Market Newsletter · July 2026

GeorgetownSingle-Family HomesMarket Snapshot

By Lauren A. Petty, REALTOR®/Brokered by eXp Realty

Source: Unlock MLS · Austin Board of REALTORS®

01Overview

Executive Summary

Georgetown's single-family housing market remained balanced in July 2026, but conditions shifted noticeably toward buyers compared with June. Active inventory increased 8.3% while closed sales declined 11.2%, raising months of inventory from 4.1 to 5.0 and reducing the absorption rate from 24.6% to 20.2%. Closed-sale pricing also weakened: the closed median price declined 8.0% to $450,000, the closed average price fell 10.7% to roughly $519,270, and the average closed price per square foot decreased 6.6%. Pending prices, however, increased — suggesting the mix of properties approaching closing may be stronger than the group that closed during July. Georgetown remained within the balanced-market range, but July finished very close to the buyer-leaning threshold.

Closed Sales
262
-11.2% vs June
Months of Inventory
5.0
+21.9% vs June
Absorption Rate
20.2%
-4.4 pp vs June
Median Sale Price
$450,000
-8.0% vs June
02By the Numbers

July 2026 Market Snapshot

Listing Activity

Pipeline Mix

Price & Performance

Closed Median
$450,000
Closed Average
$519,270
Avg $ / Sq Ft
$210.15
Sale-to-List
97.53%
Active Median
$484,900
Active Average
$567,513
Pending Median
$450,500
Pending Average
$559,736
Avg Seller Concessions
$5,331
Closed Avg DOM
76.0
Active Avg DOM
83.6
03Neighborhoods

The 3 Fastest Moving Subdivisions

Based on the lowest average days on market among July closed listings. Parkside On The River West was represented by two closed listings; each of the others by one. Small transaction counts should be considered when interpreting these rankings.

1
#1 · Instant Sale

Parkside On The River West

0.0Avg DOM
2
#2 · Instant Sale

Sun City – Neighborhood 47

0.0Avg DOM
3
#3 · Instant Sale

Sun City Georgetown Nbrhd 45

0.0Avg DOM
04Velocity

Inventory and Velocity Trend

Months of Inventory

5.0↑ from 4.06 in June

Absorption Rate

20.2%↓ from 24.62% in June

Market Classification

Balanced Market — near the buyer-leaning cusp

July's 20.2% absorption rate sits within the balanced range of 20%–32%, and 4.95 months of inventory (rounded to 5.0) sits at the upper edge of the 3.1–5.0 month balanced band. June was more firmly balanced at 24.6% absorption and 4.1 months. A small further rise in inventory or drop in absorption could tip Georgetown into buyer-leaning territory.

05Month over Month

July vs. June Comparison

Listing Activity

Pricing (USD)

Closed sales
295 → 262
-11.2%
Expired listings
30 → 34
+13.3%
Withdrawn listings
73 → 76
+4.1%
Active listings
1,198 → 1,297
+8.3%
Pending listings
259 → 240
-7.3%
Under contract
139 → 133
-4.3%
Homes without HOA
199 → 215
+8.0%
Homes < $300k
67 → 80
+19.4%
Closed median price
$488,889 → $450,000
-8.0%
Closed average price
$581,395 → $519,270
-10.7%
Avg $ / Sq Ft (closed)
$225.10 → $210.15
-6.6%
Avg seller concessions
$6,244 → $5,331
-14.6%
Sale-to-List %
98.05% → 97.53%
-0.52 pp
Active median price
$489,000 → $484,900
-0.8%
Active average price
$571,731 → $567,513
-0.7%
Pending median price
$440,439 → $450,500
+2.3%
Pending average price
$537,366 → $559,736
+4.2%
Closed Avg DOM
73.7 → 76.0
+2.3 days
Active Avg DOM
82.2 → 83.6
+1.4 days
Months of inventory
4.06 → 4.95
+21.9%
Absorption rate
24.62% → 20.2%
-4.4 pp
07Looking Ahead

Forecasting Prediction

Georgetown is likely to remain a Balanced Market but increasingly buyer-favorable during August 2026. There is a meaningful possibility the market moves into buyer-leaning territory if active inventory keeps rising or closed volume declines further.

Why

  • Inventory grew 8.3% while closings fell 11.2%.
  • Absorption dropped to the 20% floor of the balanced range.
  • Lower pending and under-contract counts suggest August volume stays below June levels.
  • Higher pending pricing may support August closed prices if those contracts close.

Data-based expectations

  • Stable to lower closed transaction volume.
  • Continued elevated inventory and greater buyer choice.
  • More price reductions for listings that are not competitively positioned.
  • Continued seller concessions and financing incentives.
  • Possible stabilization or rebound in average closed pricing if higher-priced pending homes close.
  • Classification stays balanced, but very near buyer-leaning conditions.
Crystal ball
Disclaimer: My predictions are bar any unforeseen events causing outliers — and it's possible my crystal ball may not be functioning properly.
08Let's Talk

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Data source

Unlock MLS

Austin Board of REALTORS®

Report period: July 2026 · Georgetown, TX · Single-Family Homes

Lauren A. Petty, REALTOR®

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