Big Valley is a Georgetown, Texas 78633 acreage neighborhood of about 354 acres, platted in 1983 with large rural parcels. The neighborhood sits outside Georgetown city limits in Williamson County, and most homes are zoned to Florence ISD, with a few parcels zoned to Liberty Hill ISD.
Big Valley has no HOA and no city property tax. This guide covers parcel sizes, taxes, schools, commute times, recent sales and nearby places to eat, work out and spend a weekend.
Big Valley Homes for Sale
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What Does Big Valley Look Like?
Big Valley is an acreage neighborhood northwest of Georgetown, platted in 1983 as 30 tracts on about 385 acres and replatted in several places since. The Williamson Central Appraisal District lists 44 parcels on about 354 acres, from under an acre to about 33 acres, with a median parcel of about 9 acres. Streets include South Valley Drive, Big Valley Spur, West Valley Spur and Tucker Parkway, and several parcels have County Road 255 addresses.
Big Valley Homes
The 3 sales in the past five years were of homes built in 2003, 2011 and 2019. They range from about 2,470 to 3,120 square feet on lots of about 2 to 11 acres. Parcels in the neighborhood include site-built homes, manufactured homes and unimproved land.
What’s It Like Living in Big Valley?
Living in Big Valley means open acreage with room between neighbors, a Georgetown mailing address and no city property tax. Most parcels are zoned to Florence ISD and a few are zoned to Liberty Hill ISD. The Georgetown square and Wolf Ranch Town Center are each about 25 minutes away, and downtown Austin is about 44 minutes away by toll road.
Why Do Home Buyers Choose Big Valley?
- Acreage, with a median parcel of about 9 acres
- No city property tax, because the neighborhood is outside Georgetown city limits
- No HOA dues
- A Georgetown mailing address with Florence ISD zoning for most parcels
- About 25 minutes to the Georgetown square and Wolf Ranch Town Center
How’s the Commute?
Drive times from South Valley Drive, based on Google Maps:
- Georgetown square: about 25 minutes, 14.2 miles via Williams Drive.
- Wolf Ranch Town Center: about 25 minutes, 15 miles via D B Wood Road.
- Dell Technologies campus in Round Rock: about 34 minutes, 32 miles via the 183A Toll Road, or about 38 minutes via Williams Drive and I-35.
- Downtown Austin: about 44 minutes, 38.9 miles via the 183A Toll Road, or about 58 minutes via I-35.
- Austin-Bergstrom International Airport: about 47 minutes, 45.8 miles via the 183A Toll Road and US-183, on a route with tolls.
Times are Google Maps estimates for light traffic and will be longer during rush hour.
Big Valley Property Tax Rate
The property tax rate in Georgetown’s Big Valley neighborhood is 1.5065% as of the 2025 tax year for parcels in Florence ISD. The few parcels zoned to Liberty Hill ISD have a rate of 1.7272% as of the 2025 tax year. Big Valley is outside Georgetown city limits, so there is no city tax.
Big Valley HOA Dues
Big Valley does not have an HOA, so there are no HOA dues.
Big Valley Deed Restrictions
Big Valley does not have an HOA, so recorded restrictions come with the land. The recorded Big Valley plat (Williamson County Plat Records, Cabinet E, Slides 337 to 339, recorded November 29, 1983) carries three restrictions:
- Upkeep: Property must be maintained free of trash, junk cars and other unsightly material.
- Modular homes: A modular home, if sited on the property, must be attractively skirted and maintained, or sited so it is not seen from adjacent properties or roads.
- Animals: Animals, if kept on the property, must not be a nuisance or offensive to neighbors.
The plat also dedicates the streets and easements shown on it to public use, and the Williamson County Health Department approved the subdivision for 27 lots served by septic tanks. The 1987 resubdivision of Lot 4 repeats the same three restrictions. A search of the Williamson County clerk records did not turn up a separate recorded declaration of covenants for Big Valley.
This is a summary of the recorded plat, not legal advice. Restrictions can be amended and can differ on replatted lots. Confirm the details for a specific lot with a title company before you make an offer.
Big Valley Schools
Most homes in Big Valley are zoned to Florence ISD, and a few parcels are zoned to Liberty Hill ISD. Students will likely attend the following schools:
- Florence Elementary - 6/10
- Florence Middle - 6/10
- Florence High - 6/10
- Louine Noble Elementary - 7/10
- Legacy Ranch Middle - 8/10
- Legacy Ranch High - 8/10
School ratings reflect Great Schools ratings as of November 2026. Ratings are subject to change at any time. Please verify ratings and boundaries with the school district.
