Property Management in
Georgetown, TX
Georgetown is the hardest city in this corridor to generalise about. A Victorian off the Square, a Wolf Ranch slab home and a Sun City villa sit inside one city limit, across three school districts, under permanent watering rules and in a hail corridor that hit forty thousand roofs in a single April afternoon. We manage each of those as a different job, because they are.
Rents Are Flat Because Supply Finally Caught Up
Georgetown was the fastest-growing city in America for three consecutive years, and the building responded. Rents in 2025–26 are flat to slightly down as that supply lands — which changes what a good year looks like for an owner here.
The neighbourhood spread is the useful number here, not the citywide one. Redfin's September 2025 medians ran from about $1,700 in Old Town to $2,500 in Teravista and $2,900 in Parkside at Mayfield Ranch — an $1,100 range inside one city. A citywide "Georgetown median" is close to meaningless for pricing a specific house.
Direction is soft across every source. RentCafe/Yardi recorded a 4.27% year-over-year decline in one 2025 read; Point2 showed -2.8%. Providers disagree on levels — all-property medians range from roughly $1,395 to $1,836 depending on source and month — but they agree on the trend. Growth itself moderated to about 4.8% in 2024, dropping Georgetown to roughly 21st nationally after three years at number one, though the city still passed 100,000 residents by 2025.
No reliable Georgetown-specific single-family vacancy or days-on-market figure exists; we did not find one and will not invent one. In a flat market the practical advice is unchanged and unglamorous: price against live comparables in the right neighbourhood, and treat a renewal as cheaper than a turnover, because right now it clearly is.
Three School Districts, One City Limit
Most of Georgetown is Georgetown ISD — roughly 13,850 students across 20-plus campuses, with Georgetown High School and East View High School and a graduation rate near 96.7%. But the west side falls into Liberty Hill ISD, a small western portion into Leander ISD, and areas to the north into Jarrell ISD.
The boundary that matters most runs near Ronald Reagan Boulevard. West of it, a Georgetown mailing address is frequently not Georgetown ISD at all — Rancho Sienna and Santa Rita Ranch both carry Georgetown addresses and Liberty Hill ISD zoning. Liberty Hill is also actively changing: Legacy Ranch High School and Lariat Trails Elementary open in 2026, with boundary changes already in effect.
For an owner this is not trivia. School zone is one of the strongest drivers of both rent and time-to-lease, and a listing that names the wrong district draws applicants who withdraw when they check. We verify attendance zone by exact address before a property goes live — and in Georgetown that verification is genuinely necessary rather than a formality, which is not true in a single-district city like Hutto.
April 22, 2025: The Storm That Hit 40,000 Roofs
Georgetown sits in the Williamson County hail corridor. On 22 April 2025 a storm brought golf-ball to tennis-ball hail — up to about 2.5 inches — across Sun City, Teravista, Saddle Creek and Crystal Knoll, concentrated in the 78626 and 78628 ZIPs. Local experts quoted by Flagstone Roofing estimated 40,000 to 50,000 homes were affected. One local public adjuster reports Georgetown was under severe weather warnings nineteen times in a twelve-month span, with 36 on-the-ground hail reports.
That frequency changes the maintenance calendar. Asphalt composition shingle dominates here, and while the industry rule of thumb puts its Central Texas life at 15 to 20 years, hail routinely ends it sooner. The damage that costs owners most is the damage nobody sees — bruised shingles that pass a glance and leak eighteen months later, long after the claim window has closed. Texas policies typically require hail and wind claims within one year of the event.
So we inspect after events, not after leaks, and we document with timestamped photographs so a claim has a dated record behind it. At replacement we recommend impact-resistant Class 4 shingles or metal, both increasingly common here — with one caveat worth knowing: many Texas policies carry a cosmetic-damage exclusion, and a dented metal roof that does not leak may not be covered.
Watering Rules Here Are Permanent, Not Emergency
Most Central Texas cities restrict watering when drought triggers it. Georgetown does not work that way. Georgetown Utility Systems runs a permanent baseline two-day-per-week schedule assigned by the last digit of your address, with no watering on Mondays at all, tightening to one day in Stage 2 and further in Stage 3. In summer roughly 75% of the city's daily treated water goes to irrigation, which is why the baseline exists year-round.
Georgetown also draws its own supply — Lake Georgetown and the North Fork San Gabriel River, not the Edwards Aquifer — so its schedule moves independently of neighbouring cities. A controller programmed for Round Rock's stages will earn citations here.
