The Georgetown, Texas, housing market has slowed, but luxury homes are holding up better than most. Across Williamson County, homes priced at $1 million and above are selling faster than they were a year ago, even as mid-range listings sit longer.
That does not mean every luxury listing sells on its own. Tanya Kerr, who leads T Kerr Property Group, says the luxury homes that sell are the ones that are priced right, presented well, and marketed to the right buyers. Here is what sellers of luxury and acreage properties should know before they list.
Why Luxury Homes Are Still Selling
Luxury buyers tend to be less affected by interest rates. Many buy with cash or with significant equity from a previous home, so a rate change does not stop them the way it slows first-time and mid-range buyers. They are also looking for things that are hard to find, like space, privacy, and land. In Georgetown, much of the luxury market sits on an acre or more, which is exactly what many of these buyers want.
The September numbers back this up. In Williamson County, homes priced at $1 million and above sold in a median of 50 days. That is five days faster than the overall county market and 34 days faster than a year ago. Price per square foot in that segment rose 3%, while it fell 3.8% across the county as a whole. There were fewer luxury sales than last year, but the ones that sold moved faster and held their value better.
Kerr is quick to add that luxury buyers are just as focused on value as anyone else. “They’re not overpaying because they can afford to,” she said.
Luxury Marketing Is a Different Skill Set
Marketing a luxury home takes more than good photos and a listing online. Kerr says it requires an extra eye for detail and a team working behind the scenes to reach affluent buyers. “It truly is a skill set,” she said.
Every piece has to line up: how the home is prepared and staged, the photography, the video, the drone footage that shows off the land, and where the property is marketed. Luxury buyers may be relocating from out of state or moving up from elsewhere in Central Texas, so the marketing has to reach them wherever they are. “When the presentation and the marketing tell the same story, buyers feel the value before they ever walk through the door,” Kerr said.
What Acreage Sellers Need to Prepare
Homes on an acre or more come with questions that typical sellers never face. “Land comes with homework,” Kerr said, “and the sellers who do it early have much smoother sales.” Before listing, she recommends sellers have answers ready on these items:
• Septic system: Understand how it works and have it inspected.
• Well water: If the property has a well, buyers will want to know the health of the water.
• Survey: A current survey shows any encroachments or boundary issues.
• Title: The title needs to be clear before closing.
• Nearby development: Buyers will ask about planned development in the area, since it can affect how they see the property’s value.
• Tax exemptions: If the property has an agricultural or wildlife exemption, buyers need to understand what happens to it after the sale.
Getting ahead of these items prevents surprises that can delay or derail a contract. Timing matters too. Many sellers assume spring is the best season, but Kerr says homes on an acre or more tend to move well in the fall.
Preparation, Pricing, and Presentation Work Together
Asked about the highest-return step a luxury seller can take before listing, Kerr does not point to a single upgrade. She points to getting three things right at once: preparation, pricing, and presentation. “You need a team that knows how to nail all three,” she said.
Her team recently took over a luxury listing that had already been on the market twice without selling. They applied their preparation and presentation strategy and relisted the home at a more competitive price. The result was multiple offers, a final sale price above what it had previously been listed for, and a contract in under two weeks.
For sellers weighing their options, Kerr says the choice of agent is one of the biggest financial decisions in the process. Working with a team that understands how to prepare and market a luxury property can make the difference between a home that sits and one that sells. Sellers can learn more about her team’s approach on the T Kerr Property Group selling page.
T Kerr Property Group is a real estate team founded by Tanya Kerr, serving Georgetown, Round Rock, Liberty Hill, and the greater Williamson County and Central Texas market. The team focuses on luxury homes, 1+ acre homesites, and buyers relocating to the area, and is affiliated with Keller Williams Realty Lone Star.
Disclaimer: This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.
