Buying a Home in Georgetown
Buying in Georgetown uses the same statewide Texas mechanics as anywhere else in the state -- the standard TREC contract, no real estate transfer tax, and 2%-6% closing costs -- but two things deserve Georgetown-specific attention: Sun City's separate HOA and age-restricted structure for buyers targeting that community, and a genuinely important flood-zone check given the San Gabriel River's real, documented flood history.
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Learn moreStandard Texas Closing Costs and Contract Norms
Texas buyers typically pay 2%-6% of the purchase price in closing costs (loan origination, appraisal, title insurance, prepaid escrow), per Texas mortgage-industry guides reviewed August 2026 -- on the $429,766 citywide median, roughly $8,600 to $25,800. Texas levies no state real estate transfer tax, a genuine advantage relative to many other states. As nationally following the 2024 NAR settlement, buyer-agent compensation is now more commonly negotiated directly between buyer and agent rather than assumed to be seller-paid -- get terms in writing before touring homes.
Sun City Buyers: A Separate HOA and Age-Restricted Structure
Buyers specifically targeting Sun City Texas should budget for its own distinct cost structure: HOA fees are cited around $1,200-$1,900 per year depending on source and neighborhood-specific landscaping programs (which can push the total toward $2,900 in some sections), plus a one-time $650 working-capital fee on new purchases, per 55+-community-focused real estate coverage reviewed August 2026. Golf access is separate and optional -- social memberships start around $200/month and full golf memberships around $350+/month across the community's three championship courses. As an age-restricted (55+) community, Sun City also carries HOA-enforced occupancy rules that don't apply in Georgetown's traditional family neighborhoods -- confirm current specifics with the HOA directly before purchasing.
Flood Zone Due Diligence Along the San Gabriel River
Confirm the FEMA flood zone designation for any specific property before writing an offer, particularly for addresses near the San Gabriel River's north or south forks or San Gabriel Village Blvd -- these are the corridors with Georgetown's most documented flood history (see the insurance-hazard-costs topic page for the specifics, including the July 2025 flood that pushed the South Fork well above flood stage). Flood risk here varies by proximity to the river far more than a general 'inland' assumption would suggest.
Roof and Hail-Damage Inspection
Beyond a standard general inspection, ask specifically about roof age, material class, and any prior hail-damage claims -- Williamson County sits in a real Central Texas hail corridor, and roof condition directly affects both insurability and premium (see the insurance-hazard-costs topic page). A seller's disclosure should note prior hail-related claims or roof replacement; ask directly if it doesn't.
Key takeaways
- Budget 2%-6% of purchase price for Texas closing costs (roughly $8,600-$25,800 on the $429,766 citywide median); no state real estate transfer tax; post-2024 NAR settlement, get buyer-agent compensation terms in writing.
- Sun City buyers should budget separately: HOA fees around $1,200-$1,900/year plus a one-time $650 working-capital fee, with optional golf memberships around $200-$350+/month -- confirm current age-restriction and occupancy rules with the HOA directly.
- Confirm FEMA flood zone status for any property near the San Gabriel River's forks or San Gabriel Village Blvd before making an offer -- this is a genuinely important, documented risk corridor, not a formality.
- Get a specific roof-condition and hail-claim-history assessment given Williamson County's real hail exposure -- this affects insurability and premium directly.
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