In February 2026, Georgetown's citywide median sale price sat around $405,000, down from roughly $490,000 the year before. That is a 17 percent drop in twelve months, the kind of number that makes a seller panic and a buyer start planning a lowball offer. By March, the same city's tracked median had climbed to $413,000, up 1.9 percent year over year. One month the market was collapsing. The next month it was growing. Nothing about the value of an actual house changed in those four weeks. What changed was which houses closed.
That flip is the whole story, and it explains why a buyer comparing Sun City to Wolf Ranch to the historic square can get three completely different answers to the same question: is now a good time to buy in Georgetown?
The Number That Moved 19 Points in a Month
The 17 percent plunge and the 1.9 percent bump are both real numbers pulled from the same market. Neither is wrong. They are measuring different months, and in a city where the mix of what's closing shifts fast, a citywide median can swing hard without a single homeowner losing equity.
Here is what actually happened underneath the headline. Early 2026 saw a wave of entry-level closings hit at once across three communities: roughly $320,000 to $420,000 in Morningstar, the high $300,000s to $480,000 range in Wolf Ranch's newer sections, and up to about $450,000 in Sun City resales. Builders who spent 2024 anticipating rate cuts had spec inventory sitting finished, and a chunk of it closed together. When that many sub-$450,000 closings land in the same 30-day window as a normal spread of $500,000 to $700,000 resales, the blended median drops hard, even if every individual home held its value.
Full-year figures tell a calmer story than either single-month snapshot. Compiled MLS data for Williamson County shows the annual median moving from about $465,000 in 2024 to roughly $455,000 in 2025, a decline closer to 2 percent than 17. The month-to-month numbers are noisy. The year-over-year trend is not.
What Comparing Neighborhoods Actually Shows
Once you stop asking "what is Georgetown's median" and start asking "what is this specific neighborhood doing," the picture gets more useful and more uneven.
| Area | Typical Price Range (2026) | Pace | What's Actually Happening |
|---|---|---|---|
| Sun City Texas | $350,000–$650,000 | Around 57 days on market this spring | High volume, age-restricted, keeps moving because there's always inventory turning over |
| Wolf Ranch | $450,000–$900,000+ | Reported anywhere from 47 to 158 days depending on tracker | Widest range in the city, and the biggest gap between trackers, more on that below |
| Berry Creek | $400,000–$750,000 | Established, steady | Golf-course lots, mature trees, optional club membership around $200–$400 a month |
| Morningstar | $320,000–$420,000 | Fast while it lasts | Entry-level new construction, but the community is reported as closing out, meaning this inventory band shrinks from here |
| Old Town District | $600,000–$700,000 median listing | 59 to 116 days depending on the month tracked | Walkable historic core, but so few homes trade monthly that the median barely qualifies as one |
Wolf Ranch is the clearest example of why one tracker isn't enough. One data set put its median days on market at 47 this spring. Redfin's own Wolf Ranch page, tracked separately, showed homes there sitting for around 158 days, selling about 4 percent under list, with a Compete Score of just 14 out of 100, meaning multiple offers are rare. Both can be true at once if they're sampling different sections, different months, or different price bands within a community that spans $450,000 starter sections to $900,000-plus estate lots. If you're shopping Wolf Ranch specifically, the citywide or even community-wide average tells you almost nothing. You need the comp data for your actual price band and phase.
Old Town's Median Is Only as Good as Four Houses
The historic core around the square is where the small-sample problem gets almost comedic. Old Town District carries a premium reputation, walkable to more than 90 shops and restaurants on the square, and its median listing price has run $600,000 to $700,000 through much of 2026. But the entire district typically has somewhere between 17 and 33 homes actively listed at any given time, depending on which month you check.
In January 2026, exactly four homes sold in Old Town District. That's the entire sample the month's reported median was built on. The result: a reported sold-price median of $485,000, down 17.8 percent year over year, a number driven almost entirely by which four specific houses happened to close, not by any broad shift in what historic bungalows near the square are worth.
A median built on four sales isn't a market signal. It's a coin flip with extra steps.
If you're comparing Old Town to a master-planned community with 200-plus active listings, you're comparing a statistic built on a handful of transactions to one built on a real sample size. Treat them accordingly.
What's Actually Landing in Blue Springs
While the pricing story was playing out in medians and spreadsheets, something concrete was happening on the ground. In October 2025, Pegatron Corporation, a Taiwan-based electronics manufacturer and Fortune 500 company, confirmed it had acquired a 168,784-square-foot facility at 610 Blue Springs Blvd. in Georgetown's Blue Springs development. It's the company's first manufacturing site in the United States, and Georgetown beat out eleven other Austin-area sites submitted through Opportunity Austin's recruitment effort.
Pegatron committed to at least $35 million in capital investment and at least 100 full-time jobs within the first three years, with hundreds expected once the facility is fully staffed. In January 2026, Williamson County commissioners approved a 10-year, performance-based tax abatement tied to those job and investment targets. The plant is expected to open this summer, putting its ramp-up timeline right on top of the pricing data above.
Georgetown's economic development director has been specific about one detail that matters locally: Pegatron's facility is manufacturing, not a data center, and it's a low-water-use operation. In a city where water infrastructure and rate structures have been a live topic as population grows, that distinction is the kind of thing that shows up in city council discussions before it shows up in a listing description.
None of this means prices near Blue Springs are guaranteed to move in any particular direction. It means there is a real, dated, named employer landing in a specific part of Georgetown this summer, and anyone comparing neighborhoods on the southeast side of town should know that when they're pricing their patience against the market.
How to Actually Use This If You're Comparing Neighborhoods
- Ask for the specific neighborhood's days-on-market and sale-to-list ratio for the last 60 to 90 days, not the citywide figure.
- Ask how many homes actually sold in that neighborhood last month. Under ten and you're looking at a number that can swing on a handful of transactions.
- Separate new-construction pricing from resale pricing when you're told a community's "median." A $350,000 new build in one phase and a $700,000 resale in another shouldn't be averaged together to describe your specific search.
- If you're looking anywhere near Blue Springs, factor in that a Fortune 500 employer is ramping up hiring this summer, and ask what that's done to rental demand and days-on-market in that specific pocket over the last two quarters.
- Get the sold comps, not the listed comps, for the exact streets you're considering. Listing prices and sold prices have been telling different stories in Georgetown this year.
A Few Questions Worth Answering
Does the 17 percent drop mean Georgetown home values collapsed? No. It reflects which homes closed in a single month, concentrated in lower-priced new construction. Full-year figures show a much smaller move, closer to 2 percent.
Is Old Town overpriced given its higher median? It's more accurate to say Old Town's median is unstable because so few homes trade there monthly. A premium price with a thin sample isn't the same as an overpriced one, it's a market where you need the actual comps for the block you want, not a district-wide average.
Will the Pegatron plant push prices up near Blue Springs? There's no pricing data yet that isolates that specific effect since the facility hasn't fully ramped up. What's confirmed is the investment, the job commitments, and the summer 2026 opening timeline. That's worth tracking over the next two quarters rather than assuming a direction today.
Georgetown right now rewards buyers and sellers who ask about their specific street, not their city. If you're trying to figure out what a neighborhood's numbers actually mean for your timeline, Dueñas Realty Group pulls the sold comps and sample sizes for the exact area you're considering, not just the headline median. Start your move with a free consultation and home valuation, and get the numbers that actually apply to you.