School assignments can change. Always verify current attendance boundaries directly with Florence ISD or Liberty Hill ISD before making a home purchase decision.
Big Valley Sold Data - What Big Valley Homes Actually Sold For
Big Valley had 3 closed sales in the past five years, from February 2022 through September 2024, and none in the past 12 months.
Those homes sold from $685,000 to $890,000, with a median of $800,000. They were built in 2003, 2011 and 2019 and range from about 2,470 to 3,120 square feet on lots of about 2 to 11 acres. With only three sales, these figures reflect specific homes, not a trend.
Big Valley Home Price History
Curious how home prices in Big Valley have trended? Here’s a five-year look at closed sales from 2022 through 2026 YTD.
| Year | Homes Sold | Median Sale Price | YoY | Price Range | Median $/SqFt | Median Home Size | Median Beds/Baths | Median DOM | Sale-to-List |
|---|---|---|---|---|---|---|---|---|---|
| 2022 | 1 | $890,000 | — | $890,000 | $361 | 2,468 sq ft | 1bd/1ba | 32 days | 99% |
| 2023 | 1 | $685,000 | ▼ 23.0% | $685,000 | $273 | 2,507 sq ft | 3bd/2ba | 15 days | 89% |
| 2024 | 1 | $800,000 | ▲ 16.8% | $800,000 | $257 | 3,118 sq ft | 4bd/3.5ba | 234 days | 89% |
| 2025 | 0 | — | — | — | — | — | — | — | — |
| 2026 YTD | 0 | — | — | — | — | — | — | — | — |
Data sourced from Unlock MLS (ACTRIS). 2026 figures reflect year-to-date sales through October 2026. Year-over-year change is calculated against the most recent prior year with recorded sales. Each year with a sale shows a single home. Statistics deemed reliable but not guaranteed.
Big Valley Days on Market Trend
How fast are Big Valley homes selling? Here’s a five-year look at how long homes sat on the market before going under contract, from 2022 through 2026 YTD.
| Year | Homes Sold | Median Days on Market | Avg Days on Market |
|---|---|---|---|
| 2022 | 1 | 32 days | 32 days |
| 2023 | 1 | 15 days | 15 days |
| 2024 | 1 | 234 days | 234 days |
| 2025 | 0 | — | — |
| 2026 YTD | 0 | — | — |
Data sourced from Unlock MLS. 2026 figures reflect year-to-date sales through October 2026. Each year with a sale shows a single home. Statistics deemed reliable but not guaranteed.
Where Are the Best Coffee Shops to Work Near Big Valley?
Coffee shops are a drive away in Georgetown.
- Lost Horse Coffee: coffee shop at 1000 Garrett Oaks Ln, Georgetown.
- Mojo Coffee: coffee shop at 4630 Williams Dr #101, Georgetown.
- 309 Coffee: coffee shop at 309 S Main St, Georgetown.
- Rose and Dagger Coffee Company: coffee shop at 1005 S Rock St, Georgetown.
Favorite Bars and Restaurants Near Big Valley
Restaurants and bars are a drive away in Georgetown, along West State Highway 29 and around the Square.
- The Thirsty Poppy: bar and restaurant at 3309 W State Hwy 29 #101, Georgetown.
- Tasty Trails - Food, Fun & Brew: food and drinks at 3309 W State Hwy 29, Georgetown.
- 2020 Market Scratch Kitchen & Bar: restaurant and bar at 1500 Rivery Blvd, Georgetown.
- The Grumpy George Pub & Grub: pub at 114 E 7th St #112, Georgetown.
- The Thirsty Longhorn: bar at 305 E Morrow St, Georgetown.
Where Do I Work Out and Stay Active Near Big Valley?
Gyms are a drive away in Georgetown.
- Anytime Fitness: gym at 105 Wildwood Dr, Georgetown.
- TrvFit Georgetown: gym at 205 Cantera Way Bldg 1, Georgetown.
- The Gym TX: gym at 4112 Williams Dr #105, Georgetown.
- Crunch Fitness - Georgetown: gym at 205 Jesse Cocke Dr, Georgetown.
