Moving to Georgetown, TX: 10 Things to Know Before You Move

Georgetown is the county seat of Williamson County, about 27 miles north of Austin on I-35. It's also one of the fastest-growing cities in the country. The Census Bureau counted 67,176 residents in 2020 and estimates 106,907 as of July 2025, and Georgetown ranked as the fastest-growing U.S. city with 50,000 or more people from July 2021 to July 2022.

I'm Nick Himes with Service First Real Estate Group, and I help people buy and sell homes all over Williamson County. If you're thinking about moving to Georgetown, here's what I'd want you to know before you start touring homes. For the bigger picture on the county, read my guide to moving to Williamson County.

Georgetown at a Glance

• Location: About 27 miles north of Austin, on I-35 at the north end of the Austin metro.
• Population: 67,176 in the 2020 Census. 106,907 estimated as of July 2025.
• ZIP codes: Mainly 78626, 78628 and 78633.
• School districts: Georgetown ISD covers most of the city, but Georgetown addresses can also fall in Liberty Hill ISD, Leander ISD, Jarrell ISD or Round Rock ISD.
• Airport: Austin-Bergstrom (AUS) is about 30 miles away.

1. It's Growing Fast, and You'll See It

Georgetown has added close to 40,000 people since the 2020 Census. That means new neighborhoods, new schools, new shopping and a lot of construction traffic. It also means you have choices, from brand-new master-planned communities to historic homes near the Square. I break down the top options in my guide to the best neighborhoods in Georgetown, TX.

2. Your Commute Depends on Which Side of Town You Pick

I-35 runs right through Georgetown and is the main route south to Round Rock and Austin. The city's own community guide puts downtown Austin and the airport about 35 minutes away. That's a light-traffic number. At rush hour, plan for more.

SH 130, the toll road that runs east of I-35 as a relief route, starts in Georgetown. If you'll be heading to the east side of the metro, toward Hutto, Pflugerville or Samsung's site in Taylor, living near SH 130 can save you a lot of I-35 time. On the west side, Ronald Reagan Boulevard connects most of the newer neighborhoods.

TxDOT also has a project in the works for I-35 from SH 29 in Georgetown down to SH 45N in Round Rock, which would add non-tolled HOV lanes. Expect construction in that stretch over the next several years. If you'll be driving south a lot, also look at my Round Rock area page.

3. A Georgetown Address Doesn't Tell You Your School District

This catches a lot of people. Most of Georgetown is in Georgetown ISD, but some neighborhoods with Georgetown addresses are in Liberty Hill ISD (Rancho Sienna and parts of Cimarron Hills), Leander ISD (Escalera Ranch), Jarrell ISD (parts of the north side) or Round Rock ISD (part of Teravista).

Georgetown ISD's main high schools are Georgetown High School and East View High School, and the district is building a new high school on DB Wood Road that's scheduled to open in fall 2028. Always confirm school assignments by address. You can search homes by school, including Georgetown High, East View High and Liberty Hill High.

4. Property Taxes Depend on the City, the School District and the MUD

Texas has no state income tax, so property taxes do a lot of the work. Williamson County's 2026 tax rate table lists these rates per $100 of value:

• City of Georgetown: 0.363167
• Williamson County: 0.381218, plus 0.040329 for roads
• Georgetown ISD: 1.1106
• Liberty Hill ISD: 1.2298
• Leander ISD: 1.1169

For a home inside city limits and in Georgetown ISD, that adds up to about 1.90 per $100 before exemptions. Many newer neighborhoods also have a MUD or PID on top of that, so get the full rate on any home before you write an offer.

If the home is your primary residence, file for a homestead exemption. Per the Texas Comptroller, the school district homestead exemption is $140,000, and homeowners 65 or older or disabled get another $60,000 off school taxes. School taxes also freeze once you hit 65, and the city and county offer their own over-65 freezes.

5. Check Who Provides Your Electricity and Water

The City of Georgetown runs its own electric utility, but it only covers part of the area. Other homes are on Pedernales Electric Cooperative or another provider. It's worth checking by address, since rates and service vary.

The city's water utility serves about 440 square miles, including a lot of homes outside city limits. In May 2026, voters approved selling part of that outside-the-city water territory to a private utility, National Utility Infrastructure. That sale still needs approval from the Public Utility Commission, so if you're buying outside city limits, ask who your water provider will be.

Georgetown also has outdoor watering rules. Under Stage 1, you water two days a week based on the last digit of your address, with no watering on Mondays and none between 9 a.m. and 7 p.m. Check the city's current stage before you plan a new lawn.

