communities, scenic Hill Country landscape, outdoor recreation at Lake Georgetown and the San Gabriel River, and a charming historic district makes it one of the most livable cities in Central Texas.
Its rapid growth does bring trade-offs — traffic on I-35 can be frustrating, and infrastructure has had to play catch-up with new residents. But for most people moving from Austin proper or other high-cost metros, Georgetown represents a meaningful quality-of-life upgrade.
Georgetown Housing Market: What Are Home Prices in 2026?
Georgetown's median home price is approximately $449,000 as of early 2026, down about 2% year-over-year — a buyer-friendly shift after several years of pandemic-era price spikes.
Here's a snapshot of current market conditions:
| Metric | Georgetown (2026) |
|---|---|
| Median Home Price | ~$449,000 |
| Average Home Value | ~$457,280 |
| Median Price Per Sq Ft | ~$202 |
| Median Days on Market | 69 days |
| New Listings (30-day) | 282+ |
| YoY Price Change | -2% |
The market has softened compared to its 2022 peak, which means buyers today have more inventory to choose from and more leverage to negotiate. Homes are sitting on the market longer — about 69 days — compared to the frenzied 2021-2022 period when homes went under contract in days.
For buyers working with a real estate agent like Sully Ruiz (TREC #0742907), this is actually a better environment. There's time to inspect properly, negotiate repairs, and secure financing without waiving contingencies.
What's driving Georgetown's housing demand?
Georgetown's growth isn't random. Multiple factors are pulling buyers north:
- Price advantage: Georgetown home prices are meaningfully lower than comparable homes inside Austin's city limits, where median prices often top $600,000
- New construction: Developers like Lennar, Meritage, and Highland Homes have poured new communities into Georgetown, giving buyers more options
- Remote work flexibility: With more workers untethered from daily commutes, the 30-mile distance to Austin matters less
- Lifestyle appeal: The downtown square, outdoor recreation, and community events create a genuine sense of place that many suburbs lack
What Neighborhoods Are in Georgetown, TX?
Georgetown has a wide mix of neighborhoods — from 55+ communities to master-planned suburbs and acreage estates. Here are the most notable areas:
Sun City Texas
Sun City is a massive 55+ active adult community on Georgetown's west side, one of the largest in the state. It features resort-style amenities: multiple golf courses, fitness centers, pools, and hundreds of social clubs. Home prices in Sun City typically range from $300,000 to $600,000+, depending on the floor plan and age.
Wolf Ranch
Wolf Ranch is a newer master-planned community in the heart of Georgetown, close to Wolf Ranch Town Center — Georgetown's main retail hub. It appeals to families with its community pools, parks, and proximity to schools. Homes here typically run $400,000–$550,000.
Teravista
Teravista straddles the Georgetown/Round Rock border along I-35, making it one of the most convenient locations for commuters. It features a private golf club, multiple pools, and trails. Price range: $350,000–$500,000.
Cimarron Hills
Cimarron Hills is an upscale, gated golf community west of Georgetown with homes starting around $700,000 and luxury custom builds exceeding $1.5 million. It's Georgetown's most prestigious address.
Berry Creek
Berry Creek is an established neighborhood east of downtown, popular with families and move-up buyers. Homes range from $400,000 to $700,000. Access to shopping, dining, and outdoor recreation is excellent.
Santa Rita Ranch
One of Georgetown's newer master-planned communities, Santa Rita Ranch has won national awards for community design. It's known for its amenity-rich campuses — a water park, trails, event spaces — and homes typically range from $380,000 to $550,000.
What Are the Schools Like in Georgetown, TX?
Georgetown ISD (GISD) serves the city with approximately 18,000 students across multiple campuses. The district received an overall C accountability rating from the Texas Education Agency (TEA) for the 2024-25 school year, with six campuses showing improvement.
It's worth noting that the C rating reflects an average performance across a large and rapidly growing district. Individual campus ratings vary — some schools earn B or A grades — and the district has invested in new facilities and expanded programs to keep pace with enrollment growth.
Georgetown ISD high schools include:
- Georgetown High School — the district's original campus
- East View High School — serving the eastern growth corridors
- Eastview Early College High School — dual enrollment program
Parents who prioritize top-rated campuses should research individual school ratings at txschools.gov before purchasing in a specific neighborhood. Proximity to a higher-rated campus can meaningfully affect home values within the same city.
Private and charter school options are also available in the Georgetown area for families seeking alternatives to GISD.
Things to Do in Georgetown, TX
Georgetown punches well above its weight for lifestyle amenities. Here's what residents consistently highlight:
Downtown Georgetown Square
The historic square is the city's social heart. It hosts the Red Poppy Festival each April (one of Texas's largest spring festivals), weekly farmers markets, and dozens of independently owned restaurants, wine bars, and shops. The square has a genuinely walkable, small-town feel that's rare in fast-growing Texas suburbs.
Lake Georgetown
Lake Georgetown is a U.S. Army Corps of Engineers reservoir just west of the city. It offers boating, fishing, kayaking, and miles of hiking and mountain biking trails — including the Georgetown Loop Trail. This is one of Georgetown's biggest quality-of-life advantages over inner suburbs closer to Austin.
San Gabriel Park
A 200-acre green space along the South Fork San Gabriel River, right in town. It's a popular spot for picnics, fishing, disc golf, and family events.
Blue Hole Regional Park
A stunning natural swimming area in a spring-fed pool along the San Gabriel River. Limited daily access passes make it feel exclusive, even though it's a city park.
Wolf Ranch Town Center
Georgetown's main shopping destination, with major retailers, restaurants, and entertainment options. HEB, Target, Costco, and a wide range of dining are all accessible here.
