Georgetown sits about 30 miles north of Austin along the Texas Hill Country edge and ranks among the fastest-growing small cities in the state. Buyers get a preserved historic downtown square, strong Georgetown ISD schools, and a pace that still feels more Hill Country than metro sprawl. The catch is that rapid growth has driven home prices up sharply, and the rush-hour commute into Austin can stretch well past what the mileage suggests.
Georgetown at a Glance
- Georgetown sits 29 miles north of Austin in Williamson County with a population around 86,000 and steady year-over-year growth pushing new construction and infrastructure.
- Families and retirees moving from higher-cost markets benefit most, with a cost of living roughly 10% below the national average and comparatively affordable housing stock.
- Rapid growth means traffic on I-35 and Williams Drive is worsening, and popular neighborhoods sell quickly, so buyers relocating from out of state need to move fast on offers.
Austin at a Glance
- Austin’s job market in tech, healthcare, and state government means shorter commutes for professionals who work downtown or near the UT campus.
- Renters, young professionals, and buyers who want walkable urban neighborhoods with nightlife and dining variety will find more options inside city limits.
- Austin’s median home price runs roughly 15 to 20 percent higher than Georgetown’s, and Travis County property tax rates push monthly costs even further apart.
When Georgetown Wins
- Families who want top-rated Georgetown ISD schools without paying Austin-area tuition or private school costs gain immediate value on closing day.
- Buyers trading a high cost-of-living state for Williamson County lock in no state income tax, stretching every dollar from a home sale back home.
- Remote workers on a flexible timeline can close during winter months when Georgetown inventory sits longer and sellers negotiate more on price.
When Austin Makes More Sense
- If your job requires a daily commute to downtown Austin, the 35 to 45 mile drive from Georgetown during morning rush regularly stretches past an hour each way.
- Georgetown’s resale market moves slower than central Austin’s, so buyers who expect to sell within two to three years may build less equity in a cooling suburban market.
- Relocating families on a tight timeline may struggle with Georgetown’s limited short-term rental inventory, since most available housing targets long-term leases over month-to-month flexibility.
Is Georgetown a good place to live in Texas?
Georgetown consistently ranks as one of the best places to live in Texas. With a population around 86,000, it sits 29 miles north of Austin in Williamson County and offers a cost of living 10% below the national average, a historic downtown square, and a community-focused pace that draws families and retirees.
Is living in Georgetown worth it?
For most buyers, yes. Georgetown sits 29 miles north of Austin with a cost of living roughly 10% below the national average, a historic downtown square, and a population of about 86,000 that still feels community-driven. The trade-off is rapid growth and a longer commute if you work in central Austin.
What is the average income in Georgetown, TX?
Georgetown’s cost of living sits about 10% below the national average, which stretches household income further than in nearby Austin. As a suburb of roughly 86,000 residents, Georgetown offers access to Austin’s job market while keeping housing and everyday expenses lower than most Central Texas metros.
The Bottom Line Up Front
Georgetown sits 29 miles north of Austin with a cost of living about 10% below the national average, a population above 85,000, and a historic square that gives the city an identity most Texas suburbs lack. But Georgetown is growing fast, and that growth is the variable most newcomers underestimate. Where you buy, how you commute, and when you time your purchase all shift the outcome.
Williamson County ranks among the fastest-growing counties in Texas, and Georgetown absorbs much of that growth. The I-35 corridor into Austin carries heavy rush hour traffic across the 29-mile distance, though Highway 130 gives east-side commuters a faster option. Georgetown ISD covers most of the city and carries strong academic marks, but newer neighborhoods on the western edge are adding rooftops faster than school infrastructure can follow. The downtown square draws consistent foot traffic for restaurants, retail, and weekend markets. Sun City, the large 55-plus community, shapes a significant portion of the housing landscape.
- Georgetown’s cost of living runs about 10% below the national average, with housing as the primary driver.
- The city’s population exceeds 85,000, and Williamson County continues to grow at one of the highest rates in Texas.
- Rush hour commutes into Austin on I-35 are slow, but Highway 130 offers a faster paid alternative.
- Georgetown ISD serves most of the city with strong ratings, though westside growth strains enrollment capacity.
- The downtown square and surrounding historic district set Georgetown apart from typical Austin-area suburbs.
