Heirloom is a planned mixed-use community on the northwest side of Georgetown, and it is not selling homes yet. As of October 2026, no builders have been announced, no prices have been published, and no homes or lots are on the market. What does exist is a fully approved plan: about 620 acres west of Ronald Reagan Boulevard, near its intersection with RM 2338 (the northwest extension of Williams Drive), with up to 3,600 homes, a walkable “main street” retail district, 48 acres of parkland, and a 120-acre site set aside for Georgetown ISD.
The developer, Dallas-based Columnar Investments, has described the goal as recreating some of the feel of Georgetown’s historic square on the west side of the city. Georgetown City Council annexed the land, approved the planned unit development (PUD), and created the Heirloom Public Improvement District (PID) on August 26, 2025. The PID assessment ordinance had its first reading in September 2026, with the related bond items scheduled to return to council in October 2026.
If you are watching Heirloom, plan on a long horizon. The developer has estimated close to 10 years of phased construction, moving from west to east. We will update this guide as builders, pricing, and a sales date are announced.
Heirloom Homes for Sale
There are no Heirloom homes for sale yet. Listings will appear here automatically once builders release homes and they are entered in the MLS.
Heirloom Map
Heirloom sits in northwest Georgetown, on land between RM 2338 and County Road 248, west of Ronald Reagan Boulevard. Parmer Ranch, Benold Middle School, and the H-E-B at 10110 Ranch Road 2338 are next door, and Nolina is just to the west along CR 248.
What Does the Neighborhood Look Like?
Today, Heirloom is undeveloped former agricultural land in northwest Williamson County. The plan calls for traditional single-family streets, townhomes, and apartments wrapped around a commercial core, with roughly 30 percent of the site set aside for parks, natural areas, and trails, according to the developer's early presentations. Renderings show a main street with street-facing storefronts and wide sidewalks, modeled on the Georgetown square.
Heirloom Homes
The approved plan allows a maximum of 3,600 residential units, including single-family homes and townhomes. Later reporting from Community Impact describes roughly 3,000 units: about 2,000 single-family homes and about 1,000 multifamily units, which include apartments. Home sizes, lot sizes, and prices have not been released.
Land Use at a Glance
- Total site: about 620 acres
- Residential: about 340 acres
- Commercial: about 109 acres
- Parkland: 48 acres
- Georgetown ISD school site: 120 acres
Expected Timeline
- August 26, 2025: Annexation, PUD, development agreement, and PID creation approved by City Council
- September 2026: First reading of the PID assessment ordinance
- October 2026: PID bond items scheduled to return to City Council
- Groundbreaking: The developer targeted early 2026; we have not found confirmation that site work has started
- Build-out: Phased west to east over roughly 10 years
Wastewater capacity may affect the pace. City staff discussed a 400-unit (LUE) wastewater cap for Heirloom until downstream treatment capacity is available, and a new treatment plant serving the area is scheduled to open in 2030.
Heirloom Builders
No home builders have been announced for Heirloom as of October 2026. The developer team is Columnar Investments, with Lionheart Places credited on the plan renderings. You can join the developer's interest list at heirloomgeorgetown.com.
What's It Like Living in Heirloom?
No one lives in Heirloom yet, so the best way to picture it is through the surrounding area. Next door, Parmer Ranch already has homes, an amenity center, and Benold Middle School, and the H-E-B at Ronald Reagan and RM 2338 opened in September 2025. Nolina, Sun City, and other established neighborhoods are a short drive away.
The road network is also changing. Columnar Investments committed to a new collector road from Ronald Reagan to Williams Drive, a new arterial from CR 248 to Williams Drive, improvements to CR 248, and new traffic signals. Williamson County is also designing a widening of Ronald Reagan Boulevard to eight lanes between Hwy. 195 and FM 3405.
Heirloom Amenities
Everything below is planned, not built:
- Parkland: 48 acres of dedicated parks plus a greenbelt with natural preservation areas
- Trails: A proposed trail loop of about 4 miles was presented to City Council
- Town center: A main street with shops and restaurants, more than 200,000 square feet of commercial space, and landscaping designed around a walkable district
- Destination retail: The developer named Trader Joe's as a planned "destination retail" site. No opening date has been announced.
- Public services: A future Georgetown ISD school site and a future city fire station
No community pool has been announced.
Why Do Home Buyers Choose Heirloom?
Since homes aren't for sale yet, buyers are watching Heirloom for what is planned: a walkable retail district with a named grocery anchor, 48 acres of parks, a large Georgetown ISD school site inside the community, and city services (water, wastewater, trash, police, and fire) because the land is inside city limits. The location also puts you near an existing H-E-B and the Ronald Reagan corridor.
How's the Commute to and From Heirloom?