What Is the Commute from Georgetown to Austin?
Georgetown is approximately 30 miles north of downtown Austin via I-35. Under normal conditions, the commute runs 35–45 minutes. During peak hours (7–9 AM and 4–7 PM), it can stretch to 60–75 minutes or more.
This is the most honest thing to say about Georgetown: traffic is real. I-35 through Georgetown, Round Rock, and north Austin is one of the most congested corridors in Texas. Capital Metro's commuter rail (MetroRail) connects Georgetown's downtown station to downtown Austin, which is a genuine alternative for 9-to-5 commuters who can work with the schedule.
Employers and workers fully remote or on hybrid schedules (2-3 days per week in Austin) tend to find the commute very manageable. Those who need to be in Austin daily should factor commute time honestly into their housing decision.
Commute options from Georgetown to Austin:
| Mode | Typical Time | Notes |
|---|---|---|
| Car (off-peak) | 35–45 min | Via I-35 South |
| Car (rush hour) | 60–75 min | Can be longer during incidents |
| MetroRail | ~60–70 min | Operates Mon–Sat; limited schedule |
| TX-130 Toll | 40–50 min | Bypasses I-35 congestion |
Cost of Living: Georgetown vs. Austin
Georgetown offers meaningful cost savings versus Austin proper, particularly in housing. The median household income in Georgetown is approximately $91,857, and the city's cost profile aligns well with that income range.
| Category | Georgetown | Austin |
|---|---|---|
| Median Home Price | ~$449,000 | ~$600,000+ |
| Property Tax Rate | ~2.0–2.4% | ~1.8–2.3% |
| Avg. Monthly Rent (2BR) | ~$1,600–$2,000 | ~$1,900–$2,500 |
| Grocery / Daily Living | Similar | Similar |
| State Income Tax | None | None |
Texas has no state income tax, which benefits residents across the board. Property taxes in Georgetown can run 2.0–2.4% of assessed value — slightly higher than some Austin ZIP codes — but the lower purchase prices often result in comparable or lower total monthly payments.
It's worth noting that Georgetown's rapid growth has pushed local services and infrastructure investment, which has historically put upward pressure on property tax rates. Buyers should review current Williamson County appraisal district data before budgeting.
Who Should Move to Georgetown?
Georgetown is an excellent fit for:
- Families wanting larger homes, good community amenities, and a manageable distance from Austin employment
- First-time buyers priced out of Austin who want to build equity in a growing market
- Remote workers who travel to Austin occasionally and want a stronger lifestyle-to-cost ratio
- Retirees looking for a 55+ community (Sun City Texas is world-class) with outdoor recreation and a walkable town center
- Investors interested in long-term appreciation driven by continued population growth
It's a harder fit for:
- Daily Austin commuters who can't tolerate I-35 traffic
- Buyers seeking urban density, nightlife, or walkable access to major employers
FAQ
Is Georgetown, TX safe? Georgetown is considered one of the safer cities in the Austin metro. Williamson County consistently reports lower crime rates than Travis County. Like any growing city, conditions vary by neighborhood — researching specific areas before buying is always wise.
Is Georgetown, TX part of Austin? No. Georgetown is an independent city in Williamson County, separate from Austin (Travis County). It has its own city government, school district, and utilities. It's often grouped with the Austin metro area due to its proximity and economic ties.
How much does a house in Georgetown, TX cost in 2026? The median home price in Georgetown is approximately $449,000 as of early 2026, down slightly from recent highs. Entry-level homes start in the $320,000–$370,000 range in newer subdivisions, while luxury properties in Cimarron Hills and custom builds can exceed $1 million.
Is now a good time to buy in Georgetown? Market conditions as of March 2026 show softening prices and extended days on market — generally favorable indicators for buyers. More inventory and motivated sellers give buyers more room to negotiate than during the 2021-2022 peak. Consult with a licensed REALTOR® and mortgage lender to assess your specific situation.
What is Georgetown, TX known for? Georgetown is known for its beautifully preserved historic courthouse square, its explosive population growth, Lake Georgetown recreation, the Red Poppy Festival, and Sun City Texas — one of the nation's largest active adult communities.
Does Georgetown have a MetroRail station? Yes. Georgetown has a Capital Metro MetroRail station that provides commuter rail service to downtown Austin. The Red Line schedule is limited, so it works best for commuters with flexible 9-to-5 schedules.
Ready to Find Your Home in Georgetown, TX?
Sully Ruiz has helped dozens of families buy homes across the Austin metro — from Georgetown to Kyle, Cedar Park to Hutto. Whether you're a first-time buyer navigating pre-approval or a relocating family deciding between neighborhoods, Sully's bilingual team can guide you from search to close.
Book a free consultation → | Check your buyer readiness →
About the Author
Sully Ruiz is a licensed Texas REALTOR® (TREC #0742907) with Sully Realty Group / Keller Williams Austin NW. A bilingual real estate professional serving the Austin metro, Sully has helped 46+ families purchase homes using ITIN loans and has secured up to $30K in grants for qualifying buyers. She is a member of NAR, Texas REALTORS®, ABOR, and NAHREP.
Market data is for informational purposes only and is subject to change. Sources are believed to be reliable but are not guaranteed. Contact Sully Ruiz for a personalized market analysis.
Sources
- Zillow — Georgetown TX Home Values — accessed March 2026
- Orchard — Georgetown TX Housing Market Report — accessed March 2026
- Redfin — Georgetown TX Housing Market — accessed March 2026
- World Population Review — Georgetown TX 2026 — accessed March 2026
- Community Impact — Georgetown ISD 2024-25 Accountability Ratings — accessed March 2026
- Texas Tribune — Georgetown ISD School Ratings — accessed March 2026
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