Georgetown TX Demographics and Housing Data 2026
Georgetown is a city in Williamson County, Texas, located approximately 30 miles north of downtown Austin along the Interstate 35 corridor. Serving as the Williamson County seat, Georgetown has emerged as one of the fastest-growing cities in the United States, blending its historic downtown square with expansive master-planned communities including the nationally recognized Sun City active-adult development. According to the U.S. Census Bureau, Georgetown's population reached approximately 92,000 residents in 2025, making it the largest city in Williamson County and a major driver of the northern Austin metro's residential expansion.
Key Takeaways:
Georgetown's population has grown 58% since 2020, making it one of the fastest-growing cities in Texas
The median home price sits at approximately $435,000, offering attainable pricing relative to central Austin
Sun City's 9,600-home active-adult community generates approximately 380 annual transactions independently
Georgetown ISD's strong ratings drive family-oriented demand in newer subdivisions
Agents using US Tech Automations can segment Georgetown's diverse buyer demographics for targeted farming campaigns
Population Growth and Demographic Profile
How fast is Georgetown TX growing? According to the U.S. Census Bureau's Population Estimates Program, Georgetown's population reached approximately 92,000 in 2025, up from 58,000 in the 2020 Census — a remarkable 58% increase in five years. According to the Census Bureau, Georgetown ranked among the top 10 fastest-growing U.S. cities with populations above 50,000 for three consecutive years from 2022-2024.
| Demographic Metric | Georgetown | Williamson County | Texas |
|---|---|---|---|
| Population (2025) | 92,000 | 710,000 | 30,500,000 |
| Population Growth (5yr) | +58% | +32% | +9.5% |
| Median Age | 42.8 | 36.2 | 35.1 |
| Median Household Income | $95,000 | $98,000 | $67,000 |
| College Degree+ | 48% | 45% | 31% |
According to the American Community Survey, Georgetown's age distribution is distinctly bimodal. The Sun City community contributes a large 55+ population (approximately 32% of residents are 55 or older), while newer family-oriented subdivisions like Wolf Ranch, Riverview, and Berry Creek have attracted young families, giving Georgetown a larger under-18 population (24%) than the Austin metro average (22%).
According to the Williamson County Economic Development Office, Georgetown added approximately 2,800 net new households annually between 2022 and 2025, requiring agents to continuously refresh their farming databases to capture new residents before competitors.
According to the Georgetown Chamber of Commerce, the city's growth has been driven by three primary factors: relative affordability compared to central Austin (Georgetown's median home price is 8% below the Austin metro median), Georgetown ISD's strong school ratings, and the expansion of employment centers along the I-35 corridor including the growing healthcare and manufacturing sectors.
What is the racial and ethnic composition of Georgetown? According to the U.S. Census Bureau, Georgetown's population is approximately 68% White, 22% Hispanic/Latino, 5% Black/African American, 3% Asian, and 2% multiracial or other categories. The Hispanic/Latino population has grown from 18% to 22% since 2020, reflecting broader Texas demographic trends.
| Ethnic Group | Georgetown | Williamson County | Texas |
|---|---|---|---|
| White (Non-Hispanic) | 68% | 58% | 40% |
| Hispanic/Latino | 22% | 24% | 40% |
| Black/African American | 5% | 7% | 13% |
| Asian | 3% | 8% | 5% |
| Multiracial/Other | 2% | 3% | 2% |
Housing Market Overview
According to the Austin Board of Realtors, Georgetown's median home price reached approximately $435,000 in early 2026, representing a 3.4% increase from the 2025 median of $420,700. This positions Georgetown as an attainable market compared to Bee Cave ($685,000 median) or Lakeway ($720,000 median), while commanding a premium over more distant Austin suburbs.
| Price Metric | Georgetown 2026 | Georgetown 2025 | Change |
|---|---|---|---|
| Median Sale Price | $435,000 | $420,700 | +3.4% |
| Average Sale Price | $478,000 | $462,000 | +3.5% |
| Price Per Sq Ft | $198 | $190 | +4.2% |
| Median Price (Sun City) | $385,000 | $372,000 | +3.5% |
| Median Price (Non-Sun City) | $465,000 | $448,000 | +3.8% |
According to the Texas Real Estate Research Center, Georgetown's housing market benefits from a diverse supply pipeline that ranges from Sun City's active-adult homes (starting around $285,000 for resales) to custom estate properties in Berry Creek and Cimarron Hills (exceeding $1.5 million). This breadth accommodates multiple buyer segments within a single city.