Table of Contents
Georgetown fits a wide range of people relocating to Central Texas, but different lifestyles map to different parts of this growing city of nearly 86,000. Families prioritize Georgetown ISD’s school ratings. Remote workers value the 29-mile buffer from Austin that keeps housing costs lower. Retirees settle into Sun City‘s 55+ community. Military families from Fort Cavazos target BAH-compatible housing with a reasonable commute. Your situation determines which pocket to search.
| Your Situation | Top Priority in Georgetown | Best Areas to Search |
|---|---|---|
| Family with school-age kids | Georgetown ISD ratings, youth sports leagues, parks along the San Gabriel River | Berry Creek, Cimarron Hills, Westside neighborhoods |
| Remote worker from Austin | Fiber internet coverage, 29-mile commute to downtown Austin via I-35 or TX-130 | Wolf Ranch, downtown Georgetown |
| Retiree or empty nester | Sun City 55+ amenities, healthcare access, walkable town square | Sun City, historic downtown district |
| Military family, Fort Cavazos | BAH-compatible pricing, under-60-minute commute to base | Serenada, Berry Creek, east Georgetown |
| First-time buyer | Cost of living 10% below national average, newer construction inventory | East of I-35 new builds, Williams Drive corridor |
| Small business owner | Population past 86,000 and growing, downtown foot traffic, commercial space | Georgetown Square, Wolf Ranch commercial area |
Geography makes the sorting easy. West of I-35 has established neighborhoods with larger lots, mature trees, and higher price points. East of I-35 is where most new construction goes up with smaller lots and lower entry prices, while the historic downtown district pulls in buyers who prioritize walkability and building character over raw square footage. Georgetown’s cost of living runs about 10% below the national average, which stretches most relocation budgets further than buyers expect. The table above maps six common scenarios to the Georgetown areas that fit.
Introduction: Pros and Cons of Living in Georgetown, Texas
Georgetown delivers a lower cost of living than Austin, strong public schools, and genuine Hill Country character, but those advantages come with trade-offs that catch newcomers off guard. Rush-hour commutes into downtown Austin run 45 minutes or longer. Summer heat exceeds 100 degrees for weeks. Residential growth is outpacing road infrastructure on the city’s east side.
The mistake most relocators make is pricing Georgetown against Austin without adding commute costs to the equation. If you work in downtown or south Austin, toll fees on SH 130, gas for a 60-mile round trip, and vehicle wear create a monthly expense that can erase the mortgage savings. Buyers who tested the I-35 commute during 7:30 AM rush before signing a contract avoided the surprise. Remote workers and retirees skip this trade-off entirely.
The pros still stack up for buyers who work locally or remotely. Georgetown ISD ranks among the top school districts in the Austin metro. Williamson County property tax rates run lower than Travis County, and the median household income near $100,000 supports a median home price around $461,000 without the same affordability strain Austin buyers face. Retirees and remote workers capture the strongest value because they benefit from lower housing costs, the Square’s walkable downtown, and Hill Country scenery without absorbing any commute penalty. The commute is the dividing line.
Is Georgetown a Good Place to Live in Texas?
Georgetown is a strong yes for families, retirees, and remote workers relocating to Texas. Williamson County posts violent crime rates well below the state average, the city runs its own municipal utilities, and two hospital systems operate within city limits. The gap shows up in nightlife, dining variety, and public transit, which stays limited to commuter bus routes.
- For safety, georgetown’s property crime and violent crime rates both fall below the national average. Williamson County consistently ranks as one of the safest counties in the greater Austin area, and Georgetown PD staffs community policing units that patrol subdivisions, parks, and the downtown square on regular rotation.
- Healthcare without the commute: Baylor Scott & White and St. David’s both operate hospital-level facilities inside Georgetown city limits. Residents get emergency rooms, primary care networks, and specialty referral systems without driving 30 minutes into Austin’s medical district. A growing cluster of urgent care and dental clinics lines Williams Drive and the I-35 corridor.
- Outdoor access year-round: The San Gabriel River runs through the middle of the city, and Blue Hole Park draws swimmers from across the region. Georgetown maintains over 50 miles of hike-and-bike trails connecting subdivisions to parks, schools, and the downtown square. Garey Park on the west side adds 525 acres of preserved green space with fishing, horseback riding, and picnic areas.
- Standalone identity: Georgetown’s courthouse square anchors weekly farmers markets, locally owned restaurants, and seasonal festivals that pull residents into a walkable downtown core. The city functions as its own community rather than a generic Austin commuter suburb, which matters for retirees and families who want daily life to happen locally instead of on I-35.
