If you’re searching for a home in Georgetown and schools are at the top of your list, you’ve probably already run into a frustrating reality: not all of Georgetown is equal when it comes to school districts. The city is served by three different ISDs — Georgetown ISD, Liberty Hill ISD, and a corner of Leander ISD — and their ratings differ significantly. Buying in the wrong part of Georgetown means accepting a very different school situation than buying in the right one.
Here’s the good news. The two highest-rated districts in Georgetown both fall on the west side of the city, and they serve neighborhoods with home prices ranging from the $240s all the way up to $2.3 million. Whether you’re looking for an affordable starter home or a luxury estate on several acres, there is likely an option on this list that fits your budget.
We’ve updated this guide with fresh data from Unlock MLS, covering closed sales from March 2025 through March 2026, so the numbers you see reflect what the market is actually doing today — not what it was doing during the 2021–2022 peak. Prices have come down considerably across most of these neighborhoods, which means more of them are accessible to more buyers than they were a couple of years ago.
Georgetown Neighborhoods with the Best Schools Mapped
All nine neighborhoods on this list sit west of Ronald Reagan Boulevard and Highway 29. If a home is listed east of that corridor, it will almost certainly fall within Georgetown ISD rather than Liberty Hill or Leander. That’s the single most important geographic rule to remember as you search.
A Quick Look at the School Districts
Before getting into specific neighborhoods, a short overview of the districts you’ll encounter on this list:
Liberty Hill ISD covers most of west Georgetown and has performed consistently well at the elementary level. Rancho Sienna Elementary, which feeds several of the neighborhoods below, has been recognized as one of the top-rated elementary schools in the Austin metro area.
Leander ISD is widely regarded as one of the strongest school districts in Central Texas overall. Stiles Middle School (10/10 GreatSchools rating) and Rouse High School (8/10), which serve the Leander ISD section of Georgetown, carry particularly strong reputations. Leander ISD neighborhoods in Georgetown typically carry higher price points than Liberty Hill ISD neighborhoods, which reflects the premium many buyers place on those school assignments.s
Georgetown ISD serves the majority of the city east of Ronald Reagan Boulevard. There are good individual schools within GISD, but the district as a whole does not rate as highly as the two featured here. None of the neighborhoods on this list fall within Georgetown ISD — but it’s worth knowing this context so you can evaluate listings with confidence.
Liberty Hill ISD Neighborhoods in Georgetown
Children in most of the Liberty Hill ISD section of Georgetown attend Rancho Sienna Elementary, Liberty Hill Middle School, and Liberty Hill High School, though school assignments can vary by specific address in larger communities. The five neighborhoods below are listed from most affordable to most expensive based on median sale price.
Lively Ranch
- Elementary School: Rancho Sienna (9/10)
- Middle School: Liberty Hill (7/10)
- High School: Liberty Hill (7/10)
- Average Price: $391,107
- Median Price: $375,991
- Price Range: Low $300k’s – High $500k’s
- Average Beds/Baths: 4/3
- Average SqFt: 2,156
- Average Lot Size (Acres): 0.186
- Homes Sold: 95
- Average Days on Market: 40
Data: Unlock MLS, March 2025 – March 2026
Lively Ranch is the most affordable neighborhood on this list and, at 40 average days on market, also the most competitive. Homes here don’t sit long — buyers who find what they’re looking for tend to move quickly, and the 95 closed sales over the past year confirm there’s consistent demand.
The neighborhood was built primarily by DR Horton and features modern finishes throughout: quartz countertops, wood-look vinyl plank flooring, stainless steel appliances, and open floor plans ranging from about 1,500 to 3,000 square feet. The community amenities punch well above the price point — residents have access to a pool, fitness center, clubhouse, park, and community grills. HOA dues run roughly $73 per month.
Lively Ranch sits on Highway 29 in west Georgetown, directly across from Cimarron Hills. It’s one of the few places in Georgetown where you can find a four-bedroom home with top-rated school access for under $400,000, and the data shows buyers have noticed.
