Who is the developer and how big is Wolf Ranch?

Wolf Ranch is developed by Hillwood Communities, a Perot company. At build-out the roughly 1,120-acre community is planned for about 2,600 single-family homes plus several multifamily sites, spanning both sides of SH-29 along the San Gabriel River. It is the largest active master-planned community in Williamson County.

What does it cost to buy in Wolf Ranch right now?

As of mid-2026 the community advertises new construction from the $390s, with the lowest builder base pricing (Pulte) around $418,000 to $440,000, climbing past $1 million for Drees custom estates; incentivized quick move-in homes can effectively reach the high $300s. The overall community median runs near $600,000 to $630,000, around $238 per square foot. Prices vary widely by builder and section, so date any figure and confirm current pricing.

Does Wolf Ranch have MUD or PID taxes, and how high is the rate?

Wolf Ranch is in Williamson County MUD No. 28 and No. 29, so the bill includes a MUD debt-service charge on top of Georgetown ISD, the City of Georgetown, and Williamson County. The combined effective rate was about 2.39 percent for the 2025 tax year (down from about 2.47 percent in 2024) and should decline as MUD bonds are paid off. Verify the exact rate for your specific lot at Williamson CAD, since MUD 28 and 29 can differ.

Which schools serve Wolf Ranch?

The community is in Georgetown ISD and includes on-site Wolf Ranch Elementary (PreK-5, opened 2020), feeding James Tippit Middle School and East View High School. Note that for 2026-27 Georgetown ISD rezoned some Wolf Ranch homes to Frost and San Gabriel elementaries to relieve overcrowding, so not every address feeds the on-site elementary. Confirm the current attendance boundary for the specific address.

Who are the builders and what home types are available?

Nine builders are active or recently active: Lennar, Pulte, Perry, Highland, Coventry, Drees Custom, Tri Pointe, David Weekley, and Westin. Product ranges from patio and garden homes and the Lennar and ICON 3D-printed Genesis Collection to five and six-bedroom family homes and $1 million-plus custom estates on 40 to 71 foot lots across the Hilltop, South Fork, and West Bend sections.

How is the commute to Austin, and is now a good time to buy?

Wolf Ranch is about 28 to 30 miles from downtown Austin via I-35, realistically 35 to 45 minutes off-peak and 50 to 70 minutes in rush hour, so treat it as a Georgetown lifestyle rather than a quick Austin commute. As of mid-2026 the market is buyer-favorable, with builders offering rate buydowns (roughly 2.99 to 4.99 percent) and closing-cost credits (up to about $25,000, with Pulte advertising up to $70,000 in total savings), though most incentives require the builder's preferred lender.

A tree-lined street of new homes under mature oaks at golden hour in the Austin metro

Master-Planned Community

Wolf Ranch

North metro, Williamson County, Georgetown, Texas. An honest, buyer-side guide to the builders, amenities, schools, taxes, and tradeoffs.

The short answer

Wolf Ranch is Georgetown's flagship master-planned community, a roughly 1,120-acre Hillwood Communities development along the San Gabriel River at I-35 and SH-29. Planned for about 2,600 single-family homes plus multifamily, it is the largest active new-home community in Williamson County. Nine builders offer everything from the $390s production homes to $1 million-plus custom estates, with two designer amenity centers, miles of river trails, and an on-site Georgetown ISD elementary. The tradeoffs are a MUD tax near 2.4 percent and a congested I-35 commute.

Hillwood CommunitiesGeorgetown ISDFrom the $390s to $1M+

Buyer-side notes by Luke Allen · Updated July 9, 2026· Figures approximate, verify current specifics

At a glance

The facts that actually matter

Developer: Hillwood Communities (a Perot company)
Location: North metro, Williamson County, Georgetown 78628
School district: Georgetown ISD
Price range: As of mid-2026 the community advertises new construction from the $390s, with the lowest builder base pricing (Pulte) roughly $418,000 to $440,000 and estates past $1 million for Drees custom homes; incentivized quick move-in homes can effectively reach the high $300s. The overall community median runs near $600,000 to $630,000, around $238 per square foot. Dated July 2026; verify current figures.
Commute: About 28 to 30 miles north of downtown Austin via I-35, realistically 35 to 45 minutes off-peak and 50 to 70 minutes during weekday I-35 rush hour, which is chronically congested through Round Rock and North Austin. Treat it as a Georgetown lifestyle rather than a short Austin commute. Dated 2026.
Scale: About 1,120 acres at build-out, planned for roughly 2,600 single-family homes plus several multifamily sites, building out through roughly 2030.

