Where to Live in
Georgetown

The 2026 Georgetown Shortlist

Georgetown is currently playing a game of leapfrog. The growth isn't creeping outward from the Square anymore; it's hopping over I-35 and pushing west into the old cotton fields. The divide is real: the east side holds the history (and the traffic), while the west side is building the future on a slab foundation. Gentrification has firmly planted its flag in Berry Creek, raising prices, while Old Town is becoming a museum of itself—charming, but impossible to park in. If you’re looking for a deal, you missed the boat on the east side; now, you’re looking at Sun City influence bleeding into Sherwood or gambling on the new builds off Williams Drive.

Summary Table

The Neighborhood Deep Dive

Old Town (The Historic Core)

• The Vibe: Historic Preservationist
• Rent Check: You pay a premium for the zip code, but inventory is low. Expect $1,400+ for a 1BR apartment near the Square; actual houses are mostly Airbnbs now.
• The Good: This is the only place in Georgetown where you can walk to dinner. Being three blocks from Blue Corn Harvest or grabbing a morning pastry at Baked without touching your car keys is a luxury that doesn't exist elsewhere. The San Gabriel Park trails are your backyard. The architecture is Texas Victorian at its finest.
• The Bad: Parking is a nightmare, specifically on Austin Avenue. The "party noise" from the Square drifts down Rock Street on weekends. The homes are old, meaning drafts, settling foundations, and plumbing surprises. You also have to deal with the "Tourist Train" that cuts through the heart of the neighborhood.
• Best For: Retirees downsizing from a ranch, or remote workers who value character over square footage.
• Insider Tip: Drive Elm Street between 6th and 8th. It’s quieter than the main drags but still walkable to everything.

Berry Creek (The East Side Anchor)

• The Vibe: Old Money / Established
• Rent Check: High. You're paying for the Berry Creek name. 1BRs hover well above city average, often pushing $1,600+ in the garden homes.
• The Good: This is the gold standard for Georgetown living. The Berry Creek Country Club is the social hub, and the mature tree canopy is unmatched. You are walking distance to Garey’s Park (best pickleball courts in the city) and the original Mack’s Kids Play. The schools (specifically Ford Elementary) are top-tier.
• The Bad: It’s getting tight. The original 1970s stock is being torn down for 3,500 sq ft mega-homes, which creates a lot of construction noise and traffic on Austin Avenue. If you don't have a garage, street parking is a competitive sport.
• Best For: Established families with deep pockets. If you're looking to rent here, you better have a 750+ credit score.
• Insider Tip: Skip the country club for breakfast and go to Bakery Lorraine at the Rivery Plaza. It’s where the local moms run the PTA meetings.

Sherwood (The Value Play)

• The Vibe: Transitional / Up-and-Coming
• Rent Check: Right at the city average. This is where the working professionals who got priced out of Berry Creek are landing.
• The Good: You get a lot of house for the money here. It’s centrally located—easy hop to I-35 for the Austin commute, but far enough back to avoid the highway roar. The neighborhood is a mix of 1980s brick rentals and newer infill. It’s close to Southwestern University, which keeps the vibe slightly energetic.
• The Bad: It lacks a "center." There is no walkable coffee shop or park. You are driving to Williams Drive for everything. The schools are decent but not the prestige of the east side. Some pockets near Austin Avenue can feel sketchy at night.
• Best For: The commuter who needs a garage and a yard but doesn't want to pay the Berry Creek tax.
• Insider Tip: The hidden gem is the Georgetown Soccer Complex on Shirley Creek. It’s a massive green space that locals overlook.

Sun City / Georgetown Village (The 55+ Fortress)

• The Vibe: Active Retiree
• Rent Check: Unique market. Typically tied to HOA fees, but 1BR rentals (rare) usually sit around $1,400-$1,500.
• The Good: The amenities are ridiculous. You have Wolf Ranch right next door for shopping, and the Club at Georgetown offers tennis, swimming, and softball leagues. It is incredibly safe, manicured, and quiet. The social calendar is packed if you want it to be.
• The Bad: If you are under 55, do not look here. The turnover is low, so rentals are rare. It feels isolated from the actual culture of Georgetown; you have to drive out to experience the town. The traffic on Williams Drive to get to the highway can be brutal during peak snowbird season.
• Best For: Anyone 55+ who wants an active social life without mowing their own lawn.
• Insider Tip: The Wolf Ranch Town Center splash pad is the best place to cool off in summer, even if you don't live in the community.

Strategic Recommendations

For Families: Stick to Berry Creek. The school district lines for Ford Elementary and Georgetown High are the main draw here. The yards are established, and the neighbors are invested in the community. If the price tag is too high, look at the southern tip of Sherwood where you can still catch decent school assignments and get a 3/2 for under $350k.

For Wall St / Tech: Honestly, I'd look at Cedar Park or Round Rock. Georgetown is a commuter town, period. However, if you must be here, live in Old Town. The commute south on I-35 is a parking lot, but if you're remote or only going in twice a week, the lifestyle on the Square is the only thing that makes the drive worth it.

The Value Play: Sherwood. The gentrification wave from Austin Avenue is pushing west. The inventory of 1980s brick homes here is the last bastion of "affordable" Georgetown. Buy the ugly house on Shirley Creek, renovate it, and ride the wave as Williams Drive commercial development fills in over the next two years.