For more info and to search homes for sale, visit our Lively Ranch Neighborhood Guide.
Lively Ranch Neighborhood Map
Lively Ranch Homes for Sale
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- Elementary School: Bar W (9/10) or Tierra Rosa (8/10)
- Middle School: Liberty Hill (7/10)
- High School: Liberty Hill (7/10)
- Average Price: $371,968
- Median Price: $358,495
- Price Range: Mid $200k’s – High $700k’s
- Average Beds/Baths: 4/3
- Average SqFt: 1,925
- Average Lot Size (Acres): 0.14
- Homes Sold: 120
- Average Days on Market: 66
Data: Unlock MLS, March 2025 – March 2026
Morningstar recorded 120 closed sales over the past year — more than any other Liberty Hill ISD neighborhood on this list — which speaks to both the size of the community and the sustained interest from buyers. The median price of $358,495 also makes it the most affordable option by that measure, with a wide enough range (nearly $240k to $775k) to accommodate a range of budgets.
The neighborhood’s amenity package is genuinely impressive for the price. Morningstar has two resort-style pools, a children’s splash pad, dog park, fishing pond, fire pit, pavilion, disc golf course, 75 acres of parks and greenbelts, and a sports park with basketball courts, a zip line, and a rope climber. The HOA is active and plans events throughout the year. A second amenity center was added in 2021 as the community continued to grow.
Morningstar sits off Highway 29 between Ronald Reagan Boulevard and 183. For commuters heading toward Cedar Park or Leander, the Highway 29 corridor is a faster and less congested route than I-35, which is part of the appeal for buyers who work south of Georgetown.
For more info and to search homes for sale, visit our Morningstar Neighborhood Guide.
Morningstar Neighborhood Map
Morningstar Homes for Sale
SEARCH ALL MORNINGSTAR HOMES FOR SALENo Email Required! Oaks at San Gabriel
- Elementary School: Bar W (9/10)
- Middle School: Liberty Hill (7/10)
- High School: Liberty Hill (7/10)
- Average Price: $513,040
- Median Price: $494,495
- Price Range: Low $300k’s – High $700k’s
- Average Beds/Baths: 4/3
- Average SqFt: 2,658
- Average Lot Size (Acres): 0.18
- Homes Sold: 54
- Average Days on Market: 115
Data: Unlock MLS, March 2025 – March 2026
Built along the banks of the San Gabriel River, the Oaks at San Gabriel is the most scenic community in the Liberty Hill ISD section of Georgetown. The 400-acre development set aside 100 acres as permanent green space and includes seven miles of hike and bike trails running along the river. A resort-style community pool, covered pavilion, lounge deck, playgrounds, and picnic areas round out the amenities.
At 115 average days on market, this neighborhood moves more slowly than others on this list — which gives buyers more time and more room to negotiate. The price range is wide, from the low $300s to just under $800,000, and the variety of builders (Ashton Woods, Brohn, Drees, Highland, Lennar, Scott Felder, and others) means there’s a genuine mix of floor plans and styles to choose from.
If the combination of nature-focused living, a suburban community feel, and Liberty Hill ISD schools appeals to you, Oaks at San Gabriel is worth a thorough look.
For more info and to search homes for sale, visit our Oaks at San Gabriel Neighborhood Guide.
Oaks at San Gabriel Neighborhood Map
Oaks at San Gabriel Homes for Sale
SEARCH ALL OAKS AT SAN GABRIEL HOMES FOR SALENo Email Required! Rancho Sienna
- Elementary School: Rancho Sienna (9/10)
- Middle School: Liberty Hill (7/10)
- High School: Liberty Hill (7/10)
- Average Price: $517,728
- Median Price: $500,000
- Price Range: Low $300k’s – Mid $800k’s
- Average Beds/Baths: 4/3
- Average SqFt: 2,625
- Average Lot Size (Acres): 0.19
- Homes Sold: 62
- Average Days on Market: 80
Data: Unlock MLS, March 2025 – March 2026
Rancho Sienna is one of the largest communities on this list, spanning 540 acres with approximately 1,400 homes. It finished building out in 2023, so all sales here are resale — meaning you get an established neighborhood with mature landscaping, a settled community identity, and no active construction noise.
