New Construction vs Resale
New Construction vs Resale Homes in Georgetown: What Buyers Actually Pay
Updated November 3, 2026
Reviewed by:
Head of Growth at TurboHome
Agent, Texas · Texas Realtor® License #674075
New construction homes in Georgetown closed at a median $202/sq ft over the past 12 months, the same as the $202/sq ft median for resale homes. The median new build sold for $487,000 and measured 2,514 square feet; the median resale sold for $420,000, measured 2,209 square feet and was built in 2014. New homes closed 7.1% below original asking and resales closed 6.4% below original asking, and new construction was 41% of the 951 closings in our MLS feed. Here is the full comparison, including where the new homes are and what is for sale right now.
TurboHome Market Analysis · Georgetown, TX · Closings November 2025 through October 2026 · Active listings as of November 3, 2026 · Published November 2026
Key findings
- Price per square foot: new construction and resale both closed at a median $202/sq ft (0.0%).
- Price and size: the median new build sold for $487,000 at 2,514 square feet; the median resale sold for $420,000 at 2,209 square feet.
- Days on market: new builds took a median 80 days to go under contract, versus 63 for resales.
- Negotiating room: new homes closed 7.1% below original asking and 71% had a price cut before closing; resales closed 6.4% below original asking, with 64% cut.
- Busiest new-build area: Georgetown (core area), with 221 new-construction closings at a median $559,000.
- For sale now: new construction is 43% of active inventory (1,000 listings as of November 3, 2026), and 66% of new listings have been reduced, versus 64% of resale listings.
Georgetown new construction vs resale: the numbers
Closings in Georgetown in our MLS feed, closings november 2025 through october 2026, all home types.
| Metric | New construction | Resale |
|---|---|---|
| Closings | 390 | 561 |
| Median sale price | $487,000 | $420,000 |
| Median $/sq ft | $202/sq ft | $202/sq ft |
| Median living area (sq ft) | 2,514 | 2,209 |
| Median days on market | 80 | 63 |
| Median close vs original asking | 7.1% below original asking | 6.4% below original asking |
| Share sold below original asking | 89.5% | 87.0% |
| Share with a price cut before closing | 71% | 64% |
| Median year built | Year of sale | 2014 |
Price per square foot is the fair comparison because new homes and resales in Georgetown differ in size: the median new build measured 2,514 square feet against 2,209 for a resale, so the median sale price alone mixes up size and value. Close vs original asking compares the final price with the first list price, so it captures builder price cuts made before the sale, not only the last round of negotiation.
Like for like: single family homes vs condos and townhomes
| Home type | New closings | New median price | New $/sq ft | New median sq ft | New median days on market | New close vs original asking | Resale closings | Resale median price | Resale $/sq ft | Resale median sq ft | Resale median days on market | Resale close vs original asking |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Single family | 384 | $490,000 | $202/sq ft | 2,530 | 79 | 7.1% below original asking | 545 | $425,000 | $202/sq ft | 2,212 | 61 | 6.3% below original asking |
New and resale single family homes in Georgetown both closed at a median $202/sq ft, so neither carries a premium like for like. Our feed has too few new Georgetown closings of other home types to compare them separately.
Where the new homes are in Georgetown
Areas of Georgetown with the most new-construction closings in our feed, closings november 2025 through october 2026.
| Area | New closings | New median price | New $/sq ft | New median sq ft | New close vs original asking | New median days on market | Resale closings (same area) | Resale $/sq ft (same area) |
|---|---|---|---|---|---|---|---|---|
| Georgetown (core area) | 221 | $559,000 | $208/sq ft | 2,561 | 8.6% below original asking | 83 | 107 | $190/sq ft |
| ZIP 78633 | 84 | $462,045 | $190/sq ft | 2,448 | 7.9% below original asking | 83 | 4 | n/a |
| ZIP 78626 | 28 | $384,995 | $187/sq ft | 2,130 | 2.3% below original asking | 72 | 9 | $213/sq ft |
| Lively Ranch | 21 | $416,999 | $169/sq ft | 2,263 | 4.2% below original asking | 46 | 4 | n/a |
| Sun City Texas | 11 | $355,371 | $242/sq ft | 1,409 | 6.0% below original asking | 32 | 141 | $205/sq ft |
| The Preserve | 9 | $1,132,919 | $258/sq ft | 4,411 | 0.1% below original asking | 0 | 4 | n/a |
The core Georgetown area had the most new-construction closings (221), at a median $559,000 and $208/sq ft, against $190/sq ft for resales in the same area. Areas labeled ZIP are ZIP codes; ZIP 78633 sits on the Sun City side of town. Area figures rest on far fewer closings than the citywide numbers, so read them as direction rather than a price quote.
What is for sale in Georgetown right now
Active listings in Georgetown in our MLS feed as of November 3, 2026.
| Segment | Active listings | Median list price | Median asking $/sq ft | Median sq ft | Median days on market | Share reduced from original list | Median reduction (reduced listings) |
|---|---|---|---|---|---|---|---|
| New construction | 1,000 | $509,073 | $205/sq ft | 2,594 | 79 | 66% | 7.8% |
| Resale | 1,317 | $415,000 | $200/sq ft | 2,218 | 54 | 64% | 5.7% |
As of November 3, 2026, new construction is 43% of the homes for sale in Georgetown: 1,000 new listings at a median $205/sq ft, against 1,317 resales at $200/sq ft. 66% of new listings have already been reduced from their original list price, by a median 7.8%, against 64% of resale listings at a median 5.7%.