That puts owners in an obvious bind: HOAs enforce landscaping standards while the city restricts the watering needed to meet them. There is a protection worth knowing about. Texas Property Code §202.007 prevents an HOA from penalising a homeowner for a brown or dormant lawn that results from complying with mandatory water restrictions. We program irrigation controllers to Georgetown's exact address-based schedule, and we cite §202.007 when a violation notice arrives anyway.
Old Town Victorians and Wolf Ranch Slabs Are Different Jobs
Georgetown holds three housing eras that barely overlap. Around the courthouse Square — marketed, with some justification, as the most beautiful town square in Texas — are Victorian and early-twentieth-century homes, the oldest stock in the city and the most likely to carry pier-and-beam elements, original systems and real renovation needs. Then come the 1970s–1990s subdivisions: Serenada, Berry Creek, Georgetown Village, with Berry Creek a mature golf community on larger lots. Then the 2000s–2020s master-planned wave that produced most of today's rental supply.
The capital plans for these are not variations on a theme. An Old Town home needs electrical panel assessment, HVAC replacement reserves and serious freeze protection, since Texas homes run plumbing through attics, garages and exterior walls with minimal insulation. A Wolf Ranch or Parkside slab home needs foundation moisture management, irrigation compliance and a roof-age watch — its systems are young.
Georgetown also has a real build-to-rent segment now, which competes directly with scattered-site rentals on finish level: Georgetown Heights (Wan Bridge, 50 three- and four-bedroom two-story duplexes of 1,400–2,100 sq ft) and Avilla Berry Creek (NexMetro/Mosaic, 224 cottage-style detached homes). If you own a 1990s house nearby, that is the product your applicants are comparing yours against.
Old Town and pre-1990s
Victorian, early-20th-century and 1970s–90s stock. Reserve for HVAC replacement and electrical panel upgrades — older homes may carry 100–150 amp service. Freeze protection is the highest-value preventative spend.
Master-planned, 2000s–2020s
Slab-on-grade, often post-tensioned, brick and stone veneer, 200-amp service. Recurring costs are foundation moisture, irrigation compliance and hail-driven roof claims rather than systems failure.
Build-to-rent
Georgetown Heights and Avilla Berry Creek set the finish standard your listing competes against — smart-home features, new appliance packages and professional on-site management.
The STR Permit, the 7% HOT, and askGTX
Georgetown regulates short-term rentals directly. City Council passed an ordinance on 24 September 2024, effective 1 November 2024: short-term rentals of 30 consecutive days or fewer inside city limits must register and permit, designate a 24/7 local contact, notify neighbours within 200 feet, post the permit, and collect and remit the city's 7% Hotel Occupancy Tax. The permit fee is $100 with a $50 annual renewal. As of September 2024 roughly 285 STR listings existed, concentrated in Old Town. HOAs may impose their own STR rules that the city will not enforce for you.
Long-term leases carry no equivalent registration, and Texas law preempts local rent control. What Georgetown does enforce actively is code compliance: tall grass and weeds from property line to curb, junk vehicles under Chapter 8.28 (a vehicle must be operational with valid registration and inspection), trash and debris under Sec. 8.20.080, and permits for plumbing, HVAC, electrical, irrigation, water-heater replacement, roofing, foundation repair, fences and pools.
Enforcement is complaint-driven through the city's askGTX system and is education-first for a first offence. That is a fair system, but a scattered-site rental with a tenant who lets the grass go is exactly what generates the complaint. Routine inspection pre-empts the citation, which is cheaper than answering it.
Sun City Changes the Rental Math
Georgetown contains Texas's largest active-adult community, and no neighbouring city has anything comparable at this scale. If you own inside it, or anywhere near it, the rules are different from the rest of your portfolio.
Sun City dues have risen materially — earlier figures were around $1,275 a year in 2022 — so verify against the current disclosure rather than an older listing. Age restrictions, gate protocols and move-in procedures all need handling at lease-up, and getting the occupancy rules wrong is a fair housing problem, not just an HOA one.
Where We Manage in Georgetown
Single-family rentals concentrate in four distinct kinds of place here, and each needs a different management approach.
Master-planned communities
2000s–2020s, HOA-governed
- Wolf Ranch
- Teravista
- Water Oak
- Parkside on the River
- Rancho Sienna
- Santa Rita Ranch
- Morningstar
- Parmer Ranch
- Saddlecreek
- Cimarron Hills
Established neighbourhoods
1970s–1990s, mature trees, larger lots
- Berry Creek
- Serenada
- Georgetown Village
- Sierra Vista
- Highland Village
- Riverview
Historic Old Town
Victorian and early 20th century, near the Square
- Old Town
- Courthouse Square district
- San Gabriel Park area
Age-restricted and build-to-rent
Specialist rules and purpose-built product
- Sun City Texas
- Georgetown Heights
- Avilla Berry Creek
Why Tenants Choose Georgetown
The fastest-growing city in America for three straight years, with a manufacturing base arriving to match the population.
