By KeyCrew Media
Just a few years ago, buying a home in Williamson County, Texas meant lining up for showings and competing against dozens of offers. Today, the market looks almost entirely different. According to Tanya Kerr of T Kerr Property Group, the shift from the 2020 to 2022 frenzy to today’s more balanced conditions has created new opportunities, and new expectations, for both buyers and sellers across Georgetown, Round Rock, and Liberty Hill.
The Frenzy Years
During 2020, 2021, and part of 2022, demand far outpaced supply across Central Texas. Buyers were focused on securing any home they could, and competition shaped nearly every transaction.
“Back then, people mostly cared about getting four walls and a roof,” Kerr says. “There were lines to see homes, and the list price was really a starting point. You knew it was going to go up from there. One of my listings received more than 40 offers. It was an exciting time, but it wasn’t a sustainable market.”
In that environment, winning often came down to relationships, speed, and a clear read on what it would take to beat the competition.
A Market That Has Flipped
The correction that followed brought lower average prices, longer days on market, and significantly more inventory. Kerr says the result is a market that has nearly reversed itself in a short period of time.
“We have a lot more inventory to choose from now, and buyers have more leverage than they’ve had in years,” she says. “They can take their time, negotiate repairs during the option period, and in many cases have the seller cover closing costs. It’s a very different market from where we were just a short time ago.”
Recent activity points to a market finding its footing. Kerr notes that Williamson County sales in July were up year over year, while median prices were still easing slightly rather than falling sharply.
Why the Luxury Segment Is Holding Up
One of the clearest signals in the Georgetown, Texas housing market forecast for 2026 is the resilience at the top of the price range. While median prices have softened, Kerr says average sale prices have held steady and at times increased, largely because luxury buyers continue to purchase.
“Luxury buyers usually have more financial flexibility,” Kerr says. “They tend to be less sensitive to monthly payments and interest rates, and some are buying with cash, so that segment of the market is still moving well.”
For sellers of luxury homes and properties on larger acreage homesites, that resilience is meaningful. Well-prepared, thoughtfully marketed properties at the upper end continue to attract qualified buyers, even as other segments move more slowly.
What Today’s Sellers Need to Know
The shift has changed what sellers need from their agent. With roughly 73 percent of listings reaching a successful sale, according to Kerr, preparation and pricing strategy carry far more weight than they did when nearly any home sold quickly.
Sellers who bought near the market’s peak may face difficult decisions, and Kerr says those conversations call for both honesty and strategy. Her team focuses on giving sellers a clear picture of current conditions and building a plan around where the market is today, not where it was in 2021.
Why Experience Still Wins
In both markets, Kerr says, the constant is the value of experienced guidance. During the frenzy, it meant helping buyers compete. Today, it means helping buyers negotiate with confidence and helping sellers position their homes to stand out among more options.
Buyers and sellers navigating Williamson County’s reset market, from first-time purchases to luxury and acreage properties, can connect with T Kerr Property Group to plan their next move.
Tanya Kerr is the founder of T Kerr Property Group, a real estate team serving Georgetown, Round Rock, Liberty Hill, and the greater Williamson County and Central Texas market. The team works with buyers, sellers, and relocators, including out-of-state movers, military families, first-time homebuyers, and luxury and larger-acreage homesite buyers, and provides guidance on navigating today’s shifting market, from pricing strategy to new construction versus resale decisions. Learn more at tkerrrealestate.com.
This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.