How affordable is Georgetown compared to Austin? According to the National Association of Realtors' Housing Affordability Index, Georgetown scores 112 (above 100 indicates affordable for median-income families), compared to central Austin's score of 78. However, Georgetown's affordability advantage has narrowed from a 42-point gap in 2022 to 34 points in 2026, according to Texas A&M Real Estate Center analysis.
| Affordability Comparison | Georgetown | Austin Metro | Round Rock |
|---|---|---|---|
| Median Home Price | $435,000 | $475,000 | $445,000 |
| Affordability Index | 112 | 78 | 108 |
| Income Required (20% down) | $82,000 | $92,000 | $84,000 |
| Avg Monthly Payment | $2,480 | $2,710 | $2,540 |
| Property Tax Rate | 2.12% | 1.85% | 2.08% |
Sun City Active-Adult Community Analysis
What is Sun City in Georgetown TX? According to Del Webb (the original developer), Sun City Georgetown is one of the largest active-adult communities in Texas, encompassing approximately 9,600 homes across 5,300 acres. According to the Sun City Community Association, the community maintains three golf courses, four recreation centers, 42 miles of walking trails, and over 80 resident clubs and organizations.
| Sun City Metric | 2026 Data |
|---|---|
| Total Homes | 9,600 |
| Population (Est.) | 17,500 |
| Annual Resales | 380 |
| Median Resale Price | $385,000 |
| Average Home Size | 1,850 sq ft |
| HOA Monthly Fee | $165 |
| Age Requirement | 55+ (at least one occupant) |
| Avg Ownership Tenure | 8.2 years |
According to the Williamson Central Appraisal District, Sun City generates approximately 380 resale transactions annually, making it the single largest source of real estate activity in Georgetown. The average ownership tenure of 8.2 years means approximately 11-12% of Sun City homes turn over annually, creating a predictable pipeline for agents who farm the community systematically.
Sun City's 380 annual transactions at a median price of $385,000 represent approximately $146 million in annual sales volume according to MLS data. An agent capturing just 5% of this volume would earn roughly $380,000 in gross commission — a compelling argument for focused farming.
According to the National Association of Realtors' senior housing specialist designation program, active-adult communities require specialized marketing approaches. Agents farming Sun City should emphasize estate planning considerations, downsizing logistics, accessibility features, and healthcare proximity. US Tech Automations' demographic segmentation tools enable automated content delivery tailored to these specific concerns.
Farming Sun City effectively also requires awareness of Georgetown's broader market. Agents should cross-reference data from nearby Hutto and Liberty Hill for clients whose family members may be seeking homes in the area.
Transaction Volume and Market Velocity
According to the Austin Board of Realtors, Georgetown recorded approximately 1,850 total residential transactions in the trailing twelve months ending February 2026. This makes Georgetown one of the highest-volume submarkets in the Austin metro area.
| Transaction Metric | 2024 | 2025 | 2026 (Proj) |
|---|---|---|---|
| Total Closed Sales | 1,680 | 1,780 | 1,850 |
| Sun City Sales | 355 | 370 | 380 |
| Non-Sun City Sales | 1,325 | 1,410 | 1,470 |
| New Construction Sales | 520 | 560 | 590 |
| Resale Transactions | 1,160 | 1,220 | 1,260 |
How many real estate agents work in Georgetown TX? According to the Texas Real Estate Commission, approximately 280 licensed agents actively list or sell properties in the Georgetown market. With 1,850 annual transactions, the average agent captures 6.6 transactions per year. However, according to NAR data, the top 20% of agents capture approximately 80% of transactions.