The neighborhood sits on a hill in west Georgetown with some hill country views, and the HOA is one of the more active ones in the area, organizing events year-round: yoga classes, community meet-and-greets, pool parties, and live music shows. The amenity package includes a resort-style pool and splash pad, 24/7 fitness center, dog park, event lawn, covered pavilion, 100 acres of parkland, basketball courts, and miles of trails. The on-site Rancho Sienna Elementary feeds directly from within the community.
With a median price of exactly $500,000 and homes averaging 2,625 square feet, Rancho Sienna sits in a strong position for buyers who want a fully developed neighborhood with strong amenities, top-rated schools, and a mid-range price point.
For more info and to search homes for sale, visit our Rancho Sienna Neighborhood Guide.
Rancho Sienna Neighborhood Map
Rancho Sienna Homes for Sale
SEARCH ALL RANCHO SIENNA HOMES FOR SALENo Email Required! Cimarron Hills
- Elementary School: Rancho Sienna (LHISD) (9/10) or San Gabriel (GISD) (Not Yet Rated)
- Middle School: Liberty Hill (LHISD) (7/10) or Tippit Middle (GISD) (6/10)
- High School: Liberty Hill (LHISD) (7/10) or East View High (GISD) (7/10)
- Average Price: $1,161,287
- Median Price: $1,151,500
- Price Range: Low $600k’s-$2.3MM
- Average Beds/Baths: 4/4
- Average SqFt: 3,426
- Average Lot Size (Acres): 0.42
- Homes Sold: 37
- Average Days on Market: 78
Data: Unlock MLS, March 2025 – March 2026
If your priority is luxury living with top-rated schools, Cimarron Hills is the only community in Georgetown that delivers both at a true luxury level. It’s the only 24/7 guard-gated neighborhood in Georgetown, and it’s home to the Cimarron Hills Country Club — a Jack Nicklaus Signature golf course community with fine dining, a full-service spa, tennis and pickleball courts, and a resort-style pool. A social membership to the club is mandatory for all residents, which tends to build a strong, cohesive community.
One important note for school-focused buyers: Cimarron Hills straddles two school districts. The Liberty Hill ISD section feeds to Rancho Sienna Elementary, Liberty Hill Middle, and Liberty Hill High. The Georgetown ISD section has different, lower-rated school assignments. Before making an offer on any home in Cimarron Hills, confirm which ISD that specific address falls in. Your agent can help you verify this.
The price range is wide for a luxury community — from the $600s to $2.3 million — with most homes featuring stucco exteriors, larger than average lots (0.42 acres), gourmet kitchens, and high-end finishes. Compared to comparable gated communities elsewhere in the Austin metro, Cimarron Hills offers solid value at the luxury level.
For more info and to search homes for sale, visit our Cimarron Hills Neighborhood Guide.
Cimarron Hills Neighborhood Map
Cimarron Hills Homes for Sale
SEARCH ALL CIMARRON HILLS HOMES FOR SALENo Email Required! Leander ISD Neighborhoods in Georgetown
The Leander ISD section of Georgetown sits in the southwest corner of the city. Children in these neighborhoods typically attend either Tarvin Elementary or Parkside Elementary, with Stiles Middle School and Rouse High School serving at the upper levels. Leander ISD consistently earns some of the strongest ratings in the Austin metro area, particularly at the middle and high school levels — which is reflected in the higher price points you’ll typically find in these communities.
