If you are looking at new construction in southwest Georgetown, Bluff Haven is one of the smaller options on the map. This Risewell Homes community sits on a bluff off Leander Road (RM 2243) near the Southwestern Bypass, a few minutes from Wolf Ranch Town Center, historic Downtown Georgetown, and I-35. Risewell plans 105 homesites on about 21 acres, split between two collections: The Manors on 50-foot homesites and The Estates on 60-foot homesites. Homes are selling now, and several are listed as ready for immediate move-in.
You may also see the name “Bluffview” when you research this area. Bluffview is the name of the larger city-approved development (and its Public Improvement District) that Bluff Haven is part of. It is not the Bluffview Reserve community in Leander, and it is not Bluffview Cove, a street in Georgetown’s Morningstar neighborhood.
This guide covers what you need to know before you tour: home prices and sizes, schools, the tax rate and PID, HOA dues, amenities, commute times, and the places nearby where you will eat, work out, and spend your weekends.
Bluff Haven Homes for Sale
SEARCH ALL BLUFF HAVEN HOMES FOR SALENo Email Required! Bluff Haven Map
Bluff Haven's sales center and model address is 112 Cresthaven Lane, Georgetown, TX 78628. The community entrance is on Leander Road, and the main roadway leads to park space with a connection toward the San Gabriel River Trail.
What Does the Neighborhood Look Like?
Bluff Haven is still being built, so expect new streets, young landscaping, and some homes under construction. Risewell describes the setting as a bluff with quiet streets and a Hill Country feel. Many back lots border open space, and one recent Estates listing on Fielder Drive describes no rear neighbors and mature trees behind the home.
Homes on Ridgeway Lane (The Manors) and Fielder Drive (The Estates) mix one- and two-story designs on homesites of about a tenth of an acre. Listings show covered patios, privacy fencing, and automatic sprinklers front and rear. Because the community is small, you will not see the long, repetitive streetscapes common in larger master-planned communities.
Bluff Haven Homes
Every home in Bluff Haven is new construction by Risewell Homes, offered in one- and two-story designs across 13 floor plans. Here is the quick snapshot:
- Builder: Risewell Homes
- Collections: The Manors (50-foot homesites) and The Estates (60-foot homesites)
- Square Footage: About 2,153 to 4,035 sq ft
- Bedrooms: 3 to 6
- Bathrooms: 2.5 to 6.5
- Garages: 2 to 3 cars
- Homesites: About 0.11 acres on recent MLS listings, with some cul-de-sac and open-space homesites
- Move-In Ready Homes (Oct 2026): $564,990 to $689,990
- Floor Plan Base Prices (Oct 2026): $589,990 to $809,990
Risewell lists six available homes right now. Three are on Ridgeway Lane in The Manors, priced from $564,990 to $599,990, and three are on Fielder Drive in The Estates, priced from $659,990 to $689,990. Several of these homes have already had price reductions, so the asking price of the inventory home you tour may be below the base price for the same floor plan built from scratch.
Construction and site work started in October 2024, and Community Impact reported that full build-out is anticipated in spring 2028.
Bluff Haven Builders
Bluff Haven is a single-builder community. Risewell Homes is the company formed when The New Home Co. and Landsea Homes combined in 2025, and the Bluffview land was originally purchased under the New Home Co. name in late 2024. You will see both names in older articles about this community.
The Manors Collection at Bluff Haven
- Homesites: 50-foot, including oversized and cul-de-sac options
- Floor Plans: 6 (plans 4016, 4017, 4060, 4061, 4062, 4063)
- Base Prices: $589,990 to $679,990
- Square Footage: 2,153 to 3,341 sq ft
- Bedrooms / Baths: 3 to 5 bedrooms, 2.5 to 5.5 baths
- Garage: 2-car
The 4017 is a single-story plan with four bedrooms. The 4060, 4061, and 4063 include an upstairs loft, and the 4062 has an upstairs game room.
The Estates Collection at Bluff Haven
- Homesites: 60-foot, including cul-de-sac options
- Floor Plans: 7 (plans 5001, 5002, 5051, 5052, 5053, 5054, 5055)
- Base Prices: $714,990 to $809,990
- Square Footage: 2,651 to 4,035 sq ft
- Bedrooms / Baths: 3 to 6 bedrooms, 2.5 to 6.5 baths
- Garage: 2- or 3-car
Both collections include access to Risewell's design studio, where you choose your homesite, options, and finishes. Prices on builder websites change often, and different home search sites were showing different numbers for the same plans in October 2026, so always confirm current pricing directly with the sales office.