Is Living in Georgetown Worth It?
Georgetown is worth the move when your job does not require a daily drive into central Austin. Buyers with remote work, local employment, or flexible schedules capture Georgetown’s pricing advantage without the I-35 commute penalty, and the city’s walkable downtown square, trail system, and restaurant scene deliver daily quality of life that most Austin suburbs cannot match.
- Daily Austin commute: I-35 between Georgetown and downtown Austin takes 35 to 45 minutes during morning and evening rush, and ongoing TxDOT construction projects through 2028 mean that number will stay elevated for at least two more years before any relief arrives.
- Entertainment and dining ceiling: Georgetown’s town square offers strong local restaurants and a few breweries, but the selection drops off fast once you leave the square, and live music venues and late-night options are sparse compared to Austin.
- Infrastructure strain from growth: The city added roughly 20,000 residents since 2020, and road widening on Williams Drive and the Inner Loop has not kept pace with the subdivision buildout spreading across the west and east sides of town.
- Property tax assessment jumps: Williamson County appraisal values on new construction can climb 10% to 15% within the first two to three years after closing, which catches buyers off guard when their mortgage escrow adjusts upward.
Average Income in Georgetown, TX
Georgetown’s median household income sits near $98,000, well above the national median of roughly $80,000 and above the Texas statewide figure. That number reflects a demographic mix: Sun City retirees drawing pensions and investment income, remote workers earning Austin-level salaries without the Austin commute costs, and local professionals in Williamson County’s healthcare, education, and government sectors. Strong household income helps absorb property tax rates running 1.8% to 2.2%.
Benchmark your household income against Georgetown’s median home price near $461,000 before you start touring. Standard lending guidelines cap total housing costs at 28% of gross monthly income, and that 28% includes property taxes and insurance. At the citywide median income of roughly $98,000, comfortable buying power tops out in the mid-$300,000s to low $400,000s. Buyers targeting homes above that range need combined household income closer to $120,000 or a larger down payment to keep debt ratios manageable.
Income varies across Georgetown. Sun City households lean on fixed incomes from Social Security, pensions, and retirement savings, which keeps their buying patterns focused on lower-maintenance properties priced below the citywide median. Newer master-planned subdivisions like Wolf Ranch, Northlake, and Berry Creek attract dual-income families with combined earnings well above $100,000. Buyers who plan to work locally rather than remote will find the strongest salary floors at St. David’s Georgetown Hospital, Williamson County government offices, Georgetown ISD, and the growing retail and service employers along Williams Drive and the I-35 corridor.
Best Neighborhoods in Georgetown, Texas
Georgetown’s neighborhoods span a wide price range, and each pocket attracts a different type of buyer. Families gravitate toward Wolf Ranch and Georgetown Village for proximity to top-rated Williamson County schools, community pools, and newer construction priced between $350,000 and $500,000, while Sun City’s 55-plus community draws retirees who want single-story floor plans and maintenance-included HOAs that keep yard work off the weekend entirely. Luxury buyers head to Berry Creek and Cimarron Hills, where golf-course homesites and Hill Country acreage push prices from the high $400s past $1 million. Budget and commute narrow the list.
| Neighborhood | Best For | Typical Price Range | Avg Days on Market |
|---|---|---|---|
| Sun City | Active retirees, 55+ | $310K–$430K | 30–45 |
| Wolf Ranch | Families, commuters | $380K–$510K | 20–35 |
| Georgetown Village | First-time buyers, young families | $340K–$460K | 25–40 |
| Berry Creek | Move-up buyers, golfers | $475K–$675K | 35–55 |
| Cimarron Hills | Luxury buyers | $700K–$1.2M | 50–80 |
| Teravista | Young professionals, families | $350K–$480K | 18–30 |
| Serenada | Budget-conscious buyers | $275K–$375K | 25–40 |
Timing matters across these neighborhoods. Newer master-planned communities like Wolf Ranch and Teravista turn over faster because builders keep a steady flow of inventory, and well-priced listings in the $350,000 to $450,000 band often go under contract within three weeks. Established areas like Serenada and Berry Creek see fewer listings per month, so buyers targeting a specific street or lot type face a longer search. Waiting a full year in Georgetown’s current growth cycle typically means paying 3% to 5% more for the same floor plan, which on a $400,000 home adds $12,000 to $20,000.