Parkside at Mayfield Ranch
- Elementary School: Parkside (9/10)
- Middle School: Stiles (10/10)
- High School: Rouse (8/10)
- Average Price: $580,928
- Median Price: $576,500
- Price Range: High $300k’s – High $800k’s
- Average Beds/Baths: 4/3
- Average SqFt: 2,922
- Average Lot Size (Acres): 0.2
- Homes Sold: 38
- Average Days on Market: 61
Data: Unlock MLS, March 2025 – March 2026
Parkside at Mayfield Ranch is the most accessible entry point into the Leander ISD section of Georgetown, and for buyers who’ve been priced out of Leander or Cedar Park, it’s worth serious consideration. The neighborhood was built between the early 2000s and 2018, so it has the character of an established community without the wait and uncertainty of new construction.
One practical advantage worth noting: the neighborhood has two entrance and exit points — one off Leander Road and one off Sam Bass Road — making the daily commute more flexible depending on which direction you’re heading. It also sits directly adjacent to Southwest Williamson County Regional Park, giving residents immediate access to athletic fields, playgrounds, and open space right next door.
With a median of $576,500, homes averaging nearly 3,000 square feet, and 61 days on market, this is a steady, well-established community with consistent buyer interest.
For more info and to search homes for sale, visit our Parkside at Mayfield Ranch Neighborhood Guide.
Parkside at Mayfield Ranch Neighborhood Map
Parkside at Mayfield Ranch Homes for Sale
SEARCH ALL PARKSIDE AT MAYFIELD RANCH HOMES FOR SALENo Email Required! Parkside on the River
- Elementary School: Tarvin (LISD) (10/10) or Wolf Ranch (7/10)
- Middle School: Stiles (LISD) (10/10) or Tippit (GISD) (6/10)
- High School: Rouse (LISD) (8/10) or East View (GISD) (5/10)
- Average Price: $664,667
- Median Price: $614,950
- Price Range: High $300k’s – $1.3MM’s
- Average Beds/Baths: 4/4
- Average SqFt: 2,855
- Average Lot Size (Acres): 0.2
- Homes Sold: 214
- Average Days on Market: 118
Data: Unlock MLS, March 2025 – March 2026
With 214 closed sales in the past 12 months, Parkside on the River is far and away the most active community on this list. This is a newer, 1,500-acre master-planned development along the San Gabriel River that’s still in its growth phase — the volume of sales reflects how much new construction is moving through the community. Builders active here include Highland, Coventry, M/I Homes, Perry, and Taylor Morrison, and the variety of home types and lot sizes accounts for the wide price range, from the high $300s to over $1.3 million.
The community is built on rolling terrain with mature oak trees, and the developers have incorporated the river and surrounding green space into the layout in a way that gives it a more natural, less suburban feel than some master-planned communities. Dedicated parkland borders multiple sides, and residents have access to two amenity centers with pools, miles of trails, and community parks. An on-site school is in the planning stages for when the development matures.
One thing to know before shopping here: Parkside on the River spans multiple school district zones. The section featured on this page feeds into Leander ISD (Tarvin Elementary, Stiles Middle, Rouse High). Other sections of the neighborhood feed into Georgetown ISD. Always confirm the school district for any specific address before moving forward — your agent can look this up for you using the district’s address-lookup tool.
For more info and to search homes for sale, visit our Parkside on the River Neighborhood Guide.
Parkside on the River Neighborhood Map
Parkside on the River Homes for Sale
SEARCH ALL PARKSIDE ON THE RIVER HOMES FOR SALENo Email Required! Whitetail
- Elementary School: Parkside (9/10)
- Middle School: Stiles (10/10)
- High School: Rouse (8/10)
- Average Price: $1,084,000
- Median Price: $885,000
- Price Range: Mid $600k’s – $1.8MMs
- Average Beds/Baths: 4/3
- Average SqFt: 3,320
- Average Lot Size (Acres): 4.64
- Homes Sold: 5
- Average Days on Market: 123
Data: Unlock MLS, March 2025 – March 2026
Whitetail is in a completely different category from every other neighborhood on this list, and that’s exactly the point. There is no HOA. Lots range from roughly 2 to 10 acres. Every home is custom-built, which means no two look the same and no HOA is telling you what you can or can’t do with your land. If you want to park an RV, add a workshop, bring horses, or simply have meaningful space between you and your neighbors, Whitetail is one of the very few places in Georgetown where all of that is possible.