What's It Like Living in Bluff Haven?
Living in Bluff Haven means a small, quiet neighborhood with a short drive to almost everything Georgetown offers. Wolf Ranch Town Center, with groceries, restaurants, and retail, is a few minutes away. The historic Georgetown Square, with its restaurants, coffee shops, and the Palace Theatre, is a short drive east on Leander Road.
Outdoor time centers on the trail system. The San Gabriel River Trail runs along the river below the bluff and connects to Georgetown's larger trail network, including San Gabriel Park and Blue Hole Park. Garey Park, Georgetown's 525-acre city park on RM 2243, is a short drive west.
The trade-off for a small community is fewer on-site amenities. There is no pool or clubhouse, so if those matter to you, plan on a city facility or a gym membership. You will also see more construction activity around you for the next few years as the homes and the later phases of the Bluffview development are built out.
Bluff Haven Amenities
Bluff Haven does not have a large amenity center. What it offers instead is location and open space:
- Small community park inside the neighborhood, per Risewell
- Direct access to a city park next to the community, per Risewell
- Trail access with a short walk to the San Gabriel River Trail
- Open space behind many homesites, with Hill Country views from some lots
- Bluffview Trail: The City of Georgetown approved a $297,410 task order in April 2026 for design services on the Bluffview Trail. Community Impact reported that the project includes a shared-use path, trailhead parking, park benches, and a natural area.
When the city approved the Bluffview zoning in 2023, the single-family section was planned with 14 acres of open space.
Why Do Home Buyers Choose Bluff Haven?
Buyers who choose Bluff Haven usually point to a few specific things:
- A small community. With about 105 homesites, it is far smaller than most new-construction communities in Georgetown.
- Location. It sits minutes from Wolf Ranch, Downtown Georgetown, and I-35, inside the city limits.
- Trail and open-space access. Many homesites back to open space, with the San Gabriel River Trail a short walk away.
- Larger floor plans. The Estates goes up to about 4,035 square feet with up to six bedrooms and three-car garages.
- Move-in ready inventory. Several homes are finished or close to finished, with recent price reductions.
How's the Commute to and From Bluff Haven?
Bluff Haven sits less than 2 miles from I-35 access, and Leander Road and the Southwestern Bypass give you a second way to get across town. Drive times below are approximate, normal traffic:
- Wolf Ranch Town Center: about 5 to 8 minutes
- Downtown Georgetown (the Square): about 8 to 10 minutes
- Round Rock (Dell headquarters area): about 15 to 20 minutes
- The Domain: about 25 to 30 minutes
- Downtown Austin: about 35 to 45 minutes
- Austin-Bergstrom International Airport: about 40 to 50 minutes
Rush hour on I-35 through Round Rock and north Austin can add significant time, so test-drive your commute at the hour you would actually make it.
Bluff Haven Property Tax Rate
The property tax rate in Georgetown's Bluff Haven neighborhood is 1.8174% as of the 2025 tax year. For the 2026 tax year, the combined county, city, and school district rate drops to about 1.8053%, because Georgetown ISD voters turned down Proposition A on November 3, 2026, setting the school district rate at $1.0206 per $100 of value.
Bluff Haven is in the Bluffview Public Improvement District (PID). The PID is a separate annual assessment set by the district and billed per lot as its own line on the property tax bill, so it is not part of the 1.8174% rate. On the 2026 tax bills for three Bluff Haven lots we checked, the Bluffview PID line was $3,623 to $4,337 per lot.
Bluff Haven HOA Dues
| Bluff Haven HOA (managed by The Management Trust) | $100 / monthly |
Dues shown as reported and deemed reliable but not guaranteed. HOA fees, special assessments, and terms can change at any time. Buyers should confirm current dues directly with the HOA or management company before making an offer.
Bluff Haven Schools
Homes in Bluff Haven are zoned to Georgetown ISD, and students will likely attend the following schools:
- Wolf Ranch Elementary - 7/10
- Tippit Middle - 6/10
- East View High - 5/10
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 Georgetown ISD before making a home purchase decision.