Approximate drive times, normal traffic:
- Downtown Georgetown square: about 20 minutes
- Wolf Ranch Town Center (I-35 and SH 29): about 20 minutes
- Leander retail at Ronald Reagan and SH 29: about 15 minutes
- Round Rock: about 30 minutes
- The Domain: about 35 to 40 minutes
- Downtown Austin: about 45 to 55 minutes
- Austin-Bergstrom International Airport: about 50 to 60 minutes
Heirloom Property Tax Rate
The property tax rate in Georgetown's Heirloom neighborhood is 1.8174% as of the 2025 tax year, before the PID. Heirloom does not have a MUD, but it is inside the Heirloom Public Improvement District (PID), so homes will also pay an annual PID assessment. The assessment amounts had not been published as of October 2026. 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.
Heirloom HOA Dues
Heirloom will have a mandatory homeowners association, Heirloom Homeowners Association, Inc. HOA dues have not been decided yet because the community is not selling homes. We will add the dues here once they are set.
Heirloom Deed Restrictions
Heirloom is governed by recorded covenants filed with Williamson County on October 9, 2026: the Heirloom Master Covenant (document 2026085248), the Development Area Declaration for residential lots (2026085315), the Heirloom Design Guidelines (2026085335), and the HOA Community Manual (2026085303). The homeowners association and the Heirloom Reviewer, the architectural review body, enforce them.
- Rentals: A home may be leased only for a term of at least 180 days, in writing, and for the entire house. Hotel, bed and breakfast and similar short-term use is not allowed, and the HOA must be notified of a lease within 10 days.
- Pets: Up to four cats and dogs combined per lot. Chickens, miniature horses, pot-bellied pigs and exotic animals are not allowed, and dogs must be leashed outside the home or fenced yard.
- Garages: Homes must have at least an enclosed two-car garage, and a garage cannot be converted to living space.
- Parking and storage: Trailers, boats, campers, motorcycles and similar vehicles must be kept in a garage or screened from view, and trailers cannot be stored on a lot. Trash and recycling bins must be kept in the garage or out of view from the street.
- Exterior approvals: Fences, roofing, driveways, solar panels and other exterior changes need written approval from the Heirloom Reviewer. Above-ground pools are not allowed, air conditioning units must be screened, and driveway materials such as loose gravel and decorative pavers are prohibited.
- Water softeners: Water softeners are prohibited. The Master Covenant (section 2.7) bars any device that treats water hardness through ion exchange, salt-based or chemical treatment, or any process that discharges brine or similar byproducts into wastewater, drainage or plumbing. A violating unit must be removed at the owner's cost.
- Lot standards: Setbacks and impervious cover come from the recorded plat and the Heirloom PUD and vary by lot type.
This is a summary of documents recorded in October 2026, not legal advice. Covenants can be amended and may differ by lot or builder section. Confirm the current documents with a title company before making an offer.
Heirloom Schools
Homes in Heirloom are zoned to Georgetown ISD, and students will likely attend the following schools:
- San Gabriel Elementary - Not Yet Rated
- Benold Middle - 8/10
- Georgetown High - 7/10
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.
These are the campuses Georgetown ISD's 2026-27 attendance zone map shows for the center of the Heirloom site; a portion of the land falls in the Ford Elementary zone. Benold Middle School sits right next to the Heirloom site at 1401 N Parmer Ranch Blvd. Georgetown ISD has also discussed boundary changes tied to new campuses, including a fourth high school slated for 2028, so expect assignments to be set closer to the first move-ins.
Heirloom also includes a 120-acre site reserved for Georgetown ISD. Community Impact reported in late 2025 that the district is expected to use that land for its future fifth high school. No construction date has been announced.
School assignments can change. Always verify current attendance boundaries directly with Georgetown ISD before making a home purchase decision.
Heirloom Sold Data - What Heirloom Homes Actually Sold For
What sold recently in Heirloom 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 Heirloom? How many homes are currently for sale in Heirloom? What's the median sold price in Heirloom? What does the 90 day historic market trend look like in Heirloom? How's the Heirloom market trending?
All of these questions (and more!) can be answered on our Heirloom Sold Data Report.
No Heirloom 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 Heirloom?
- Starbucks (5721 Williams Dr): A full-service Starbucks on Williams Drive, about 10 minutes away.
- Mojo Coffee (4630 Williams Dr): A drive-thru and walk-up coffee shop with an early 5:30 a.m. opening on weekdays.
- 7 Brew Coffee (19386 Ronald Reagan Blvd): A drive-thru stand at Ronald Reagan and SH 29, open late.
- Black Rock Coffee Bar (8481 W State Hwy 29, Leander): A newer shop with seating and a drive-thru near Ronald Reagan.
Favorite Bars and Restaurants Near Heirloom
- Phoever Diner (5725 Williams Dr): Pho, banh mi, and Vietnamese plates in the Williams Drive shopping center.
- Lins Cafe (5725 Williams Dr): Chinese and Vietnamese dishes in the same center.
- The Red Door Kitchen by Wiseguys (4106 Williams Dr): Italian comfort food and Chicago-style hot dogs.
- Torchy's Tacos (19392 Ronald Reagan Blvd): Tacos and queso at Ronald Reagan and SH 29.
- Casa Garcia's Mexican Restaurant & Cantina (19380 Ronald Reagan Blvd): Tex-Mex with live mariachi on Friday nights.