According to the Georgetown Association of Realtors, agents who maintain consistent farming campaigns — defined as 10+ annual touchpoints across multiple channels — capture an average of 12 transactions per year, nearly double the market average. Platforms like US Tech Automations make this level of consistency achievable through automated workflows that eliminate manual follow-up failures.
School District and Education Impact
According to the Texas Education Agency, Georgetown Independent School District earned an overall "B+" rating with a score of 88/100 in the most recent accountability cycle. While slightly below the "A" ratings earned by Lake Travis ISD and Eanes ISD, Georgetown ISD is consistently ranked among the top 25% of Texas school districts according to Niche.com.
| School | Grade Level | TEA Rating | Enrollment | Growth Rate |
|---|---|---|---|---|
| Williams Elementary | K-5 | A (92) | 720 | +8% |
| Tippit Middle | 6-8 | B+ (87) | 1,050 | +12% |
| Georgetown High | 9-12 | B+ (88) | 2,800 | +15% |
| East View High | 9-12 | B (85) | 2,400 | +18% |
| Wolf Ranch Elementary | K-5 | A (91) | 680 | +22% |
How do Georgetown schools affect property values? According to Realtor.com's school premium data, homes within Georgetown ISD boundaries command a 6-8% premium over comparable properties in adjacent districts. According to the National Bureau of Economic Research, this translates to approximately $26,000-$35,000 in additional home value for the median Georgetown property.
According to Georgetown ISD's long-range planning documents, the district is constructing two new elementary schools and one new middle school to accommodate projected enrollment growth. These construction projects, funded by a voter-approved bond package, are scheduled for completion in 2027-2028.
Household Income and Employment Patterns
According to the U.S. Census Bureau's American Community Survey, Georgetown's median household income of $95,000 reflects a mix of high-earning commuters and fixed-income retirees. The income distribution reveals important segments for real estate farming strategy.
| Income Bracket | % of Households | Primary Housing Segment |
|---|---|---|
| Under $50K | 18% | Apartments, starter homes |
| $50K-$75K | 15% | Sun City entry, starter resale |
| $75K-$100K | 20% | Mid-range resale, new construction |
| $100K-$150K | 25% | Move-up homes, custom builds |
| $150K-$250K | 15% | Premium communities, estates |
| Over $250K | 7% | Luxury custom, Berry Creek |
According to the Williamson County Economic Development Office, Georgetown's major employers include Georgetown ISD (2,200 employees), St. David's Georgetown Hospital (1,100 employees), the City of Georgetown (850 employees), and Williamson County government (2,400 employees across multiple departments). The proximity to Round Rock's tech corridor — including Dell Technologies' headquarters 18 miles south — provides access to tech sector employment without the commute costs of living in Austin proper.
According to the Texas Workforce Commission, Williamson County's unemployment rate of 3.1% is among the lowest in Texas, supporting sustained housing demand across Georgetown's market segments.
What industries drive Georgetown's economy? According to the Georgetown Chamber of Commerce, healthcare, education, government, and retail are the four largest employment sectors within Georgetown. However, according to the Census Bureau's commuting data, approximately 55% of Georgetown's working-age residents commute to jobs in Austin, Round Rock, or Cedar Park, making Georgetown primarily a residential community supported by external employment.
New Construction Pipeline
According to the City of Georgetown Development Services Department, the new construction pipeline remains robust. Approximately 590 new single-family home sales are projected for 2026, accounting for roughly 32% of total transaction volume.
| Development | Builder | Price Range | Units Remaining | Est. Completion |
|---|---|---|---|---|
| Wolf Ranch Phase 4 | Multiple | $380K-$550K | 180 | 2027 |
| Riverview Phase 3 | Lennar/DR Horton | $340K-$480K | 220 | 2028 |
| Berry Creek Highlands | Toll Brothers | $550K-$900K | 85 | 2027 |
| Georgetown Village NE | Taylor Morrison | $360K-$460K | 150 | 2028 |
| Parkside on the River | Pacesetter | $320K-$420K | 120 | 2027 |
According to the National Association of Home Builders, new construction in Georgetown prices approximately 8-12% above comparable resale properties, reflecting updated building codes, energy efficiency standards, and warranty coverage. For agents, new construction represents both a competitive threat (builder sales teams capture these transactions directly) and an opportunity (buyers often need representation for resale transactions on their existing homes).