Who builds here

Builders

Lennar
Pulte Homes
Perry Homes
Highland Homes
Coventry Homes
Drees Custom Homes
Tri Pointe Homes
David Weekley Homes
Westin Homes

Home types

Single-family detached homes on 40 to 71 foot lots
Patio and garden homes with an added landscape fee
Cottages up to five and six-bedroom family homes
Custom and semi-custom estate homes (Drees, Coventry estate series)
The Lennar and ICON 3D-printed Genesis Collection, and quick move-in inventory

Lifestyle

Amenities

Two designer amenity centers by Michael Hsu Office of Architecture: The Den at Hilltop and River Camp at South Fork
Resort-style pools, kids splash pads, and event lawns overlooking the San Gabriel River
Fitness centers, pickleball, and multi-sport courts
Roughly 16 miles of active trails (developer plans 20 miles total) and San Gabriel River access
A new roughly 3-acre dog park and additional parks and green space
On-site Wolf Ranch Elementary and a full-time award-winning lifestyle director with 25-plus resident groups
The adjacent Wolf Ranch Town Center retail (HEB and 80-plus shops and restaurants)

Read this before the base price

Taxes

Wolf Ranch sits inside Williamson County MUD No. 28 and No. 29, so the bill carries a MUD debt-service charge on top of Georgetown ISD, the City of Georgetown, and Williamson County. The combined effective rate ran about 2.39 percent for the 2025 tax year (down from about 2.47 percent in 2024) and should ease as MUD bonds are retired. Because MUD 28 and 29 can differ, verify the exact rate for the specific section and lot at Williamson CAD before writing an offer. Dated 2025-2026.

How MUD and PID taxes work →

Monthly cost

HOA and dues

For 2026 the HOA assessment is about $560 billed twice a year (January and June), roughly $1,120 a year (about $93 a month), covering the amenity centers, pools, trails, parks, and lifestyle programming. Patio and garden homes are reported to pay an additional landscape-maintenance fee, commonly cited near $1,200 a year. Confirm the current assessment and any section-specific fees before offering.

Honest tradeoffs

The pros and the cons, both

No community is perfect. Here is the case for and against, the way I would give it to a client.

The case for

Georgetown's flagship, award-winning master plan, the largest active one in Williamson County with steady resale demand
Two designer amenity centers, resort pools, pickleball, and roughly 16 miles of river trails
On-site Wolf Ranch Elementary and a full-time lifestyle director running 25-plus resident groups
Wide builder and price diversity, from the $390s to $1 million-plus custom estates
Half a mile from I-35 and SH-29 with Wolf Ranch Town Center (HEB, 80-plus shops) next door
Aggressive current builder incentives make effective 2026 pricing attractive

The case against

MUD taxes push the combined effective rate to roughly 2.4 percent, higher than non-MUD Georgetown neighborhoods
The I-35 commute to Austin is long and congested at peak; this is a Georgetown lifestyle, not a short Austin commute
Still building out through roughly 2030, so expect ongoing construction traffic and dust in newer sections
Lots are relatively compact (40 to 71 foot fronts) with limited true acreage or privacy
Two HOA structures, and patio and garden homes carry an extra landscape fee
Heavy new-construction inventory and stacked incentives can pressure near-term resale; days on market has lengthened

