“Everything’s sitting,” buyers say.
And in Northwest Georgetown, they’re not wrong. High list prices, long days on market, and inconsistent listing quality are making this market hard to love.
But behind the scenes, change is underway. Sellers are adjusting—just not fast enough for most buyers. The result? A standoff that’s finally starting to shift.
Prices are inching down, discounts are widening, and the best-positioned homes are still moving.
This market doesn’t reward optimism—it rewards clarity.
Northwest Georgetown sellers are starting to get the memo: today’s buyers won’t chase yesterday’s prices.
While the number of sales dipped only slightly, discounts widened and prices softened across the board.
Patience is paying off—for buyers who are ready and strategic. The market isn’t crashing, but it is correcting.
And the message to sellers is clear: price it right, or plan to wait.
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📊 Expected vs Actual Trend
Projected sales (based on 14.66% Alex AI monthly projected trend): 46 homes
Actual sales: 42 homes
Difference: -4 homes
🔻 Sales fell short of expectations by 8.7 percentage points
🎯 Market Overview
- 42 homes sold in May
- Total sales volume: $26.5M
- Median days on market: 78
- Median price per square foot: $197
- Sale prices fell from April—both average and median
- Days on market holding high, especially for overpriced listings
📊 Sales and Pricing Details
- Average Sale Price: $622,498
- Median Sale Price: $504,250
- Average $/SF: $218
- Median $/SF: $197
- Highest Sale: $3,750,000 at $578/SF
Prices fell from April by 7.4% on average and 5.5% at the median. Homes are still closing, but only after sharper pricing and longer negotiations. The highest recorded sale was a $3.75M listing that landed just under $600/SF.
💸 List-to-Sale Price Gap
- Average List Price: $647,966
- Median List Price: $540,401
- Average Discount from List: ~4%
The average discount widened in May, with sellers offering more room for negotiation. The most overpriced homes are still sitting, but realistic listings are clearing at fair market value—often with a few percent shaved off list.
🏷️ List Price Breakdown
- Average List $/SF: $228
- Median List $/SF: $205
- Top List Price: $3,850,000 at $594/SF
Listing strategy continues to shift. While some sellers are still pricing aspirationally, more are correcting after a few weeks on the market. Top-end pricing remains aggressive, but the median is softening.
⏳ Days on Market
- Average DOM: 132
- Median DOM: 78
Luxury homes and those priced above $600K are skewing the DOM averages higher. Well-priced homes under $500K are moving faster, often in under 45 days.
📌 Key Stats Summary
| Metric | Value | MoM Change |
|---|---|---|
| Homes Sold | 42 | 🔽 -7% |
| Avg Sale Price | $622K | 🔽 -7.4% |
| Median Sale Price | $504K | 🔽 -5.5% |
| Avg $/SF | $218 | 🔽 |
| Median DOM | 78 days | ➡️ Steady |
🛍️ For Buyers
This market favors precision. The best homes are still moving—and at better prices. If you’re prepared and patient, you can find strong opportunities. But don’t assume high DOM means weak competition. The good ones still draw eyes.
🏡 For Sellers
Sitting longer than expected? You’re not alone. Inventory is rising, and buyers are pushing back. Adjust your list price, invest in presentation, and be ready to negotiate. The window is open—but not for everyone.
🧠 For Realtors
Frozen clients aren’t your fault. Mirror their hesitation, then lead with clarity.
👉 Want to eliminate pain points and lead with confidence?
ℹ️ WANT MORE INFORMATION ABOUT GEORGETOWN REAL ESTATE?
📩 Have questions about AI, Texas real estate AI, ALEX.realestate, or ALEX AI? Contact me at 📞 713.918.9951 or 📧 george@alex.realestate—or just subscribe to our Blog!
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