Manufactured Homes for Sale in Georgetown, TX: Market Guide
Georgetown has spent the last several years near the top of national fastest-growing-city lists, and that growth has reshaped the manufactured home market in Williamson County. Buyers who can no longer afford Austin or even Round Rock stick-built prices are increasingly looking to Georgetown for a manufactured home on a rural lot or in a well-run community. This guide breaks down what you should expect to pay, where to look, how property taxes work, and how the land-versus-community decision plays out in this specific market.
Quick Answer: Manufactured homes in Georgetown, TX in 2026 typically sell in these ranges: single-wide $40,000 to $85,000, double-wide $75,000 to $175,000, and a manufactured home on 1 to 5 acres of owned land $220,000 to $425,000. Williamson County property tax runs roughly 1.9 to 2.4 percent of appraised value, offset by homestead exemptions. Most communities feed into Georgetown ISD (rated A).
Georgetown Market Overview
Georgetown sits about 26 miles north of downtown Austin, at the junction of I-35 and SH-130. The city has ridden the same wave of Austin-area growth that has transformed Round Rock and Pflugerville, but it has kept a distinct identity centered around its historic downtown square and Southwestern University. The population has grown from roughly 47,000 in 2010 to more than 90,000 by 2024.
That growth has driven up site-built home prices significantly. In response, the manufactured home market has stayed active, with steady demand in both community placements and on rural land in the surrounding Williamson County countryside. Our broader Austin-area community guide puts Georgetown in context with the rest of the metro.
Typical Price Ranges by Size
Price varies with age, size, condition, location, and whether land is included. Here are working 2026 ranges based on Central Texas market activity.
| Configuration | Georgetown Price Range (2026) |
|---|---|
| Used single-wide (in community) | $40,000 to $85,000 |
| Used double-wide (in community) | $75,000 to $175,000 |
| New double-wide (in community) | $140,000 to $230,000 |
| Manufactured home + 0.5 to 1 acre | $180,000 to $320,000 |
| Manufactured home + 1 to 5 acres | $220,000 to $425,000 |
| Manufactured home + 5+ acres | $375,000 to $650,000+ |
Homes sold with owned land and a permanent foundation tend to hold their value much better than homes on rented lots. See our explainer on what drives manufactured home values for the factors buyers should weigh.
Land Versus Community Options
Georgetown offers a genuinely balanced mix of both paths. Inside city limits and on the immediate eastern and southern edges, you will find established manufactured home communities with lot rents typically between $550 and $850 per month. These are a good fit for buyers who want low upfront cost, ready utilities, and community amenities.
Outside city limits, particularly north and west toward Liberty Hill, Jarrell, and Andice, you can still buy small-to-mid-size acreage for a manufactured home placement. Budget for site preparation, septic installation, water well or rural water district tap, and electric service drops on top of the land price. Total land-prep costs commonly run $25,000 to $60,000 before the home itself.
For a side-by-side breakdown of the financial trade-offs, see our guide to mobile home park vs private land.
Property Taxes in Williamson County
Texas has no state income tax, which makes property tax the dominant tax for homeowners. In Williamson County, the combined effective rate on a home inside Georgetown city limits typically lands between 1.9 and 2.4 percent of appraised value once you add county, city, school, and any special district levies.
Key points for manufactured home owners:
- Homestead exemption reduces school taxes by $100,000 of appraised value for your primary residence. File once with the Williamson Central Appraisal District; it does not need to be renewed annually.
- Over-65 and disabled homeowners can freeze the school tax portion at the amount it was the year they qualified.
- A manufactured home classified as personal property is taxed separately from the land (if any). A home classified as real property (after a TDHCA election) is taxed together with the land.
- Appraisal notices arrive in April. Protest deadlines are typically May 15 or 30 days after the notice, whichever is later. Protesting is often worthwhile, especially for new construction or recently moved homes.
For the official process and forms, start at the Williamson Central Appraisal District and the Texas Comptroller property tax page.
Popular Areas for Manufactured Home Buyers
Rather than list specific community names (which change ownership often), here are the broader areas where buyers find the most inventory.
- North of SH-29 toward Jarrell: Several mid-size communities and acreage tracts. Commute to Austin is 30 to 45 minutes off-peak.
- East of I-35 toward Taylor: Lower-cost communities and rural land. Proximity to the Samsung Taylor facility has lifted demand significantly since 2024.
- Southwest toward Liberty Hill: Larger rural lots, some with Hill Country views. Higher land prices but strong appreciation.
- South toward Round Rock: Mix of all-ages and 55+ communities. Shorter commute to Austin's north tech corridor.
- West into the Hill Country (Andice, Florence): Larger parcels, strong privacy, longer commutes, and usually well and septic.
What Makes Georgetown Different From Round Rock
Buyers often compare Georgetown to Round Rock. Both are in Williamson County, both feed into strong school districts, and both are roughly 20 to 30 minutes from the Austin tech corridor. The practical differences:
- Georgetown has more rural land inventory within a 20-minute drive of the city.
- Round Rock has more premium, amenity-rich communities inside the city limits.
- Georgetown tends to skew slightly older demographically, with a stronger retiree presence.
- Round Rock is closer to Austin employment but generally more expensive on raw land.
Buyer Checklist for Georgetown
- Set your budget (home + land or lot rent + monthly carrying costs).
- Get pre-qualified for a loan type that matches your situation (chattel, FHA, conventional, or VA).
- Confirm the school zone via Georgetown ISD's address lookup.
- Pull a Statement of Ownership on any used home you are serious about.
- Get an independent manufactured home inspection before closing.
- Verify deed restrictions and zoning if you are buying raw land.
- File for homestead exemption after closing.
Frequently Asked Questions
Are manufactured home values rising in Georgetown?
Homes on owned land with permanent foundations have appreciated strongly along with the broader Georgetown market. Homes on rented lots have mostly held their value, with modest depreciation offset by tight inventory. The single best lever for value is whether the home sits on owned land.
What is the cheapest way to buy a manufactured home in Georgetown?
A used single-wide in an established community. Total upfront outlay can be under $50,000 for the home, with lot rent covering land use. This is the fastest path to homeownership but builds the least long-term equity.
Can I finance a manufactured home on land in Georgetown?
Yes. Conventional, FHA Title II, and VA loans are all available if the home is on owned land, meets HUD code, and sits on a permanent foundation. Homes on rented lots use chattel financing instead. Our overview of manufactured home financing options covers all of these.
How do I verify the legal status of a manufactured home before buying?
Request a current Statement of Ownership from the seller and pull the TDHCA record yourself. Confirm the home is listed in the seller's name, the HUD label matches, and no liens are outstanding. Our Statement of Ownership guide walks through exactly what to check.
Do Georgetown manufactured home communities allow large dogs?
Many communities limit dogs to two pets under 35 to 40 pounds, with aggressive-breed exclusions. Rural land placements are governed only by county rules and HOA deed restrictions, which are generally far less restrictive on pets.
Looking at manufactured homes in Georgetown or anywhere else in Williamson County? Mobile Buy Buy tracks inventory across the Austin metro. Call (737) 777-9437 or start a buyer inquiry and we will narrow the search to homes that fit your budget and location.