On your side of the table

What a buyer’s agent watches for in Wolf Ranch

+Confirm the exact MUD (No. 28 vs No. 29) and its current rate for the specific lot at Williamson CAD before offering
+Confirm the specific address's current elementary assignment; Georgetown ISD rezoned some homes to Frost or San Gabriel for 2026-27
+Register your buyer's agent on the very first builder visit; builders often will not pay a commission if you walk in unrepresented
+Most advertised rates and flex cash require the builder's preferred lender and title; compare the true APR and net price against an outside lender
+Order an independent inspection at framing and at final walk; builder contracts are builder-favorable with arbitration clauses
+Verify the section (Hilltop, South Fork, or West Bend), since lot sizes, HOA sub-fees, and phase status differ

Current incentives

As of mid-2026 the market here is strongly buyer-favorable and builders are stacking incentives. Advertised rate buydowns have run roughly 2.99 to 4.99 percent, with closing-cost credits up to about $25,000 and Pulte advertising up to $70,000 in total savings on select homes. Nearly all offers require the builder's preferred lender and carry expiration dates. Dated July 2026; confirm live offers with each builder.

Dated mid-2026 · Verify the current, written offer on a specific home

Good to know

Wolf Ranch questions, answered

Who is the developer and how big is Wolf Ranch?: Wolf Ranch is developed by Hillwood Communities, a Perot company. At build-out the roughly 1,120-acre community is planned for about 2,600 single-family homes plus several multifamily sites, spanning both sides of SH-29 along the San Gabriel River. It is the largest active master-planned community in Williamson County.
What does it cost to buy in Wolf Ranch right now?: As of mid-2026 the community advertises new construction from the $390s, with the lowest builder base pricing (Pulte) around $418,000 to $440,000, climbing past $1 million for Drees custom estates; incentivized quick move-in homes can effectively reach the high $300s. The overall community median runs near $600,000 to $630,000, around $238 per square foot. Prices vary widely by builder and section, so date any figure and confirm current pricing.
Does Wolf Ranch have MUD or PID taxes, and how high is the rate?: Wolf Ranch is in Williamson County MUD No. 28 and No. 29, so the bill includes a MUD debt-service charge on top of Georgetown ISD, the City of Georgetown, and Williamson County. The combined effective rate was about 2.39 percent for the 2025 tax year (down from about 2.47 percent in 2024) and should decline as MUD bonds are paid off. Verify the exact rate for your specific lot at Williamson CAD, since MUD 28 and 29 can differ.
Which schools serve Wolf Ranch?: The community is in Georgetown ISD and includes on-site Wolf Ranch Elementary (PreK-5, opened 2020), feeding James Tippit Middle School and East View High School. Note that for 2026-27 Georgetown ISD rezoned some Wolf Ranch homes to Frost and San Gabriel elementaries to relieve overcrowding, so not every address feeds the on-site elementary. Confirm the current attendance boundary for the specific address.
Who are the builders and what home types are available?: Nine builders are active or recently active: Lennar, Pulte, Perry, Highland, Coventry, Drees Custom, Tri Pointe, David Weekley, and Westin. Product ranges from patio and garden homes and the Lennar and ICON 3D-printed Genesis Collection to five and six-bedroom family homes and $1 million-plus custom estates on 40 to 71 foot lots across the Hilltop, South Fork, and West Bend sections.
How is the commute to Austin, and is now a good time to buy?: Wolf Ranch is about 28 to 30 miles from downtown Austin via I-35, realistically 35 to 45 minutes off-peak and 50 to 70 minutes in rush hour, so treat it as a Georgetown lifestyle rather than a quick Austin commute. As of mid-2026 the market is buyer-favorable, with builders offering rate buydowns (roughly 2.99 to 4.99 percent) and closing-cost credits (up to about $25,000, with Pulte advertising up to $70,000 in total savings), though most incentives require the builder's preferred lender.

Keep exploring

Free buyer representation

Thinking about Wolf Ranch?

Before you tour a builder in Wolf Ranch, get your representation registered so it stays free, and get the real tax rate, incentives, and lot notes in writing. Luke replies personally.

Luke Allen

Licensed Texas REALTOR, TREC #788149

Austin Marketing + Development Group

Call 254-718-2567 Text Luke