Georgetown’s Zillow ZHVI is $427,647, and Zillow ZORI is $1,643 per month, implying a 4.6% gross yield before every operating cost. ZHVI is down 5.2% year over year, while ZORI is up 0.6%. The value equals 4.5x ACS median household income, while annualized ZORI equals 20.7% of that income. These citywide benchmarks frame affordability and top-line revenue, but neither establishes a property’s purchase price, achievable rent, financing terms or net return.
In the city’s housing stock, the ACS vacancy rate is 4.9%, and renters occupy 30.5% of occupied units. ACS reports a $429,100 median value for surveyed owner-occupied housing and $1,795 median gross rent, which includes contract rent plus selected utilities. Those ACS measures describe occupied housing and differ in concept and period from Zillow’s typical city value and observed market rent, so they should not be averaged or treated as matching comps.
Direct city depth shows 56.4% of renter households are rent-burdened. Single-family homes make up 77.1% of housing units, while large multifamily buildings account for 10.0%. Among vacant units, 22.9% were for rent; the ACS also records for-sale and seasonal vacancies. Population was 21.1% higher between the overlapping ACS vintages, but that change is not annualized and may reflect boundary changes. Median household income is $95,062; poverty is 8.0% and unemployment is 4.9%. These facts describe citywide demand and stock, not live investment inventory, a unit’s lease-up speed or tenant quality.
Williamson County context shows a 58-day median listing time, 29.9% of listings with price reductions, and a 1.612% property-tax rate; these county measures point to potential negotiation and a carrying-cost input, not Georgetown property performance. The Austin metro had 1.39% job growth, 5.2 months of supply, and a 35.78% price-drop share; these metro figures indicate an active supply-and-pricing backdrop without measuring city demand. The national Freddie Mac mortgage rate was 6.58%, a national financing benchmark rather than a borrower-specific quote.
Underwriting remains limited by citywide averages, survey uncertainty and county, metro and national context that does not identify a specific asset. Before a decision, verify the exact purchase price, same-unit rent comps, current taxes, insurance, association charges, owner-paid utilities, management, maintenance, concessions, vacancy and capital work. Also inspect condition, title, permitted use, hazard exposure and lease terms; obtain a property-specific financing quote and stress-test cash flow rather than relying on gross yield alone.