Georgetown ISD rezoned part of the Wolf Ranch Elementary attendance zone for the 2026-27 school year to relieve overcrowding, moving some students to Frost and San Gabriel elementaries. Students in the rezoned areas still attend Tippit Middle School and East View High School. Because published district coverage does not list which streets moved, confirm the elementary assignment for your specific Bluff Haven address with the district's SchoolSearch tool before you buy.
Bluff Haven Sold Data - What Bluff Haven Homes Actually Sold For
What sold recently in Bluff Haven and for how much? Where can I find pictures of homes that actually sold? How many days does it take to sell a home in Bluff Haven? How many homes are currently for sale in Bluff Haven? What's the median sold price in Bluff Haven? What does the 90 day historic market trend look like in Bluff Haven? How's the Bluff Haven market trending?
All of these questions (and more!) can be answered on our Bluff Haven Sold Data Report.
No Bluff Haven home sales have been recorded in the MLS yet. We will add market stats here once homes start closing.
Where Are the Best Coffee Shops to Work Near Bluff Haven?
- Just Love Coffee Cafe (1013 W University Ave, Suite 195): A Wolf Ranch Town Center cafe serving coffee plus waffles, breakfast items, soups, salads, and sandwiches. It is one of the closest sit-down coffee spots to Bluff Haven.
- Summer Moon Coffee (1312 W University Ave, Suite 102): A Texas coffee chain on the west side of town, open from 5 a.m. on weekdays and 6 a.m. on weekends.
- Lamppost Coffee (809 S Main St): A Georgetown-founded roaster (2015) that roasts its own beans, a short walk from the Square.
- Red Horn Coffee House and Taproom (109 W 7th St, Suite 105): Opened on the Georgetown Square in 2025, serving coffee by day and craft beer later.
- Rivery Coffee & Bagels (1500 Rivery Blvd, Suite 2155): An upscale cafe near the Rivery with European-style coffee, bagels, croissant sandwiches, and desserts.
Favorite Bars and Restaurants Near Bluff Haven
- Fish City Grill (1019 W University Ave, Wolf Ranch Town Center): A full-service seafood restaurant known for oyster nachos and fish tacos, with happy hour Sunday through Friday.
- Tejas Meat Supply (101 E 7th St): A locally owned butcher shop and restaurant on the Square serving sandwiches and meals built around Texas-raised meats and house-made sausages.
- The Monument Cafe (500 S Austin Ave): A 1940s-style diner with home-style cooking and homemade desserts, just south of the Square.
- City Post Chophouse (113 E 8th St): A steak and seafood restaurant inside Georgetown's original post office building, just off the Square.
- Goodfolks (119 W 7th St): Southern comfort food on the Square, including fried chicken and biscuits, plus cocktails and local beer.
Where Do I Work Out and Stay Active Near Bluff Haven?
- San Gabriel River Trail: The closest workout to Bluff Haven. The trail follows the river and connects to San Gabriel Park and Blue Hole Park, with miles of path for walking, running, and biking.
- Georgetown Recreation Center (1003 N Austin Ave): The city's recreation center, with a gym floor, indoor track, group fitness classes, and an indoor pool.
- Planet Fitness (1103 Rivery Blvd, Suite 3-307): An affordable, 24/7 gym with cardio machines and circuit training.
- Orangetheory Fitness (1500 Rivery Blvd, Suite 340): Coach-led group workouts that combine cardio, rowing, and strength training.
- Garey Park (6450 RM 2243): Hiking trails, an equestrian area, a splash pad, and a dog park in a 525-acre city park west of Bluff Haven. Entry fees apply.
Fun Things to Do Near Bluff Haven
- Historic Georgetown Square: Shops, restaurants, and the Williamson County Courthouse, about 10 minutes away.
- Georgetown Palace Theatre (810 S Austin Ave): A historic downtown theater that stages a full season of plays and musicals.
- Blue Hole Park and San Gabriel Park: Two city parks on the San Gabriel River, linked by the river trail.
- Garey Park: Trails, a splash pad, a dog park, and the Garey House event venue on RM 2243.
- Inner Space Cavern (4200 S I-35 Frontage Rd): Guided cave tours year-round, just off I-35 in south Georgetown.
Pros and Cons of Living in Bluff Haven
Pros
- Small community: About 105 homesites, so less traffic and fewer neighbors than a large master-planned community.