The Bottom Line
Georgetown works best for buyers who value strong schools, low crime, and a lower cost of living than Austin without needing to commute into the city every day. Families, retirees, and remote workers get the most out of what this city of nearly 86,000 offers. Williamson County’s safety numbers, Georgetown ISD’s reputation, and a median household income near $98,000 all point to a community that attracts people with real stability.
The key factor comes down to your commute. Buyers with local jobs, flexible schedules, or remote work capture Georgetown’s pricing advantage over Austin. Those who need to drive downtown five days a week will feel the trade-off on I-35. Match your neighborhood to your lifestyle, test the drive before you commit, and Georgetown delivers on what brings most people to Central Texas in the first place.
Frequently Asked Questions
What are the pros and cons of moving to Georgetown, TX?
The biggest pros are a cost of living roughly 10% below the national average, a well-regarded school district in Georgetown ISD, low violent crime rates, and a historic downtown with year-round events like the Red Poppy Festival. The cons are real too. Property taxes in Williamson County run around 1.8% to 2.2% of assessed value, which offsets lower home prices. Rush-hour traffic on I-35 toward Austin can add 20 to 30 minutes to a 30-mile commute. Summer heat regularly tops 100 degrees from June through September, and public transit options are limited.
How much does it cost to move to Georgetown, TX?
Median home prices in Georgetown sit around $400,000 to $450,000 as of mid-2026, though entry-level homes in neighborhoods like Westview Meadows or Somerset Hills start closer to $300,000. Renters can expect to pay $1,400 to $1,800 per month for a two-bedroom apartment. Beyond housing, budget for Williamson County property taxes at roughly 1.8% to 2.2% of assessed value. Utilities run about $150 to $200 per month. If you are relocating from out of state, moving costs for a three-bedroom home typically range from $3,000 to $8,000 depending on distance and volume.
What is the nicest neighborhood in Georgetown, Texas?
Sun City is Georgetown’s most popular 55+ community with resort-style amenities and homes starting in the mid-$300s. For families, Berry Creek offers larger lots, a golf course, and proximity to top-rated Williamson County schools. The historic downtown district appeals to buyers who want walkability to the Square, restaurants, and local shops. Cimarron Hills is the luxury option with custom homes on acreage starting above $700K. Each neighborhood has a distinct feel, so the best fit depends on whether you prioritize school zones, lot size, community amenities, or proximity to I-35 for commuting.
How far is Georgetown, TX from Austin, TX?
Georgetown sits about 30 miles north of downtown Austin along I-35. In light traffic, the drive takes roughly 30 to 35 minutes. During weekday rush hours, expect 50 to 70 minutes heading south in the morning and north in the evening. The I-35 expansion project is ongoing and causes additional delays in some stretches. Capital Metro does not currently serve Georgetown with regular bus routes, so most commuters drive. Some residents split the difference by working in Round Rock or Cedar Park, which cuts the commute to 15 to 20 minutes.
What county is Georgetown, TX in?
Georgetown is the county seat of Williamson County, one of the fastest-growing counties in Texas. Williamson County consistently ranks among the safest and wealthiest counties in the state, with a median household income above $90,000. The county handles property tax assessments, road maintenance, and local courts. Being the county seat means Georgetown hosts the Williamson County Courthouse on the historic Square, along with county administrative offices. Williamson County property taxes run higher than some neighboring counties, but residents point to well-funded schools, maintained roads, and responsive emergency services as offsets.
What do Georgetown residents say about living there?
Common themes from Georgetown residents include praise for the low crime rate, strong school system, and the walkable downtown Square. Frequent complaints center on increasing traffic along I-35 and Williams Drive, rising property taxes as home values climb, and limited dining options compared to Austin. Many residents note the city has grown rapidly from roughly 67,000 in 2020 to over 85,000 today, which brings both new amenities and growing pains. The general consensus is that Georgetown works best for people who want a smaller-city pace with Austin access when they need it.
What homes are for sale in Georgetown, TX?
Georgetown’s housing market includes everything from starter homes in the low $300s to custom builds above $1 million in communities like Cimarron Hills. The most active price band falls between $350,000 and $550,000. Inventory has loosened compared to the 2021 to 2022 peak, with homes averaging 45 to 60 days on market in 2026. Buyers will find single-family homes, townhomes in newer developments, and 55+ options in Sun City. Georgetown ISD school zones influence pricing, with homes zoned to Forbes Middle and Georgetown High typically commanding a slight premium.