The neighborhood sits on the southwest side of the city with a genuine rural feel — mature trees, minimal through-traffic, and a quiet that’s hard to find this close to Georgetown proper. Homes range from roughly 2,000 to 5,500 square feet and lean toward traditional and ranch-style architecture. Whitetail also carries the lowest property tax rate of any neighborhood on this list at 1.71%, which matters on a property of this size.
The market here is naturally slow — only 5 homes sold in the past 12 months, and the average days on market is 123. The buyer pool for rural acreage properties is smaller, so sellers should plan accordingly and buyers should know the selection is limited at any given time.
For more info and to search homes for sale, visit our Whitetail Neighborhood Guide.
Whitetail Neighborhood Map
Whitetail Homes for Sale
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- Elementary School: Tarvin (10/10)
- Middle School: Stiles (10/10)
- High School: Rouse (8/10)
- Average Price: $1,290,000
- Median Price: $1,290,000
- Price Range: $1.2MMs-$1.8MM
- Average Beds/Baths: 5/6
- Average SqFt: 5,159
- Average Lot Size (Acres): 2.373
- Homes Sold: 2
- Average Days on Market: 66
Data: Unlock MLS, March 2025 – March 2026 Note: based on only 2 sales — pricing data here is directional only.
Escalera Ranch is the most private community on this list. Homes average over 4,000 square feet and sit on 2 to 6-acre lots, with some properties exceeding 7,500 square feet of living space. The neighborhood has a Hill Country character that’s been preserved intentionally — owners are encouraged to maintain the natural feel of the land, which means stone-clad exteriors, mature tree canopies, and plenty of space between homes. Winding streets, wildlife, and minimal through-traffic contribute to a sense of seclusion that’s genuinely hard to find this close to Georgetown.
There’s no resort pool, no country club, and no neighborhood events calendar — what Escalera Ranch offers instead is size, privacy, and access to Leander ISD, including Stiles Middle School and Rouse High School.
A candid note on the data: only two homes sold in Escalera Ranch during the past 12 months. That’s too small a sample to draw reliable pricing conclusions. The $1.25M–$1.33M range from those two sales gives a general sense of where the market sits, but if you’re seriously considering Escalera Ranch, you’ll want a more detailed comparative analysis before making pricing decisions. Our team can help with that.
For more info and to search homes for sale, visit our Escalera Ranch Neighborhood Guide.
Escalera Ranch Neighborhood Map
Escalera Ranch Homes for Sale
SEARCH ALL ESCALERA RANCH HOMES FOR SALENo Email Required! Median and average price are calculated from ACTRIS data from 3/16/2025-3/15/2026. School ratings are GreatSchools ratings as of September 2026.
Georgetown Neighborhoods with the Best Schools — Side-by-Side
Here’s a quick reference table comparing all nine neighborhoods by school district, current pricing, and market activity. All data is from Unlock MLS, covering March 2025 through March 2026.
