Mortgage Broker in Georgetown

Loan Types We Specialize In

Explore the loan programs available to Georgetown, TX home buyers and homeowners.

• First-Time Home Buyer
• FHA Home Loan
• Conventional Home Loan
• Fixed-Rate Mortgage
• Jumbo Home Loan
• Low Down Payment Options
• Refinance
• Cash-Out Refinance

Georgetown facts and sources

Every fact below is tied to a public source listed at the bottom of the page. For a specific property, confirm with the source; boundaries and tax lines are set address by address.

• County seat since 1848. The Texas Legislature created Williamson County on March 13, 1848, and Georgetown was laid out that summer as the county seat (Handbook of Texas; Williamson County).
• How it got its name. George Washington Glasscock, with his partner Thomas B. Huling, donated the land for the town site, and the town was named for Glasscock (Handbook of Texas). A Texas Historical Commission marker at Church and 9th streets records the tradition that the first county commissioners met under an oak there in May 1848 (Texas Historical Commission).
• On the San Gabriel River and I-35. Georgetown sits on Interstate 35 and the San Gabriel River in the center of Williamson County (Handbook of Texas).
• Southwestern University and the railroad. Southwestern University was established in Georgetown in 1873, and a railroad followed in 1878 (Handbook of Texas).
• Lake Georgetown. After major flood losses in 1921, the city pushed for flood control, which led to the dam that created Lake Georgetown, opened October 5, 1979 (Handbook of Texas).
• Growth. The population was 6,395 in 1970, 28,339 in 2000 and 67,176 in 2020 (Handbook of Texas). Since about 1960, residential development has sped up, and restoration of older homes has been a local emphasis (Handbook of Texas).
• Historic overlay districts. The City of Georgetown has two historic zoning overlays: the Downtown Overlay District, around the historic downtown, and the Old Town Overlay District, mostly residential areas between downtown and Southwestern University. Many exterior changes, additions, new buildings, fences and demolitions in those districts need a Certificate of Appropriateness (City of Georgetown).
• Sun City Texas. Sun City Texas is a Del Webb 55+ active-adult community in Georgetown, with homebuilding that started in 1995 (Del Webb; 55places).
• County and appraisal district. Georgetown is in Williamson County, and homes are appraised by the Williamson Central Appraisal District (WCAD) (Handbook of Texas; WCAD).
• School district. Georgetown ISD serves much of the city. City limits and school district lines aren’t the same thing, so confirm the address with Georgetown ISD’s attendance-zone tool and the WCAD parcel record (Georgetown ISD).

What Buying a Home in Georgetown Is Really Like

Buying in Georgetown usually means making one of three choices.

Older home near the square, or something newer? Homes inside the Downtown or Old Town overlays come with design rules for exterior work. That doesn’t make them hard to finance, but it does mean your renovation plans may need city approval first. If you’re planning to change the outside, check the City’s interactive historic properties map and talk to the Downtown & Historic Planner before you lean on a renovation budget.

Age-restricted or open community? Sun City Texas is 55+, and HOA dues are part of the payment lenders look at. Dues vary by community and section, so get the current figure from the HOA, not an old listing.

Buy first or sell first? Many Georgetown buyers already own a home somewhere else. We don’t offer bridge loans. What we can do is compare a contingent offer, a HELOC on your current home to cover the down payment, or simply selling first and buying with cash in hand. Each choice changes how strong your offer looks and what you qualify for, so we map it out before you start touring.

Neighborhoods We Serve in Georgetown

We finance homes across Georgetown, from older houses near the historic square to newer communities on the edges of town. Sun City Texas is a Del Webb 55+ active-adult community in Georgetown, with homebuilding that started in 1995 (Del Webb; 55places). Near downtown, the City’s Downtown Overlay District and Old Town Overlay District cover the historic core and the mostly residential streets between downtown and Southwestern University, where many exterior changes need a Certificate of Appropriateness (City of Georgetown). For any address, we confirm the school district and taxing units with Georgetown ISD and the WCAD parcel record before you make an offer.