ZT Systems and the data-centre corridor
ZT Systems announced a 430,000 sq ft cloud and AI server manufacturing facility at NorthPark35 in October 2023, with up to 1,500 jobs. Blueprint/Compass Data Centers is building a $160M phased project off Westinghouse Road for 2026–27.
Established local employers
St. David's Georgetown Hospital, Southwestern University, the City of Georgetown, Georgetown ISD and Chick-fil-A anchor a base that does not depend on any single sector — and metro tech at Dell, Apple and Samsung is a commute away.
Amazon, arriving 2027
A roughly 248,687 sq ft sub-same-day sorting facility at 104 Wittera Way in the I-35/SH-130 corridor began construction in August 2025 with completion targeted for July 2027. Treat this as a future demand driver — it is not operating yet.
The Square and the river
The historic courthouse Square, Blue Hole Park, Lake Georgetown, Inner Space Cavern and the San Gabriel River trail system give Georgetown a genuine downtown, which is rare among these suburbs and shows up in Old Town demand.
What It Costs in Georgetown
The same published fee schedule as every other city we serve. No location surcharge, no setup fee.
What You Pay
Three Things You Never Pay
And the One Percentage
On a $400 repair that's $40. On a $12,000 roof it's $250, not $1,200.
Month to month. No fixed term and no termination fee — cancel with 30 days' written notice.
Flat $100 monthly management, any rent, no tiers. Leasing is $1,200 flat. Lease renewal is $200 and includes one mid-tenancy inspection. Repair coordination is 10% of the vendor invoice, capped at $250 per job. Home-warranty and insurance claims carry no fee. Inspections are $100, with move-in and move-out performed as standard. Tenants pay a one-time $150 lease administration fee at signing and an application fee — there is no recurring monthly resident fee.
Everything We Handle for Georgetown Owners
Every service below is delivered across all of Georgetown — Old Town, the master-planned west side, and Sun City, where age-restricted rules add a layer most managers have never dealt with.
Full-Service Property Management
One company handling marketing, screening, rent, maintenance, and compliance end to end — for a flat $100 a month, any rent, with no setup fee.
Learn moreTenant Screening & Placement
Marketing, showings, and a full credit, background, eviction, and income check — so the tenant who signs is the one who pays.
Learn moreRent Collection
Online tenant payments, late notices issued on schedule, and your disbursement by the 10th with an itemized statement.
Learn moreProperty Maintenance Services
Vetted local vendors, 24/7 emergency response, and an approval threshold you set — with every invoice documented in your portal.
Learn moreProperty Inspections
Move-in, mid-tenancy, and move-out inspections with timestamped photos — the evidence that settles a deposit dispute before it starts.
Learn moreLease Renewals
Early outreach, a rent recommendation grounded in live comparables, and the paperwork handled — because turnover costs far more than a renewal.
Learn moreEviction Services
Notice, filing, and attorney coordination handled to the letter of Texas law — with re-leasing started the moment possession is recovered.
Learn moreProperty Management in Georgetown, Answered
Which school district is my Georgetown property in?
It depends on where in the city, and the answer surprises people. Most of Georgetown is Georgetown ISD, but the west side — including Rancho Sienna and Santa Rita Ranch, which carry Georgetown addresses — is Liberty Hill ISD. A small western portion is Leander ISD and areas north are Jarrell ISD. The dividing line runs near Ronald Reagan Boulevard. We verify by exact address before listing.
Can I rent out a home I own in Sun City?
Sun City is a 55+ age-restricted Del Webb community, so occupancy rules limit who your tenant can be, and the community sets its own leasing procedures on top of that. Base HOA dues were around $1,900 a year as of October 2025, with landscape-maintenance neighbourhoods reaching roughly $2,900, plus a one-time $1,000 working-capital fee at closing. Getting age-restriction compliance wrong is a fair housing exposure, not just an HOA issue — we handle it at lease-up.
What are Georgetown's watering rules, and can my HOA fine me for a brown lawn?
Georgetown runs a permanent two-day-per-week schedule assigned by your address's last digit, with no watering on Mondays, tightening to one day in Stage 2. It is year-round, not drought-triggered, and it is set by Georgetown Utility Systems on its own Lake Georgetown supply. On fines: Texas Property Code §202.007 prevents an HOA from penalising a brown or dormant lawn that results from complying with mandatory restrictions. We program controllers to the exact schedule and invoke §202.007 when a notice arrives anyway.