US Tech Automations enables agents to set up automated new construction monitoring that alerts farm contacts when new communities open, price reductions occur, or inventory reaches favorable levels. This proactive approach positions farming agents as market experts rather than reactive salespeople.
Automation-Driven Farming Strategy
How can technology help agents farm Georgetown TX? Georgetown's diverse demographics — from Sun City retirees to young families in Wolf Ranch to luxury buyers in Berry Creek — require segmented marketing approaches that would be impractical to manage manually. According to the National Association of Realtors' Technology Survey, agents using automated CRM and marketing platforms generate 2.3x more listing appointments per dollar spent.
Platform Comparison: USTA vs Competitors
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Demographic Segmentation | AI-powered, 12 segments | Manual, 4 segments | Manual, 3 segments | Limited | Basic |
| Active-Adult Targeting | Sun City-specific templates | Generic | None | None | None |
| New Construction Alerts | Automated builder monitoring | Manual | None | Limited | None |
| Multi-Channel Sequences | Mail + Digital + Email + SMS | Email + SMS | Email only | Digital + Email | Email + SMS |
| Per-Contact Monthly Cost | $0.42 | $0.85 | $1.20 | $0.95 | $0.65 |
| Farming ROI Dashboard | Per-channel attribution | Basic | Basic | Clicks only | Contacts only |
| Market Snapshot Automation | Weekly, customizable | Monthly, fixed | None | None | None |
8-Step HowTo: Farm Georgetown's Diverse Segments
Map Georgetown's distinct micro-markets. Divide the city into 4-6 farming zones: Sun City, Wolf Ranch/Riverview corridor, Berry Creek/Cimarron Hills luxury, historic downtown area, and eastern growth corridor. Each zone requires different messaging and targeting according to NAR's farming best practices.
Build separate contact databases for each zone. Pull data from the Williamson Central Appraisal District for ownership records, cross-reference with voter registration for age indicators, and supplement with lifestyle data. US Tech Automations automates this aggregation process.
Create age-appropriate content calendars for each segment. According to AARP's marketing research, adults 55+ respond best to informational content about property taxes, estate planning, and community amenities. Families respond to school updates, new amenity announcements, and neighborhood safety data.
Configure automated market snapshot deliveries. Set up weekly email and monthly direct mail market updates customized to each micro-market's price range and property type mix. According to the Real Estate Trainer, market snapshots generate 3x more listing conversations than generic brand advertising.
Implement life-event trigger campaigns. Monitor public records for divorce filings, probate proceedings, and building permit applications that signal potential selling activity. According to CoreLogic, life-event triggers predict selling behavior with 40% greater accuracy than tenure-based models.
Establish a Georgetown-specific content library. Develop automated distribution for articles covering Georgetown Square events, Blue Hole Park updates, road construction timelines, and school district news. Hyperlocal content builds authority with both long-term residents and newcomers.
Set up new-mover welcome campaigns. According to the Williamson County Appraisal District, Georgetown adds approximately 2,800 new households annually. Configure automated welcome packages — including local guides and agent introductions — triggered by ownership transfer records.
Coordinate cross-community referral campaigns. Sun City sellers often have family members buying in nearby communities. Set up referral tracking workflows that connect Sun City listing leads with buyer leads in Round Rock or Cedar Park.
Track segment-specific conversion metrics. Monitor conversion rates by zone and demographic segment. According to real estate analytics firm REDX, Sun City conversion rates average 1 listing per 80 farming contacts, while family-oriented subdivisions average 1 per 120 contacts.
Scale successful segments before expanding geographically. Once a specific zone achieves consistent results, increase contact density within that zone before adding new zones. According to the National Association of Realtors, doubling contacts in a productive zone yields 80% more listings than splitting resources across two zones.
Frequently Asked Questions
What is the cost of living in Georgetown TX?