Fun Things to Do Near Big Valley
Parks and weekend outings are a drive away in and around Georgetown.
- Garey Park: park at 6450 Ranch to Market Rd 2243, Georgetown.
- Blue Hole Park: park at 100 Blue Hole Park Rd, Georgetown.
- San Gabriel Park: park at 445 E Morrow St, Georgetown.
- Cedar Breaks Park: park at 2100 Cedar Breaks Rd, Georgetown.
- Berry Springs Park & Preserve: park and preserve at 1801 County Road 152, Georgetown.
Pros and Cons of Living in Big Valley
Pros
- Parcels with a median of about 9 acres
- No city property tax
- No HOA dues
- Only three short recorded restrictions, covering upkeep, modular homes and animals
- Florence ISD zoning for most parcels, with a few in Liberty Hill ISD
- About 25 minutes to the Georgetown square and Wolf Ranch Town Center
Cons / Trade-offs
- Only 3 sales in five years, so the sales history is small
- Two school districts, so zoning depends on the parcel
- Parcels zoned to Liberty Hill ISD have a higher tax rate, about 1.7272% in 2025
- About 44 to 47 minutes to downtown Austin and the airport by toll road
Big Valley is a good match if your priorities are acreage, no HOA dues and no city tax, and you are comfortable with a small sales history and a drive to Georgetown.
Frequently Asked Questions About Big Valley
No. Big Valley does not have an HOA, so there are no HOA dues.
Parcels range from under an acre to about 33 acres, with a median of about 9 acres, according to the Williamson Central Appraisal District. The district lists 44 parcels on about 354 acres.
Most homes in Big Valley are zoned to Florence ISD, and a few parcels are zoned to Liberty Hill ISD. Always confirm the zoning for a specific address with the district before making an offer.
The 2025 total rate is 1.5065% for parcels in Florence ISD and 1.7272% for the few parcels in Liberty Hill ISD. Big Valley is outside Georgetown city limits, so there is no city tax.
No. Big Valley has a Georgetown, Texas 78633 mailing address but sits outside Georgetown city limits in Williamson County.
About 25 minutes, or 14.2 miles via Williams Drive, based on Google Maps estimates for light traffic.
About 44 minutes, or 38.9 miles via the 183A Toll Road, and about 58 minutes via I-35. Times are Google Maps estimates for light traffic and will be longer at rush hour.
About 47 minutes, or 45.8 miles via the 183A Toll Road and US-183, on a route with tolls, based on Google Maps estimates for light traffic.
Big Valley had 3 closed sales in the past five years, from February 2022 through September 2024, and none in the past 12 months. With so few sales, the figures reflect specific homes, not a trend.
The 3 sales in the past five years ranged from $685,000 to $890,000, with a median of $800,000. The homes were built in 2003, 2011 and 2019 and sit on lots of about 2 to 11 acres.
The original Big Valley plat was recorded in 1983 with 30 tracts on about 385 acres. Several lots have been replatted since then.
The 3 homes sold in the past five years range from about 2,470 to 3,120 square feet.
The recorded Big Valley plat carries three restrictions: property must be kept free of trash, junk cars and other unsightly material, modular homes must be attractively skirted and maintained or sited out of view of neighbors and roads, and animals must not be a nuisance or offensive to neighbors. Confirm the details for a specific lot with a title company before you make an offer.
The recorded plat says animals, if kept on the property, must not be a nuisance or offensive to neighbors. It does not set a limit on the number or type of animals. Confirm the details for a specific lot with a title company.
Thinking About Buying in Big Valley?
Big Valley is a Georgetown neighborhood of acreage parcels outside city limits, with no HOA and no city tax.
If you’re considering buying a home in Big Valley, working with expert Big Valley buyer’s agents can make the process smoother. Their local expertise and deep understanding of the neighborhood’s unique homes will ensure you find the property that perfectly suits your needs.
Contact our Big Valley specialists today to start exploring your options and learn why so many people love living in Big Valley.
Find your dream home in Big Valley now!
Georgetown Realtor Specializing in Big Valley
Rebecca Jacks and Raymond Stoklosa are Georgetown Realtors specializing in Big Valley homes. Whether you're looking to buy or sell a home in Big Valley, Rebecca and Raymond know the area well and have the experience and tools necessary to make your next real estate transaction stress free. For more info about who we are and how we work, check out Buying a Home in Big Valley and Selling a Home in Georgetown.