| Neighborhood | ISD | Median Price | Price Range | Avg SqFt | Homes Sold | Avg DOM |
|---|---|---|---|---|---|---|
| Morningstar | Liberty Hill | $358,495 | $240K – $775K | 1,925 | 120 | 66 |
| Lively Ranch | Liberty Hill | $375,991 | $300K – $590K | 2,156 | 95 | 40 |
| Oaks at San Gabriel | Liberty Hill | $494,495 | $310K – $795K | 2,658 | 54 | 115 |
| Rancho Sienna | Liberty Hill | $500,000 | $320K – $820K | 2,625 | 62 | 80 |
| Cimarron Hills | Liberty Hill | $1,151,500 | $600K – $2.3M | 3,426 | 37 | 78 |
| Parkside at Mayfield Ranch | Leander | $576,500 | $379K – $880K | 2,922 | 38 | 61 |
| Parkside on the River | Leander | $614,950 | $380K – $1.37M | 2,855 | 214 | 118 |
| Whitetail * | Leander | $885,000 | $615K – $1.875M | 3,320 | 5 | 123 |
| Escalera Ranch * | Leander | $1,290,000 | $1.25M – $1.33M | 4,029 | 2 | 66 |
Frequently Asked Questions
Georgetown is served by three school districts: Georgetown ISD, Liberty Hill ISD, and a portion of Leander ISD. Georgetown ISD covers the majority of the city, east of Ronald Reagan Boulevard and Highway 29. Liberty Hill ISD and Leander ISD primarily serve neighborhoods on the west and southwest sides of Georgetown.
The west side — generally west of Ronald Reagan Boulevard and Highway 29 — is where you’ll find the neighborhoods served by Liberty Hill ISD and Leander ISD. All nine neighborhoods profiled on this page are located in that corridor. If a home you’re considering is east of that boundary, confirm the school district before assuming it falls within Liberty Hill or Leander.
Both are strong districts and significantly outperform Georgetown ISD overall. Leander ISD is generally considered one of the top-rated districts in the entire Austin metro, particularly at the middle and high school levels. Liberty Hill ISD has performed well at the elementary level. Leander ISD’s edge is reflected in the prices — Leander-served Georgetown neighborhoods typically carry a premium over comparable Liberty Hill ISD neighborhoods.
Based on current market data, Morningstar and Lively Ranch are the most affordable options, with median prices of $358,495 and $375,991 respectively. Both are served by Liberty Hill ISD. Lively Ranch moves faster (40 days on market on average), while Morningstar has more inventory, more sales volume, and a wider price range that dips below $250,000.
No, and this is one of the most important things to verify before making an offer in either community. Both Parkside on the River and Cimarron Hills straddle school district lines. In Parkside on the River, some sections feed into Leander ISD and others feed into Georgetown ISD. In Cimarron Hills, some sections fall within Liberty Hill ISD and others within Georgetown ISD. Always confirm the school district for a specific address — not just the neighborhood name — before moving forward.
Looking for a Home in Georgetown?
The nine neighborhoods on this page cover a lot of ground — from homes in the $240s to custom estates over $2 million — but they all share access to the highest-rated school districts serving Georgetown. Whether you’re prioritizing affordability, acreage, a lock-and-leave lifestyle, or something in between, there’s an option here worth exploring.
School boundaries, ISD assignments, and market conditions all have nuances that aren’t always obvious from a listing search. Our buyer’s agents know west Georgetown well, and we can help you identify exactly which school district a home feeds into, compare neighborhoods based on your priorities, and give you an honest read on current conditions before you make any decisions.
We’ve been helping buyers and sellers since 1978. Our approach is simple: no pressure, no sales tactics — just genuine local knowledge and advice that puts your interests first.
With a combined 60+ years of experience in all types of markets, we have the experience to help you navigate this rapidly changing market. Check out our Georgetown Home Buyers section to learn more about our team and how we work. Then, call us at (512) 827-8323, email us at info@11OaksRealty.com or fill out our Buyer Survey to schedule a no obligation consultation.
Data Source Note
Average and median price, price range, average beds/baths, average square footage, average lot size, number of homes sold, and average days on market are calculated from Unlock MLS (ACTRIS) data for closed sales, March 2025 – March 2026. School ratings are GreatSchools ratings and update automatically. Whitetail and Escalera Ranch pricing data is based on small sample sizes and should be treated as directional.
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