A Real Estate Agent's Guide to Georgetown, TX

As a career analyst who’s watched the Texas real estate market for over a decade, I can tell you Georgetown isn't just another Austin suburb. It’s a city with its own identity, economy, and rhythms. If you're considering moving here to sell real estate, you need to understand both the numbers and the nuance. This guide is built on hard data and local insight to help you make an informed decision.

The Salary Picture: Where Georgetown Stands

Let’s get straight to the numbers. The median salary for a Real Estate Agent in Georgetown is $61,037/year, which breaks down to an hourly rate of $29.34/hour. Compared to the national average of $61,480/year, Georgetown sits almost exactly in line, but that’s just the starting point. The real story is in the range.

Real estate is a commission-based career, so your income is directly tied to your hustle, experience, and market knowledge. In Georgetown, where the housing market is competitive (but not as frenetic as Austin proper), your earnings potential varies significantly.

Experience Level	Annual Income Range	Key Factors in Georgetown
Entry-Level (0-2 years)	$40,000 - $55,000	Building a network is everything. You'll likely work more referrals from friends, family, and your first few clients. The median salary is hard to hit in year one.
Mid-Career (3-7 years)	$55,000 - $85,000	You have a reputation. Repeat clients and referrals start to compound. You'll know the specific nuances of neighborhoods like Sun City vs. the historic district.
Senior (8-15 years)	$85,000 - $120,000+	You're a local expert. You can price homes accurately in any subdivision, know the top inspectors and lenders, and may have a small team. In Georgetown's $400k-$600k median price range, a few good sales a year get you here.
Expert (15+ years)	$120,000+	You may run a brokerage, specialize in luxury properties (like on the Lake Georgetown waterfront), or have a dominant market share in a specific area.

Comparison to Other Texas Cities:

• Austin MSA: Higher potential ($75k-$150k+ median), but also dramatically higher cost of living and competition.
• Dallas/Fort Worth: Similar median salary range but a larger, more corporate market with different clientele.
• San Antonio: Slightly lower median salary (closer to $55k), but a more stable, military-influenced market.
• Georgetown's Sweet Spot: It offers a balance—near enough to Austin's high-value market to attract buyers seeking affordability, but with its own strong local economy.

Insider Tip: The 10-Year Job Growth is 3% for the metro area. This isn't explosive, but it's steady. It means the market isn't saturated to the point of being impossible for newcomers, but you can't expect the double-digit growth of a boomtown. The 192 jobs in the metro area is a small number, emphasizing that this is a relationship-based business, not a corporate one with hundreds of openings.

The Real Take-Home: After Taxes and Rent

Earning $61,037/year seems straightforward, but as an agent, you're a 1099 independent contractor. That means you pay both the employer and employee portions of Social Security and Medicare (about 15.3% total), plus federal and state income taxes. Let's break down a realistic monthly budget for an agent earning the median salary.

Assumptions:

• Gross Monthly Income: $5,086 ($61,037 / 12)
• Taxes (Total ~30%): $1,526 (This includes SE tax, federal, and state. This is an estimate; consult a CPA.)
• Net Monthly Take-Home: ~$3,560
• Average 1BR Rent in Georgetown: $1,220/month

Monthly Budget Breakdown:

Expense Category	Estimated Cost (Monthly)	Notes
Housing (1BR Rent)	$1,220	Cost of Living Index is 97.6 (US avg = 100), so rent is slightly below national average.
Utilities (Electric, Water, Internet)	$180	Georgetown's climate means summer AC bills can be high.
Car Payment & Insurance	$450	A reliable car is non-negotiable. Insurance rates are reasonable in Williamson County.
Gas (High Mileage Job)	$250	You'll drive clients all over the county.
Groceries & Household	$400
Health Insurance	$350	You must purchase your own. This is a major, often overlooked cost.
Misc. & Professional (MLS, Dues, Marketing)	$300	MLS fees, Realtor association dues, business cards, signs, etc.
Total Basic Expenses	$3,150
Remaining for Savings/Debt/Discretionary	$410	This is tight. It highlights the importance of having savings before you start or a partner's income.