6. The Square Is the Heart of Town

Downtown is built around the 1911 Williamson County Courthouse. The city markets it as "The Most Beautiful Town Square in Texas," and the Texas chapter of the American Planning Association named it a Great Public Space in 2017. It's where you'll find local restaurants and shops, plus events throughout the year.

The Texas Legislature named Georgetown the Red Poppy Capital of Texas in 1990, and the Red Poppy Festival takes over the Square every spring in late April. Southwestern University, which traces its roots back to 1840, is close to downtown too. If you want to live close to all of it, read my Downtown and Old Town Georgetown guide.

7. There's a Lot to Do Outside

• Blue Hole Park and the river trails: The San Gabriel River runs through town, and the city has more than 12 miles of trails along it and through its parks.
• Lake Georgetown: A 1,297-acre lake on the west side with boating, fishing and the 26-mile Goodwater Loop trail around it.
• Garey Park: A 525-acre city park that opened in 2018.
• Inner Space Cavern: A cave right off I-35 that was discovered in 1963 by a highway crew drilling test holes.

8. Do Your Flood Homework Near the River

The river is a big part of what makes Georgetown nice, but it can flood. In July 2025, high water on the San Gabriel hit San Gabriel Park and Blue Hole, and the city estimated about $9.6 million in recovery costs. If you're looking at a home near the river or a creek, check the FEMA flood map, ask for an elevation certificate if there is one and get a flood insurance quote before you're under contract.

9. It's a Major 55+ Destination

Georgetown has more than one 55+ option. Sun City Texas is the big one, with about 8,500 homes, three golf courses and a full calendar of clubs and activities. Heritage Oaks is a smaller 55+ option with about 417 homes. Read my Sun City Texas guide, or browse Georgetown homes with a first-floor primary bedroom.

10. Jobs Are Close By

Local employers include St. David's Georgetown Hospital, Southwestern University, ZT Systems and Airborn, among others. You're also within driving distance of some of the biggest employers in Central Texas: Dell's headquarters in Round Rock, Apple's campus in north Austin and Samsung's chip plant in Taylor, which was announced in 2021 as a $17 billion project.

Pros and Cons of Living in Georgetown

Pros

• A real historic downtown with things to do
• Lots of housing variety, from historic homes to new construction to 55+
• River, lake and park access all over town
• Easy access to I-35 and SH 130

Cons

• I-35 traffic and ongoing road construction
• Higher total tax rates in neighborhoods with a MUD or PID
• School district and utility providers vary by address, so you have to check every home
• Flood risk for homes near the river and creeks

Where to Live in Georgetown

Every side of town feels different. A few places to start:

• Wolf Ranch for newer homes near I-35 and the river
• Berry Creek for an established golf neighborhood
• Teravista if you want to sit right between Round Rock and Georgetown
• New construction in Georgetown if you want to build or buy brand new
• Georgetown townhomes if you want less yard to maintain

For the full list, read my guide to the best neighborhoods in Georgetown, TX. If you're comparing cities, my guide to the 7 best neighborhoods in Williamson County covers Georgetown, Leander, Round Rock and Liberty Hill.

Frequently Asked Questions

Is Georgetown, TX a good place to live?

For a lot of people, yes. You get a historic downtown, lots of parks and trails, a wide range of neighborhoods and access to Austin-area jobs. The tradeoffs are traffic on I-35 and the extra homework on taxes, schools and utilities for each home.

How far is Georgetown from Austin?

Georgetown is about 27 miles north of Austin. The city estimates about 35 minutes to downtown Austin and to the airport, but rush-hour traffic on I-35 can add a lot to that.

What school district is Georgetown, TX in?

Most of Georgetown is in Georgetown ISD. Some Georgetown addresses are in Liberty Hill ISD, Leander ISD, Jarrell ISD or Round Rock ISD, so confirm by address.

What is the property tax rate in Georgetown, TX?

Using Williamson County's 2026 rate table, a home inside city limits and in Georgetown ISD comes to about 1.90 per $100 of value before exemptions. MUDs and PIDs add to that in many newer neighborhoods.

Does Georgetown, TX flood?

Areas along the San Gabriel River and creeks can flood. The July 2025 flood hit San Gabriel Park and Blue Hole. Check FEMA flood maps and get an insurance quote for any home near water.

Thinking About Moving to Georgetown?

If you're relocating to Georgetown, I'll help you narrow down the right side of town, check the full tax rate and school assignment on every home and get you settled. Call or text me at 512-964-8883.

You can search homes for sale right now, see single-family homes in Georgetown or visit my Georgetown area page.