- Central location: Minutes from Wolf Ranch Town Center, Downtown Georgetown, and I-35.
- Trail and open-space access: A community park, an adjacent city park, and a short walk to the San Gabriel River Trail, with a new city trail in design.
- Large floor plans available: Up to about 4,035 square feet, six bedrooms, and three-car garages in The Estates.
- Moderate HOA dues: $100 per month.
- Quick move-in options: Several finished homes, many with recent price reductions.
Cons / Trade-offs
- PID assessment: You pay an annual PID assessment on top of a combined base tax rate of about 1.82% (2025 tax year). On the 2026 tax bills we checked, the PID was $3,623 to $4,337 per lot.
- No pool or clubhouse: Amenities are limited to parks, open space, and trails.
- Ongoing construction: Build-out is expected to continue into 2028, and the Bluffview development's zoning also allows a separate multifamily section.
- School boundary changes: The Wolf Ranch Elementary zone changed for 2026-27, so the elementary assignment needs to be checked by address.
- Smaller lots: Homesites on recent listings are about 0.11 acres.
- Single builder: All homes are by Risewell Homes, so your design choices are limited to its plans and studio options.
Frequently Asked Questions About Bluff Haven
Risewell Homes is the only builder. It offers The Manors Collection on 50-foot homesites and The Estates Collection on 60-foot homesites. Risewell is the company formed from The New Home Co. and Landsea Homes.
In October 2026, move-in ready homes were listed from $564,990 to $689,990, and floor plan base prices ran from $589,990 (Manors) to $809,990 (Estates). Prices change often, so confirm with the sales office.
Homes in Bluff Haven are zoned to Georgetown ISD. The builder and current MLS listings show Wolf Ranch Elementary, James Tippit Middle School, and East View High School. Georgetown ISD rezoned part of the Wolf Ranch Elementary area for 2026-27, so verify the assignment for your exact address with the district.
The 2025 combined base rate for Williamson County, the City of Georgetown, and Georgetown ISD is about $1.817 per $100 of value. Bluff Haven homes also pay an annual Bluffview PID assessment. Risewell estimates the tax rate at 1.82% plus the PID.
Bluff Haven is in the Bluffview Public Improvement District. The City of Georgetown approved the assessment plan for Improvement Area #1 and $4.56 million in bonds in 2026. No municipal utility district was identified in the sources reviewed. The PID is a separate assessment billed per lot, and the 2026 tax bills we checked showed $3,623 to $4,337 per lot.
HOA dues are $100 per month, covering common area maintenance. MLS data lists The Management Trust as the management company.
No. Bluff Haven does not have a community pool. Its amenities are a small community park, direct access to an adjacent city park, open space, and trail connections toward the San Gabriel River Trail.
Bluff Haven is the community name Risewell uses for the single-family homes in the city-approved Bluffview development. It is not related to the Bluffview Reserve community in Leander or to Bluffview Cove in Georgetown's Morningstar neighborhood.
Risewell plans 105 homesites on about 21 acres. The overall Bluffview development covers 68 acres near Leander Road and the Southwestern Bypass, and its zoning also allows a separate multifamily section. Community Impact reported in May 2026 that the full project will bring almost 300 homes and apartments.
Downtown Austin is about 30 miles away, roughly 35 to 45 minutes in normal traffic. Round Rock is about 15 to 20 minutes away.
Find Your Home in Bluff Haven
Bluff Haven gives you new construction in a small community, inside Georgetown city limits, with trail and open-space access and a short drive to Wolf Ranch and the Square. You can choose between the 50-foot Manors homes and the larger 60-foot Estates homes, and several move-in ready homes are available now. Before you buy, it pays to understand the PID assessment, compare inventory pricing against base prices, and confirm the school assignment for your address.
Rebecca Jacks and the Eleven Oaks Realty team can help you compare Bluff Haven with other Georgetown new-construction communities, review builder contracts, and negotiate incentives on your behalf. Contact Us to schedule a tour or to Talk to a Specialist about your Georgetown move.
Helping buyers and sellers since 1978.
Georgetown Realtor Specializing in Bluff Haven
Rebecca Jacks and Raymond Stoklosa are Georgetown Realtors specializing in Bluff Haven homes. Whether you're looking to buy or sell a home in Bluff Haven, 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 Bluff Haven and Selling a Home in Georgetown.