Where Do I Work Out and Stay Active Near Heirloom?
- Anytime Fitness (105 Wildwood Dr): A 24-hour gym just off Williams Drive.
- HOTWORX (4402 Williams Dr): Infrared sauna workouts and classes.
- Orangetheory Fitness (19380 Ronald Reagan Blvd): Coach-led interval classes at Ronald Reagan and SH 29.
- Russell Park and Jim Hogg trailheads at Lake Georgetown: Lakeside hiking on sections of the Goodwater Loop.
Fun Things to Do Near Heirloom
- Lake Georgetown: Boating, camping, swimming, and the Goodwater Loop trail around the lake, with access at Cedar Breaks Park and Russell Park.
- Downtown Georgetown square: Shops, restaurants, and events around the historic Williamson County Courthouse.
- Blue Hole Park: A popular wading and swimming spot on the San Gabriel River near downtown Georgetown.
- Garey Park: A large city park on RM 2243 with trails, a splash pad, playgrounds, and San Gabriel River access (small day-use fee).
Pros and Cons of Living in Heirloom
Pros
- Walkable retail planned on site: A main street town center with more than 200,000 square feet of commercial space and a planned Trader Joe's.
- Large school site inside the community: 120 acres reserved for Georgetown ISD.
- Parks and trails: 48 acres of parkland and a proposed loop trail of about 4 miles.
- City services: Inside Georgetown city limits, with city water, wastewater, trash, police, and fire.
- Existing conveniences next door: H-E-B and Benold Middle School are already open nearby.
- Clear community standards: Recorded design guidelines, a two-car garage minimum and architectural review keep exteriors consistent.
- Planned amenity center: The recorded HOA rules describe an amenity center with a clubhouse and swimming pool.
Cons
- No homes yet: No builders, prices, or sales date have been announced.
- Long build-out: Construction is expected to take about 10 years, so you may live near active construction for years.
- PID assessment: Homes will pay an annual PID assessment on top of property taxes, and the amounts are not yet published.
- Wastewater timing: A wastewater cap until new treatment capacity comes online could slow early phases.
- Distance to Austin: Expect roughly 45 minutes or more to downtown Austin in normal traffic.
- Rental and approval rules: Leases must be at least 180 days, and fences, roofs, solar and driveway materials need approval first.
- No water softeners: The Master Covenant prohibits water softeners, so plan on other ways to treat water if you want it softer.
Frequently Asked Questions About Heirloom
No. As of October 2026, no homes or lots are for sale and no builders have been announced. You can sign up for updates at heirloomgeorgetown.com or Contact Us and we will let you know when homes are released.
A sales date has not been announced. The developer originally targeted a groundbreaking in early 2026, and the PID financing items were still before City Council in September and October 2026. Build-out is expected to take about 10 years.
None have been announced yet.
Pricing has not been released.
Heirloom is in Georgetown ISD. On the district's 2026-27 attendance zone map, most of the site falls in the San Gabriel Elementary, Benold Middle, and Georgetown High zones, with part of the land in the Ford Elementary zone. Heirloom also includes a 120-acre site reserved for a future Georgetown ISD school, reported as the district's future fifth high school.
Planned. The recorded HOA rules describe an amenity center with a clubhouse and swimming pool, and no opening date has been announced. The approved plan also includes 48 acres of parks, a greenbelt, and a proposed trail loop.
Yes. City Council annexed the site on August 26, 2025.
Yes, both. Homes will pay an annual PID assessment and belong to the mandatory Heirloom Homeowners Association. PID amounts and HOA dues have not been published.
The developer told City Council that Trader Joe's is planned as the community's destination retail anchor. No opening date has been announced.
Only with a lease of at least 180 days, in writing, for the whole house. Short-term rentals are not allowed.
Up to four cats and dogs combined. Chickens, miniature horses, pot-bellied pigs and exotic animals are not allowed.
Fences need written approval from the Heirloom Reviewer, and above-ground pools are not allowed.
No. The Heirloom Master Covenant prohibits water softeners, including salt-based and ion-exchange systems that discharge brine.
Talk to a Georgetown Specialist About Heirloom
Heirloom is one of the larger planned communities on Georgetown's west side, with a walkable town center, a planned Trader Joe's, 48 acres of parks, and a 120-acre Georgetown ISD school site. Because homes aren't for sale yet, the most useful thing you can do now is get on the list for builder announcements and understand the PID, tax rate, and timing before the first phase opens.
Rebecca Jacks and the Eleven Oaks Realty team follow Georgetown's new communities closely, including the neighborhoods already open around Heirloom. Contact Us to get updates as builders and pricing are announced, or to tour nearby communities you can buy in today.
Helping buyers and sellers since 1978.
Georgetown Realtor Specializing in Heirloom
Rebecca Jacks and Raymond Stoklosa are Georgetown Realtors specializing in Heirloom homes. Whether you're looking to buy or sell a home in Heirloom, 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 Heirloom and Selling a Home in Georgetown.
