Mortgage Lender in Georgetown, TX

What Should Georgetown TX Homebuyers Know Before Buying?

Georgetown's growth story is one of the most dramatic in Texas. For several consecutive years, it ranked as one of the fastest-growing cities in the United States — a title it earned through a combination of affordable land, Williamson County's pro-development stance, and spillover demand from Austin's expensive urban core.

Sun City Georgetown: The Del Webb Sun City community is one of the largest 55+ active adult communities in Texas, with thousands of homes ranging from low $300s to well over $800,000. Financing here has some unique considerations — many buyers are asset-rich but income-light, and some HOA covenants affect resale assumptions. I've worked with dozens of Sun City buyers and know the nuances.

New construction: Wolf Ranch on Georgetown's west side is one of the more prominent master-planned communities with amenities, trails, and a community center. Morningstar, Saddlecreek, and Parkside on the River are also active. For new construction, always get your own lender — not just the builder's preferred affiliate. Use our mortgage calculator to compare payment estimates at current rates across Georgetown's price range.

Neighborhood Spotlight: Wolf Ranch (78628)

Wolf Ranch sits along the San Gabriel River — the community entrance is at 129 Canyon View Road, Georgetown, TX 78628, a master-planned development by Hillwood Communities. Wolf Ranch has partnered with nine trusted homebuilders, with new construction priced from the $400s to $1M+ per Wolf Ranch's builder roster. The community features parks, trails, a resort-style amenity center, and hill country views. Wolf Ranch falls in Georgetown ISD. If you're buying new construction here, bring your own lender — I source rates from 40+ wholesale lenders and can beat the builder's in-house offer most weeks.

Sun City Georgetown (78633) — 55+ Active Adult Spotlight

Sun City Texas by Del Webb (Pulte) is the largest active adult community in the state, located in zip code 78633 and zoned to Georgetown ISD per Redfin. The 12-month median sale price is approximately $396,000 with around 157 active listings as of April 2026 per Cain Realty Group. Inventory ranges from villa-tier resales in the $300s to luxury homes with golf course views above $800K. Del Webb continues to offer new construction phases (May 2026 release) per the same source. Financing here usually pivots on three structures: (1) conventional 80% LTV with retirement-account drawdown income, (2) asset-depletion loans where the lender amortizes liquid assets over 60-120 months, and (3) jumbo for the upper-tier golf-course inventory. Many buyers are downsizing from out-of-state and bringing equity proceeds — that's a delayed-financing or cash-then-refi path I structure regularly.

MorningStar — Mailing Address Georgetown, but Liberty Hill ISD

This is the most-missed school-zoning detail in Georgetown. MorningStar is on the north side of Highway 29 along the new Kauffman Loop with a Georgetown mailing address, but it's zoned to Liberty Hill ISD, not Georgetown ISD, per MorningStar's community overview. That matters for tax rates (LHISD M&O+I&S is structured differently than GISD) and high-school assignment (Liberty Hill HS, 7/10 GreatSchools). Active builders are Meritage Homes ($300s-$400s) and Saratoga Homes ($350s-$500s). If MorningStar is on your list, confirm school zoning before you offer — buyers regularly assume Georgetown HS and discover otherwise mid-contract.

Saddlecreek (78626) + Parkside on the River (78628)

Saddlecreek sits at 100 Furlong Drive in southeast Georgetown (78626) — an 830-single-family / 230-cluster / 150-townhome master-planned community since 2017, currently being built by Pacesetter Homes and Lennar (with prior phases by CastleRock, Century, Gehan, Chesmar, and D.R. Horton per Austin Real Estate Homes Blog). Amenities include a swimming pool, splash pad, community center, disc golf, and trails. Parkside on the River is a 1,500-acre MPC on the San Gabriel River in 78628 with six builders — Chesmar, Coventry, Highland, M/I, Perry, and Taylor Morrison — per Parkside's builder list. 50ft lots start in the $540s, 60ft lots from the $690s, and 70ft lots from the $840s per Highland Homes — meaning the upper-tier inventory crosses Texas's $832,750 conforming line and needs jumbo. Both communities feed Georgetown ISD.

Major Employers in Georgetown

Beyond the Round 1 list, here are the anchors that drive the Georgetown employment base per the Georgetown Chamber of Commerce: AirBorn (a Molex company) at 3500 Airborn Circle (78626) — 100% employee-owned aerospace/defense connector manufacturer; St. David's Georgetown Hospital — full-service acute-care hospital and one of the largest non-government employers in town; Loram Technologies — railroad maintenance and grinding equipment; Southwestern University — one of the oldest universities in Texas, ~1,500 students plus faculty/staff; SportClips corporate headquarters; Georgetown ISD itself as a top employer with two high schools and growing enrollment driven by Sun City + Wolf Ranch buildout. Round Rock's Dell global HQ sits ~12 miles south and supplies a long Georgetown commuter pool down I-35.

Historic district: Georgetown's downtown square and surrounding Victorian neighborhoods are popular with buyers who want character architecture and walkability. Older homes may require additional inspection attention, and some renovation financing options (like FHA 203k) could be relevant depending on condition.

Georgetown ISD: School Ratings

Georgetown High School (2211 N Austin Ave, 78626) holds a 7/10 rating on GreatSchools. East View High School (4490 E University Ave, 78626) holds a 5/10 GreatSchools rating, per GreatSchools. Your address determines which campus serves you — confirm the school zone before you make an offer, especially near subdivision boundary lines. Leander ISD covers portions of far western Georgetown.

What Closing Costs Should Georgetown Buyers Expect?

At Georgetown's $412,500 March 2026 median price (Redfin, +1.9% YoY), buyer closing costs typically run $8,500–$13,000 (roughly 2–3% of purchase price). Real-number breakdown at $412.5K with 20% down:

• Lender's title insurance: ~$1,825 (Texas DOI-regulated rate on a $412.5K purchase)
• Escrow/settlement fee: ~$600
• Recording fees: ~$125 (Williamson County)
• Origination + lender fees: ~$1,000–$1,500 (varies by program)
• Property tax proration / escrow setup: Georgetown ISD's 2025-26 rate is $1.0506/$100 valuation per Community Impact; the City of Georgetown adds $0.3532/$100 per Hello Georgetown. Williamson County effective rate is ~1.68% per Ownwell. On a $412,500 home, expect roughly $7,000 per year in combined property taxes — 3-4 months goes to escrow setup at closing (~$1,750-$2,300).
• Prepaids (first year HOI premium + initial insurance escrow): ~$3,000-$4,000

For Parkside on the River 70ft lots and Wolf Ranch upper-tier homes that cross the $832,750 Texas conforming line, plan on jumbo: 6-12 months of PITI in reserves, slightly tighter DTI, and full income documentation. Use our Georgetown rate check to see live rate quotes by program. Sun City buyers using asset depletion: budget for the same closing costs but expect underwriting to lean on liquid-asset documentation rather than tax returns.

Georgetown TX Mortgage FAQ