GeorgetownSingle-Family HomesMarket Snapshot
By Lauren A. Petty, REALTOR®/Brokered by eXp Realty
Source: Unlock MLS · Austin Board of REALTORS®
Executive Summary
Georgetown's single-family housing market shifted noticeably toward buyers in September 2026 compared with August. Active inventory increased to 1,178 homes, up 6.0%, while closed transactions declined to 205, down 26.3% month over month. This combination increased estimated months of inventory from 4.00 to 5.75 and reduced the absorption rate from 25.0% to 17.4% — moving Georgetown from a Balanced Market in August to a Buyer-Leaning Market in September.
Pricing also softened. The closed median price declined 4.3% to $410,000, while the average closed price fell 3.0% to approximately $494,865. Pending prices moved lower as well, indicating near-term closings may continue to reflect increased buyer negotiating leverage. At the same time, seller-paid buyer closing costs increased considerably and closed homes took longer to sell — sellers are increasingly competing through both price and concessions.
September 2026 Market Snapshot
September produced substantially fewer closed transactions while available inventory continued to expand. Pending listings increased modestly, but the decline in Under Contract listings suggests the pipeline remains mixed. No-HOA homes (189, +15.2%) and homes under $300k (75, +11.9%) both expanded faster than total inventory, giving buyers more options.
Listing Activity
Pipeline Mix
Price & Performance
The 3 Fastest Moving Subdivisions
Based on the lowest average days on market among September closed listings. Each result is based on a single closed transaction, so these should be interpreted as individual fast-moving sales rather than evidence every listing in the subdivision will sell as fast.
Nolen Add
Ridge/Cross Crk Ph 4
Sun City Georgetown Ph 01 Nbrhd 08B
Inventory and Velocity Trend
Months of Inventory
Absorption Rate
Market Classification
Buyer-Leaning Market — shifted from Balanced in August
September's 17.4% absorption rate and 5.75 months of inventory both fall directly within the buyer-leaning range (15%–19% absorption; 5.1–7.0 months). August's 25.0% absorption and 4.00 months both sat within the balanced range. The move from about four to nearly six months of inventory — driven by more active listings and fewer closings — is one of the strongest indicators of increasing buyer leverage.
September vs. August Comparison
Listing Activity
Pricing (USD)
Significant Market Trends
Inventory expanded while sales slowed
Active listings increased 6.0% while closed transactions declined 26.3%, significantly increasing supply relative to the pace of sales.
Pricing softened across completed sales
Closed median price decreased 4.3%, average price 3.0%, and average closed price per square foot 4.2%.
The pending pipeline is priced lower
Pending median fell 5.8% and pending average 3.6%, potentially placing continued downward pressure on near-term closed prices.
Seller concessions increased
Average seller-paid buyer closing costs rose 26.5%, from about $5,263 to $6,658 — nearly $1,395 more per closing.
Closed homes required more marketing time
Average closed DOM increased from about 62 days to 79 days, while active DOM eased to 95.4 days as newer listings entered.
Affordable inventory increased
Active listings under $301,000 rose nearly 12% to 75, and no-HOA homes grew 15.2% to 189.
Pending activity increased slightly
Pending listings rose 4.8% — a counterbalance to weaker closings suggesting buyer activity has not disappeared.
Under Contract activity declined
Under Contract listings fell 19.7%, making the near-term transaction pipeline less uniformly positive.
Forecasting Prediction
Based exclusively on the August and September 2026 MLS datasets, Georgetown is likely to remain Buyer-Leaning next month unless the pace of closings accelerates materially or active inventory declines.
Why
- Rising inventory, declining absorption, and increasing months of inventory.
- Lower closed and pending prices and longer closed-market times.
- Higher seller-paid buyer closing costs.
- The 4.8% rise in Pending may help stabilize volume, but the 19.7% drop in Under Contract makes a strong immediate rebound less certain.
Data-based expectations
- Continued elevated inventory relative to sales velocity.
- Buyer negotiating leverage remaining stronger than in August.
- Ongoing use of seller concessions.
- Continued price sensitivity among buyers.
- Potential additional pressure on closed median and average pricing.
- Greater importance of competitive pricing for sellers seeking shorter market times.
Watch next month: whether the increase in Pending listings converts into enough closings to improve absorption and reduce months of inventory.
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Austin Board of REALTORS®
Report period: September 2026 · Georgetown, TX · Single-Family Homes
Lauren A. Petty, REALTOR®
Brokered by eXp Realty
I'm a professional analyst and project manager now a REALTOR®, serving the information without sales-talk. That's exactly how I support buyers and sellers: strategy and calm so you can make clear decisions.
How I Work
- Deep knowledge of Austin-area neighborhoods, schools, and market trends — grounded in data-driven analysis
- Project-managed precision so details don't slip
- Plan-first approach: clear timelines, decision points, and what happens next
- Personalized relocation assistance and community orientation
- Negotiation strategy on price + terms (concessions, option period, repairs, timelines)
- Network of local service providers and resources