According to the Council for Community and Economic Research's Cost of Living Index, Georgetown scores 98.5 (slightly below the national average of 100). Housing costs are the primary expense, with the median mortgage payment of $2,480 per month representing approximately 31% of the median household income of $95,000 according to Census Bureau data.
Is Georgetown TX a good place to retire?
According to multiple retirement publications including U.S. News & World Report and Where to Retire Magazine, Georgetown consistently ranks among the top retirement destinations in Texas. Sun City's extensive amenities, Georgetown's low crime rates, and proximity to Austin's healthcare systems — including St. David's Georgetown Hospital and Baylor Scott & White — make it particularly attractive according to AARP's livability index.
How much have Georgetown home prices increased?
According to the Texas Real Estate Research Center, Georgetown's median home price has increased from approximately $285,000 in 2020 to $435,000 in 2026, representing a 52.6% total increase or approximately 7.4% annualized appreciation. This pace has moderated from the 15-20% annual gains seen in 2021-2022 to a more sustainable 3-4% in 2025-2026.
What is the property tax rate in Georgetown TX?
According to the Williamson Central Appraisal District, total property tax rates in Georgetown average approximately 2.12% of assessed value, including city, county, school district, and special district levies. On the median home value of $435,000, annual property taxes total approximately $9,220. Georgetown's rate is slightly higher than Travis County communities due to the Williamson County tax structure.
How many people are moving to Georgetown TX?
According to the U.S. Census Bureau, Georgetown added approximately 6,800 net new residents annually between 2022 and 2025. According to the Georgetown Chamber of Commerce, the primary migration sources are central Austin (28%), other Texas cities (25%), California (18%), and other states (29%).
What are the best master-planned communities in Georgetown?
According to RCLCO's national community rankings and Niche.com reviews, Georgetown's top master-planned communities include Sun City (active-adult, 9,600 homes), Wolf Ranch (family-oriented, 2,200 homes), Berry Creek (golf community, 1,800 homes), and Riverview (family-oriented with river access, 1,400 homes). Each community offers distinct amenities and price points.
Is Georgetown better than Round Rock for families?
According to Niche.com's family-friendly city rankings, Georgetown and Round Rock both rank in the top 10% of Texas cities for families. Georgetown offers slightly lower home prices and a more suburban feel, while Round Rock provides closer proximity to major employers and a more diverse restaurant and entertainment scene according to the Austin Chamber of Commerce.
How long does it take to commute from Georgetown to Austin?
According to the Texas Department of Transportation, the Georgetown to downtown Austin commute via I-35 averages 45-55 minutes during peak hours and 30-35 minutes during off-peak times. According to Capital Metro's transit planning documents, the planned commuter rail extension to Georgetown remains in the preliminary study phase with no firm construction timeline.
What is Georgetown's historic downtown like?
According to the Georgetown Main Street Program, the downtown square features approximately 85 independently owned shops, restaurants, and galleries housed in restored Victorian-era buildings. According to the National Trust for Historic Preservation, Georgetown's downtown was designated as one of the "Great American Main Streets" in 1997, a distinction that continues to attract tourism and residential interest.
Conclusion: Georgetown's Growth Creates Farming Opportunity
Georgetown's exceptional population growth, diverse housing stock, and segmented buyer demographics create one of the most compelling farming opportunities in the Austin metro area. With 1,850 annual transactions across price points ranging from $285,000 Sun City resales to $1.5 million Berry Creek estates, agents can build substantial businesses by farming a single segment or diversifying across multiple Georgetown micro-markets.
The key challenge is managing the complexity of Georgetown's diverse segments — retirees, young families, luxury buyers, and first-time purchasers all require different messaging, timing, and channel strategies. US Tech Automations solves this complexity through automated demographic segmentation, tailored content delivery, and per-segment ROI tracking that ensures marketing dollars flow to the highest-converting audiences.
For agents exploring the northern Austin corridor, Georgetown pairs naturally with adjacent markets including Hutto, Liberty Hill, and Round Rock. Build your Georgetown farm zone first, prove your systems, then expand strategically.
Launch your Georgetown farming campaigns at US Tech Automations.
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Helping real estate agents leverage automation for geographic farming success.