Do I need a permit to rent my Georgetown home?
Not for a long-term lease. Short-term rentals — 30 consecutive days or fewer — do need a city permit under the ordinance effective 1 November 2024: $100 to register, $50 annual renewal, a 24/7 local contact, notice to neighbours within 200 feet, the permit posted, and the city's 7% Hotel Occupancy Tax collected and remitted. Your HOA may also restrict short-term rentals independently, and the city will not enforce those rules for you.
How bad is hail in Georgetown, really?
Bad enough to plan around. The 22 April 2025 storm brought hail up to about 2.5 inches across Sun City, Teravista, Saddle Creek and Crystal Knoll, with local estimates of 40,000 to 50,000 homes affected. One local adjuster counted nineteen severe weather warnings in twelve months. We inspect after events rather than after leaks, because Texas policies typically require hail claims within one year and bruised shingles often do not leak until the window has closed.
I own an older home near the Square. What should I prioritise?
HVAC replacement reserves, an electrical panel assessment, and freeze protection — in that order. Older Georgetown homes may carry 100–150 amp panels, and Texas plumbing runs through attics, garages and exterior walls with minimal insulation, which is what made Winter Storm Uri so expensive. The Texas Department of Insurance recorded 456,531 claims from that event with an expected $8.2 billion payout statewide.
Should I carry flood insurance in Georgetown?
It depends on the parcel, and the maps are moving. The San Gabriel River forks and Lake Georgetown create FEMA-mapped floodplains, with Williamson County as floodplain administrator, and new Atlas 14 rainfall data is expected to expand boundaries. Officials encourage coverage even outside mapped zones while it is still cheap. We check the parcel rather than generalising from the city.
Do you manage in Wolf Ranch, Berry Creek and Old Town?
Yes — plus Teravista, Water Oak, Parkside on the River, Rancho Sienna, Santa Rita Ranch, Serenada, Georgetown Village, Cimarron Hills and Sun City. HOA dues vary widely across those: Wolf Ranch publishes $560 twice yearly ($1,120 annually) with an optional garden-home landscape program at $1,200 a year, while Teravista runs nearer $66 a month. We verify current figures against the resale certificate at onboarding.
Other Areas We Serve
We manage single-family rentals across the suburbs north of Austin.
How we check the Georgetown numbers
Every figure on this page is attributed where it appears. These are the primary sources behind them — go and check us.
Last reviewed
- City of Georgetown Short-term rental permit, code compliance and building permits
- Georgetown Utility Systems — watering schedule The address-based watering days, which are year-round rather than drought-triggered
- Georgetown ISD Attendance zones for the eastern side of the city
- Liberty Hill ISD Zoning west of Ronald Reagan Boulevard, including Rancho Sienna and Santa Rita Ranch
- Texas Property Code, Chapter 202 §202.007, which bars HOA penalties for a lawn dormant under mandatory water restrictions
- Texas Property Code, Chapter 92 Residential lease rules — deposit accounting, repair duty, disclosure and retaliation
- Texas Property Code, Chapter 24 Notice to vacate and forcible detainer procedure
- Texas Local Government Code, Chapter 214 §214.902, which preempts municipal rent control
- FEMA Flood Map Service Center Flood zone for an individual address — always check the parcel, not the city
- Texas Real Estate Commission Broker licensing required to manage rentals for others
Market figures reviewed August 2026 and attributed inline to the US Census Bureau, Point2Homes, Zillow, Zumper, Redfin, RentCafe/Yardi, city-data.com, the City of Georgetown, Georgetown Utility Systems, the Wolf Ranch HOA, Rugg Realty, Community Impact, KiTH Management, Flagstone Roofing, the Texas Department of Insurance and World Population Review. Rent levels vary widely by provider and month and are directional; no Georgetown-specific single-family vacancy or days-on-market figure could be verified. Foundation type, roof lifespan and electrical panel statements are regional construction norms rather than Georgetown datasets. Most HOA dues are broker or aggregator estimates except Wolf Ranch (official) and Parkside on the River (TREC management certificate); all are verified against current disclosures at onboarding. The Amazon facility is under construction and treated as a future demand driver, not a current employer. Nothing on this page is legal, insurance or fair housing advice.
Own a Rental in Georgetown?
Get a free rental analysis. We will confirm your exact school district, check your parcel against the current floodplain, and price the home against comparables in your actual neighbourhood — not a citywide average.