New Homes by Suburb
New Construction Homes in Georgetown
North of Austin along I-35, Williamson County. A buyer-side guide to new construction in Georgetown, with live listings, the builders and communities here, schools, taxes, and the honest tradeoffs.
The short answer
Georgetown is one of the nation's fastest-growing cities and a major hub for new construction in the Austin metro, about 30 miles north of downtown along I-35 in Williamson County. Buyers can choose from large master-planned communities like Wolf Ranch and Parkside on the River, with new homes generally running from the mid $300s to well over $1 million as of 2026. Most new communities carry MUD or PID taxes.
Live from the MLS
465 new homes for sale in Georgetown
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New ConstructionAt a glance
Georgetown new construction, by the numbers
- County
- Williamson County
- School districts
- Georgetown ISD, Liberty Hill ISD, Leander ISD, Jarrell ISD, Round Rock ISD
- Price range
- As of early 2026, new construction generally runs from the mid $300s (entry-level and 55+ homes) to $1 million and up (custom and estate homes at Wolf Ranch), with a new-construction median around $440,000. Builders were widely advertising rate buydowns (some near 2.99 percent) and closing incentives.
- Commute
- As of 2026, downtown Austin is roughly 30 miles south, about 35 to 45 minutes off-peak but 45 to 75 minutes during weekday rush hour on I-35. Georgetown is genuinely far north, and the multi-year I-35 Capital Express construction through central Austin is expected to disrupt the corridor into 2028. Many commuters pay tolls on SH-130 to bypass I-35.
- Location
- North of Austin along I-35
Where to buy
Communities in Georgetown
- Wolf RanchGuide →Coventry Homes, Pulte Homes, Lennar, Highland Homes
- Parkside on the RiverChesmar Homes, Coventry Homes, Highland Homes, M/I Homes
- Sun City Texas (55+ active adult)Del Webb
- Parmer RanchEmpire Communities, Brightland Homes, Coventry Homes, Westin Homes
- NolinaChesmar Homes, Perry Homes, Taylor Morrison, Westin Homes
- MorningstarMeritage Homes
Who builds here
Active builders
- Perry Homes
- Highland Homes
- Coventry Homes
- Taylor Morrison
- M/I Homes
- Chesmar Homes
- Pulte Homes
- Lennar
- Del Webb
- David Weekley Homes
- Westin Homes
- Tri Pointe Homes
- Empire Communities
- Meritage Homes
- Brightland Homes
Before the base price
Many Georgetown new communities carry a MUD or PID that layers extra taxes or assessments on top of city, county, and school taxes. In MUD communities such as Wolf Ranch, the combined property-tax rate was roughly 2.4 to 2.7 percent in the 2024 to 2025 tax years, versus closer to 1.5 to 1.7 percent for Georgetown property without a special district. Confirm the exact combined rate for the specific lot at the Williamson Central Appraisal District.
How MUD and PID taxes work →Honest tradeoffs
The case for and against Georgetown
No suburb is right for everyone. Here is how I would frame it for a client.
The case for
- Wide selection of master-planned communities and builders, giving buyers real choice on price point, floor plan, and lot type
- Aggressive 2026 builder incentives (rate buydowns, closing-cost help) as builders compete for buyers
- Historic, walkable downtown square with dining, festivals, and San Gabriel River parks and trails
- Most in-city new communities are zoned to well-regarded Georgetown ISD
- Generally lower price per square foot than comparable new homes closer to central Austin
The case against
- Far north location means a long and lengthening commute to downtown Austin and the main tech corridors
- Many new communities carry MUD or PID taxes that push effective rates above 2 percent
- Rapid growth brings road congestion, ongoing construction, and school crowding in some zones
- Newer sections have limited mature tree cover and full summer heat exposure
- Builder incentives can mask softening resale values, so new-home premiums may not fully hold
On your side of the table
What a buyer’s agent watches for in Georgetown
- +Confirm whether the exact lot sits in a MUD, a PID, or both, and get the current combined tax rate in writing before signing
- +Estimate taxes on the final improved sale price plus any special district, not the low first-year bill based on unimproved land
- +Verify the school district and attendance zone for the specific address, since Georgetown-area and ETJ lots can fall in Liberty Hill, Leander, Jarrell, or Round Rock ISD instead of Georgetown ISD
- +Have buyer representation in place before touring; builder contracts favor the builder, and incentives, upgrades, and buydowns are negotiable
- +Watch for lot premiums and design-center minimums that push the real price well above the advertised base
- +Check the community phasing and buildout timeline, since you may live next to active construction for several years
On new construction the builder pays your representation, so all of this costs you nothing. Updated July 21, 2026.
Good to know
Georgetown new construction, answered
- How far is Georgetown from downtown Austin?
- About 30 miles, or roughly 35 to 45 minutes off-peak and 45 to 75 minutes in rush hour as of 2026. Georgetown is one of the farther-north Austin suburbs, and ongoing I-35 construction can add time.
- What are the main new construction communities in Georgetown?
- The largest master-planned communities are Wolf Ranch, Parkside on the River, Sun City Texas (55+), Parmer Ranch, Nolina, and Morningstar, plus dozens of smaller new subdivisions.
- Do Georgetown new homes have MUD or PID taxes?
- Yes, many do. Communities such as Wolf Ranch use special districts that can push combined property-tax rates to roughly 2.4 to 2.7 percent. Always confirm the exact rate for the specific home.
- What school district serves new homes in Georgetown?
- Most in-city communities are zoned to Georgetown ISD, but outlying communities and the extraterritorial jurisdiction can fall in Liberty Hill, Leander, Jarrell, or Round Rock ISD. Verify the zone for the exact address.
- How much do new construction homes cost in Georgetown in 2026?
- As of early 2026, most new homes run from the mid $300s to over $1 million, with a new-construction median around $440,000. Entry-level and 55+ homes start lower, while Wolf Ranch and custom estates run highest.
- Is Georgetown a good place to buy new construction?
- It can be a strong fit for buyers who want a newer home, robust amenities, and Georgetown ISD schools at a lower price than central Austin. The main tradeoffs are the long north commute and the special-district taxes on many new communities.
Related
Keep exploring
- 01New Homes by SuburbCompare new construction by Austin suburb: price, commute, taxes, and schools.
- 02Search New Construction HomesLive new-build MLS listings across the Austin metro, filterable by price and build status.
- 03Master-Planned CommunitiesHonest, buyer-side guides to the metro's biggest new-home communities.
- 04Do You Need a Buyer's Agent?Why the builder's on-site agent is not on your side, and why your agent is free.
Free buyer representation
Thinking about Georgetown?
Before you tour a builder in Georgetown, get your representation registered so it stays free, and get the real tax rate, the current incentives, and honest builder notes. Luke replies personally.
Luke Allen
Licensed Texas REALTOR, TREC #788149
Austin Marketing + Development Group