Buying or selling in Georgetown’s 78628 and trying to make sense of prices, inventory, and days on market? You are not alone. With new construction active and seasonality in full swing, it can be hard to read the signals and act with confidence. In this guide, you will learn how to interpret the key numbers, what is driving activity locally, and what practical steps help you win in this zip. Let’s dive in.
Market snapshot: what to watch
When you look at a housing update for 78628, focus on a few headline metrics. These tell you how competitive the market is and how to position your next move.
- Median sale price vs. median list price
- Sale-to-list ratio
- How long homes stay on market
- Months of supply
- Counts of new listings, pendings, and closed sales
If you track those items across the last 30 days, 90 days, and the past 12 months, you will see the short-term pulse, the seasonal pattern, and the longer trend.
How to read the headline metrics
Understanding what each number means will help you separate signal from noise.
Median prices
- Median sale price is the midpoint of sold homes. Half sold above and half below. It is less affected by outliers than an average.
- Median list price reflects what active sellers are asking. The gap between list and sale tells you about negotiation power.
Sale-to-list ratio
- Sale-to-list ratio = median sale price ÷ median list price × 100.
- Over 100 percent suggests over-asking sales and possible multiple offers. Around 98 to 102 percent suggests close-to-list pricing.
Time on market
- Days on market (DOM) is the median number of days from listing to contract. The median is better because it reduces the impact of unusually long or short sales.
Months of supply
- Months of supply = active listings ÷ average monthly sales.
- Under 3 months usually favors sellers. Three to 6 months is more balanced. Over 6 months leans to buyers.
Momentum counts
- New listings, pending sales, and closed sales show pace. Rising pendings compared to actives signal strengthening demand.
- Price per square foot can help compare across neighborhoods, but always adjust for age, lot size, and finish level.
Local drivers in 78628
Several local factors shape how 78628 behaves within greater Georgetown and Williamson County.
- Proximity to job centers: Access to regional employers across the Austin metro attracts buyers who want space and community while keeping a commutable reach.
- Commuting and roads: Highway access and nearby toll options influence neighborhood preferences and time to work, which supports steady demand.
- Schools and amenities: Georgetown ISD boundaries, parks, medical services, and charming downtown options add to lifestyle value for many buyers. Keep school references neutral and verify boundaries that matter to your household.
- Property taxes and ongoing costs: Property tax rates in Williamson County and the city of Georgetown affect monthly budgets. Always verify current tax assessments and exemptions before you write an offer.
- New construction: Master-planned and builder communities can add meaningful inventory. Builders often use staged pricing and incentives, which can shift competition for resale listings.
Seasonality you can plan around
Central Texas housing has a clear seasonal rhythm. Listings and buyer activity tend to rise in spring and early summer, then moderate in late summer. Fall often brings steadier conditions and more negotiation room for certain price bands. Winter can be a window for motivated buyers and sellers who value certainty over peak-season exposure. Looking at 30-day and 90-day snapshots side by side helps you separate seasonal moves from true trend changes.
New construction vs. resale dynamics
78628 includes a mix of established neighborhoods and newer, master-planned areas. That mix can move the medians.
- Inventory effect: New communities may show many actives at once. That can temporarily inflate months of supply and days on market if you lump everything together.
- Pricing and incentives: Builders may offer closing cost help, rate buydowns, or upgrade packages. Those perks are not always visible in headline price data, so compare total value, not just sticker price.
- Resale strategies: Resale sellers compete with shiny new inventory. Strong photos, dialed-in pricing, and pre-market preparation matter more when buyers have options.
What the numbers mean for sellers
Use months of supply, sale-to-list ratio, and time on market to shape your plan.
If supply is under 3 months and sale-to-list is near or above 100 percent:
- Price at market or slightly below to attract early attention.
- Prepare for faster showings and aim for standout presentation within the first week.
- Discuss offer timelines, escalation clauses, and appraisal strategies in advance.
If supply is between 3 and 6 months and sale-to-list is around 98 to 102 percent:
- Price based on a current comparative market analysis.
- Expect some negotiation on price or repairs.
- Use targeted marketing and polished staging to separate your home from similar listings.
If supply is over 6 months and sale-to-list is below 98 percent:
- Expect a longer timeline to contract.
- Consider periodic price adjustments or incentives.
- Focus on condition improvements and premium marketing to justify your asking price.
What the numbers mean for buyers
Reading the same metrics helps you negotiate with clarity.
Price bands and property types
Medians can swing when the mix of sales shifts. A month heavy with higher-end or larger-lot closings can push the median up even if most homes did not change in value. Breaking the data into price bands and separating single-family from townhomes or lots can reveal the true story. If you are buying or selling in a luxury-adjacent segment, look at a tailored set of comps that match size, finish, lot type, and neighborhood amenities.
Simple formulas to keep handy
You can use a few quick calculations to read any monthly snapshot.
- Months of supply = active listings ÷ (closed sales in last 12 months ÷ 12)
- Sale-to-list ratio = median sale price ÷ median list price × 100
- Median time on market = middle value of days to contract across all closed sales in the period
When counts are low, one or two unusual sales can sway results. In those cases, lean on 90-day and 12-month views for a steadier picture.
How to get a current read for 78628
Numbers change quickly at the zip-code level. To get a reliable snapshot:
- Ask for an MLS-backed comparative market analysis focused on your price band.
- Review new listings, pendings, and closings over the last 30, 90, and 365 days.
- Separate new construction from resales when comparing price per square foot.
- Verify property tax history and exemptions through county appraisal records.
- Confirm school boundary details that matter to your household with official sources.
Why presentation and strategy matter
In competitive pockets of 78628, first impressions can decide outcomes. High-impact photography, thoughtful staging, and a pricing strategy aligned to current comps will position your home to win. For buyers, a clear plan that balances must-haves with budget, plus a fast path to showings and offers, helps you act with confidence when the right home appears.
Work with a local, boutique team
You deserve a partner who blends neighborhood-level insight with premium marketing and skilled negotiation. The Merissa Anderson Group pairs a boutique, client-first approach with the reach of a respected national brand. The team brings hands-on expertise in custom builds and remodels, polished presentation for estate listings, and responsive guidance for move-up families and relocating buyers. If you want a clear plan for your next step in 78628, we are ready to help.
Ready to talk strategy for your home or search in Georgetown’s 78628? Connect with the Merissa Anderson Group to schedule a free consultation.
FAQs
Is 78628 a hot market right now?
- Look first at months of supply and the sale-to-list ratio. Under 3 months of supply and ratios near or above 100 percent point to competitive conditions. Higher supply and lower ratios suggest more room for negotiation.
How long does it take to sell in 78628?
- Check the median days on market for the last 90 days and the last 12 months. Most mid-range homes move faster than luxury or unique properties, and seasonality can speed or slow timelines.
Should I price slightly under market to spark multiple offers?
- That approach can work when supply is tight and buyer demand is strong. Ask for a data-driven CMA and review showing feedback to decide if a small under-market strategy fits your goals.
How much over or under list should buyers offer?
- Use the sale-to-list ratio as your guide. If the average is at or above 100 percent, expect to write at or over list for well-prepared homes. If it is below 100 percent, build in a reasonable negotiation margin based on comps and condition.
Are new builds affecting 78628 pricing?
- New construction adds inventory and often includes incentives that do not always show up in headline prices. Separate new-build data from resales and compare total value, including incentives and timelines.
What should I watch in the next 3 to 6 months?
- Track mortgage rate movement, new subdivision releases, local employment news, school boundary updates, and the seasonal rise and fall in listings. These factors shape both pricing and negotiation power.