Can They Afford to Buy a Home?
With a take-home of $3,560 and expenses of $3,150, the leftover $410 is not enough for a mortgage payment. The median home price in Georgetown is around $450,000. With 20% down ($90k), a 30-year mortgage at 6.5% would be roughly $2,295/month (P&I), plus taxes and insurance (est. $600/month). Total: ~$2,900/month.

Verdict: On a median agent salary, buying a home in Georgetown on a single income is not feasible without a significant down payment (closer to 30-40%), a partner's income, or a year of higher-than-median earnings. Many agents rent or live in more affordable surrounding areas like Jarrell or Liberty Hill.

Where the Jobs Are: Georgetown's Major Employers

Real estate agents don't get "jobs" at companies in the traditional sense. They build businesses. However, understanding the local economy tells you who has money to buy and sell property. Here are the key employers that fuel Georgetown's real estate market.

1. St. David's Georgetown Hospital: Part of the massive Ascension health system. This is a primary employer for medical professionals (doctors, nurses, administrators) who are often in the market for permanent, higher-value homes. Hiring Trend: Steady growth as Georgetown's population ages and expands.
2. The Georgetown Independent School District (GISD): One of the largest employers in the county. Teachers and staff are a core demographic for first-time home buyers and those seeking affordability. Hiring Trend: Consistent, driven by student enrollment growth.
3. Southwestern University: A prestigious private liberal arts college. It employs faculty, staff, and brings in visiting families and alumni. Hiring Trend: Stable. Faculty often buy in established neighborhoods near the campus.
4. Texas A&M University's RELLIS Campus (in nearby Bryan): While not in Georgetown, the spillover effect is huge. Graduate students, researchers, and staff often choose Georgetown for its lower cost of living and commute via SH-130. Hiring Trend: High-growth, attracting a younger, educated demographic.
5. City of Georgetown & Williamson County Government: A massive employer with stable jobs from city planners to public works. Government employees often have excellent credit and stable incomes, making them strong buyers. Hiring Trend: Steady, with periodic hiring for infrastructure projects.
6. Local Corporate Employers (e.g., Baker Hughes, Georgetown Manufacturing): Georgetown has a mix of light manufacturing and corporate offices. These provide mid-to-high income earners looking for family homes. Hiring Trend: Tied to the broader Texas economy, but generally stable.

Insider Tip: Attend the Georgetown Chamber of Commerce events. This is where you'll meet the HR directors and hiring managers from these companies. Building relationships here can lead to corporate relocation referrals.

Getting Licensed in TX

The process is straightforward but requires an investment of time and money.

1. Education: Complete 180 hours of pre-licensing education from a TREC-approved provider. This can be done online for as little as $300-$500.
2. Exam: Pass the National and State portions of the Texas Real Estate Exam. The exam fee is $43 (plus a $10 license application fee).
3. Sponsor: You must be sponsored by a Texas-licensed broker. Interview several before you get licensed. Your broker is your mentor and will take a cut of your commissions (typically 20-50%).
4. Background Check: Fingerprinting and a background check cost approximately $50.
5. Application: Submit your license application to the Texas Real Estate Commission (TREC). The license fee is $205.

Total Estimated Startup Cost: $600 - $1,000 (excluding MLS/board fees, which can be another $1,000-$1,500 annually).

Timeline: From starting classes to holding your license can be as fast as 6-8 weeks if you study diligently. The biggest variable is waiting for exam dates and your broker's sponsorship.

Best Neighborhoods for Real Estate Agents

Choosing where to live is also about choosing your farm area. You need to be where your clients are.

1. Georgetown Historic District: Rent: $1,400-$1,800+ for a 1BR. Living here means you specialize in historic homes, walkability, and charm. It's a niche market with high-touch clients. Commute is walkable/bikeable to downtown.
2. Sun City Georgetown (55+ Community): Rent: Not applicable (age-restricted). This is a massive, self-contained market. If you live nearby (e.g., in nearby Georgetown suburbs), you can become an expert in this community. It's a high-volume, referral-driven market.
3. The Summit at Rivery Park: Rent: $1,300-$1,500. A newer, master-planned community with parks, pools, and modern homes. Ideal for families and young professionals. You'll learn the ins and outs of new construction sales.
4. Riverside/Williams Drive Area: Rent: $1,100-$1,300. More affordable, established neighborhood with older homes. Great for first-time buyers and investors. You'll be close to major retailers and the hospital.
5. Liberty Hill (Just NW of Georgetown): Rent: $1,000-$1,200. A more rural, small-town feel with larger lots. Growing rapidly and attracting buyers priced out of Georgetown itself. A good place to farm for future growth.