Why Georgetown new builds cost about the same
Georgetown is at parity: new and resale homes both closed at a median $202/sq ft. The median new home is bigger (2,514 square feet versus 2,209) and pricier ($487,000 versus $420,000). The market is slow on both sides, with new homes taking 80 days to go under contract versus 63 for resales, and price cuts are the norm: 71% of new builds and 64% of resales were reduced before closing. The core Georgetown area produced 221 new closings at a median $559,000, ZIP 78633 on the Sun City side 84, and Lively Ranch 21. Right now 1,000 new homes are active, 43% of the active inventory, with a median reduction of 7.8%. Our Georgetown closing feed begins in November 2025, so there is no prior-year comparison.
Builder incentives and the national picture
Nationally, new homes have been cheaper than existing homes per square foot. Zillow's analysis, reported by HousingWire on September 29, 2026, put the national median at $205 per square foot for new homes versus $212 for existing homes in July 2026. NAHB data reported by Fortune on July 15, 2026 showed the Q1 2026 median new home at $403,200 versus $404,600 for an existing home, the first time new has sold for less since 1974. NAHB's October 2026 Housing Market Index (released October 19, 2026) found 43% of builders cutting prices, an average cut of 6%, and 65% offering incentives such as rate buydowns and closing-cost help.
In Georgetown, the gap is 0.0% per square foot: new construction closed at a median $202/sq ft against $202/sq ft for resales. Builder incentives like rate buydowns, closing-cost credits and free upgrades do not show up in the MLS close price, so the effective new-build discount is larger than the close price shows. A buyer's agent can negotiate those incentives on top of the price.
Monthly payment: new vs resale at today's rate
At 7.24%, the average 30-year fixed rate in Freddie Mac's Primary Mortgage Market Survey for the week of October 29, 2026, with 20% down, principal and interest on the median new home in Georgetown ($487,000) come to $2,655 per month. The median resale ($420,000) comes to $2,290 per month, so the new home costs $365 more per month before taxes, insurance, HOA and any builder rate buydown.
Builder-paid rate buydowns can cut the first years of a new-home payment well below the figure shown, and resale sellers can be asked for the same credit.
Should you buy new construction or resale in Georgetown?
- Compare on price per square foot and lot, not list price. The median new build in Georgetown measured 2,514 square feet against 2,209 for a resale, so compare $202/sq ft with $202/sq ft, then check lot size and HOA dues before you compare totals.
- Ask the builder for the incentive sheet and the last three closed prices in the same community. Georgetown new builds closed 7.1% below original asking and 71% had a price cut before closing, so closed prices tell you more than the list price.
- Use your own agent. Builders pay the buyer-side commission in most communities, and a flat-fee agent rebates it to you. Bring your agent to your first visit, because many builders only pay an agent who registered you.
- Get an independent inspection, even on a new home. City inspections check code minimums, not workmanship. Ask for a pre-drywall inspection and a final inspection before closing.
- For resale, use the share-reduced figure to find motivated sellers. 64% of resale listings in Georgetown have been cut from their original price, by a median 5.7%, and those sellers are the most open to an offer.
Methodology
We looked at closings of single family homes, condos and townhouses in Georgetown from our MLS feed, closed November 2025 through October 2026 (the prior 12 months for the year-over-year comparison), with implausible prices and sizes removed. A closing is counted as new construction when the listing was flagged as new construction or the home was built in the year of sale or the year before; everything else is resale. "Close vs original asking" is the median of close price divided by the original list price, so it includes price cuts made before the sale.
Active listings are as of November 3, 2026. Figures are medians unless stated. Published November 2026. Our Georgetown closing feed begins in November 2025, so this page has no year-over-year comparison. Resale $/sq ft is shown as n/a for areas with too few resale closings to report.
Frequently asked questions
Are new construction homes cheaper than resale in Georgetown?
They cost about the same. New construction and resale homes in Georgetown both closed at a median $202/sq ft over the past 12 months (0.0%).
How much does a new construction home cost in Georgetown?
The median new construction home in Georgetown sold for $487,000 and measured 2,514 square feet, at $202/sq ft. For contrast, the median resale sold for $420,000 at 2,209 square feet.
Do builders in Georgetown negotiate on price?
New homes in Georgetown closed 7.1% below original asking, 89.5% sold below original asking and 71% had a price cut before closing. Resales closed 6.4% below original asking, with 87.0% below original asking and 64% cut. Builder incentives such as rate buydowns and closing-cost credits come on top and are not in those figures.
Has the new-build premium in Georgetown changed?
Our MLS feed for Georgetown begins in late 2025, so there is no year-over-year comparison yet. The current gap is 0.0% per square foot: $202/sq ft for new construction against $202/sq ft for resale.
Where are the new construction homes in Georgetown?
The most new-construction closings in Georgetown were in Georgetown (core area) (221), ZIP code 78633 (84) and ZIP code 78626 (28). As of November 3, 2026, 1,000 new-construction homes were listed for sale.
Related TurboHome guides
- New construction vs resale homes, by city
- Greater Austin home buying guides
- Wolf Ranch new homes
- Texas home buying guides
Buy new or resale in Georgetown with a flat-fee buyer's agent
About the Author
Vinura Abeysundara
Vinura Abeysundara is a real estate and growth professional with experience scaling homebuying platforms across Canada and the United States. Formerly Head of Growth at Zown, he now works with TurboHome and writes about homebuyer savings, flat-fee real estate, commissions, and technology in real estate.
View Vinura on LinkedInAbout Jake Shuler
Agent, Texas
Jake Shuler is a Texas REALTOR® with more than 10 years of real estate experience and over 200 successful transactions. As an agent at TurboHome, he helps buyers navigate the Texas housing market and writes about homebuying, negotiations, local market trends, and ways buyers can save throughout the process.
View Jake's profile