Insider Tip: Don't just pick a neighborhood to live in; pick one to farm. Drive the streets, know the parks, and talk to the homeowners. Your hyper-local knowledge is your biggest asset.

The Long Game: Career Growth

In Georgetown, growth isn't about a corporate ladder; it's about expanding your sphere of influence and expertise.

• Specialty Premiums: You can earn more by specializing.

  • Luxury/Waterfront: Lake Georgetown properties command higher prices and commissions. Requires a high-end marketing budget and network.
  • Relocation Specialist: Work with corporate transferees from the major employers. Requires knowledge of the entire area, not just one neighborhood.
  • Investment Properties: Become the go-to for investors looking at rental properties in growing areas like Liberty Hill. This requires financial analysis skills.

• Advancement Paths:

  1. Solo Agent to Team Leader: After 5-7 years, you may hire an assistant or a junior agent to handle buyer leads, scaling your business.
  2. Brokerage Owner: With 10+ years of experience and a strong reputation, you can open your own brokerage. This involves more administrative and legal responsibility.
  3. Real Estate Coach/Mentor: Top agents often supplement income by coaching newer agents.

• 10-Year Outlook: With a 3% job growth and the continued expansion of the Austin metro, Georgetown's real estate market will remain stable and growing. The key will be adapting to interest rate changes and inventory constraints. Agents who build deep local knowledge and a strong online presence will thrive. The small number of 192 jobs in the metro indicates this is a relationship economy; your reputation over a decade is your most valuable asset.

The Verdict: Is Georgetown Right for You?

Pros	Cons
Stable, Steady Market: Less volatile than Austin, easier to predict.	Lower Ceiling: Median salary is solid but won't reach Austin or Dallas highs without mega-sales.
Affordable Cost of Living: You can stretch your dollars further than in Austin proper.	Tight-Knit Community: You must be genuinely part of the community. Transactional agents won't last.
Diverse Client Base: From retirees (Sun City) to young families to university staff.	High Competition from Austin Agents: Many Austin agents will service Georgetown, so you must differentiate.
Growth Potential: You can establish a dominant presence in a specific neighborhood.	Car-Dependent: You will drive a lot. This adds to your time and vehicle costs.
Quality of Life: Good schools, parks, and a charming downtown make it a great place to live.	Start-Up Struggle: The first 6-12 months can be financially tight without savings.

Final Recommendation:
Georgetown is an excellent choice for a real estate agent who values stability over explosive growth, who wants to build deep community roots, and who is financially prepared for a lean first year. If you're looking for a high-energy, fast-paced market with a higher income potential and don't mind a higher cost of living, Austin itself might be a better fit. But if you want a sustainable career in a growing city where you can become a true local expert, Georgetown is a smart bet.

FAQs

1. Do I need to join the local Realtor association right away?
Yes, it's practically mandatory. The Georgetown Multiple Listing Service (MLS) is run through the Williamson County Association of Realtors. You need MLS access to see and list properties. Budget for these fees from day one.

2. How do I find clients in a smaller city like Georgetown?
Networking is 80% of the job. Join local service clubs (Rotary, Lions), attend chamber events, and volunteer. Also, become a hyper-local expert online—create content about specific neighborhoods, school zones, and local events.

3. Is the market saturated with agents?
192 jobs in the metro suggests it's not overrun, but the competition is real. You're competing with a small, experienced group. Your differentiator will be your work ethic, local knowledge, and genuine connection to the community, not just being another face in a crowd.

4. Can I handle clients from Austin while based in Georgetown?
Absolutely. Many Austin buyers are priced out and look to Georgetown. However, you must be prepared to show properties in both counties and understand the nuances of each. Your core business should still be Georgetown-focused for efficiency.

5. What's the biggest mistake new agents make in Georgetown?
Treating it like a commuter suburb without engaging in the community. The people who succeed are those who live here, shop here, and have their kids in the schools here. Your business will grow from the relationships you build in the grocery store, at the park, and at the local coffee shop.