Loan-fit table

Programs Available to Georgetown Buyers

Non-QM loans for retirees, owners and investors

Georgetown’s mix of retirees, business owners and investors is exactly where non-QM loans earn their keep. They qualify you on something other than a W-2 and tax returns:

• Asset depletion counts eligible savings, investment and retirement balances as qualifying income. For a retiree with a strong balance sheet and a small monthly check, this is often the path that works.
• Bank statement loans use deposits to figure income for self-employed buyers.
• P&L loans use a profit-and-loss statement for the business.
• DSCR loans qualify a rental on its rent instead of your personal income. See also our Texas DSCR page.
• ITIN mortgages and foreign national mortgages cover buyers without an SSN or living abroad.

Down payment, credit and reserve requirements on these programs vary by lender. That’s the reason to shop more than 50 wholesale lenders instead of one.

Standard programs

Conventional, FHA, VA and jumbo loans cover most Georgetown purchases. First-time buyers can ask about first-time buyer options, and down payment assistance can sometimes help as a supporting piece, through approved participating lenders.

Property taxes in Georgetown

I won’t quote tax rates on this page; they change every year and differ by parcel. Pull the current rates for the specific address from WCAD, and we’ll build them into your payment.

Who appraises the home. WCAD appraises Georgetown homes. The parcel page lists every taxing unit on the bill: the county, the city, the school district and any MUD or other special district.

Homestead exemption. Once the home is your principal residence, apply to WCAD for the residence homestead exemption. Under Texas Tax Code §11.13(b), school districts must exempt $140,000 of a homestead’s appraised value (Texas Comptroller).

The over-65 exemption. This one matters a lot in Georgetown. Under §11.13(c), homeowners who are 65 or older, or disabled, get an additional $60,000 school-district exemption on top of the $140,000. Other taxing units can adopt their own local-option over-65 exemptions. The Comptroller also notes that a surviving spouse age 55 or older may keep a deceased spouse’s over-65 exemption in some cases.

The school-tax ceiling. When you qualify for the over-65 or disabled exemption, Texas law also freezes your school district taxes on that homestead at a ceiling, and the ceiling generally rises only if you add qualifying improvements (Texas Tax Code §11.26). Ask WCAD how the ceiling applies to the specific home, especially if you’re moving from another Texas home that already had one.

The 10% homestead cap. Under Texas Tax Code §23.23, a homestead’s appraised value for tax purposes can’t rise more than 10% a year, plus new improvements. The cap starts the year after you qualify.

Protest deadline. Under Texas Tax Code §41.44, you must protest by May 15 or 30 days after WCAD delivers your notice of appraised value, whichever is later.

What this means for your loan. Lenders qualify you on the full monthly payment, taxes included. A buyer coming from a long-held home with a capped value or a frozen school tax often sees a bigger tax bill on the new home. We estimate it on the actual parcel before you offer.

How We Help Georgetown Buyers and Homeowners

A Georgetown purchase, start to finish

1. First conversation. Call or text (512) 593-1336. We talk about price, timing, how you’ll fund the down payment and what your income looks like, including retirement income and assets.
2. Documents. Retirement and Social Security statements, investment and bank statements, pay stubs, tax returns or business statements, depending on the loan type.
3. Pre-approval. We compare more than 50 wholesale lenders and issue a pre-approval for the loan you’ll actually use.
4. Address-level check. For the home you like, we pull the WCAD record: taxing units, any MUD, the school district and whether it falls in a historic overlay.
5. Under contract. We lock when you’re ready, order the appraisal and work with the title company.
6. Underwriting. We tell you what the underwriter needs and why.
7. Closing. You sign and get keys. Then file your homestead exemption, and your over-65 exemption if you qualify.

Refinancing and downsizing

If you already own in Georgetown, we can look at a rate-and-term refinance, a cash-out refinance, or a HELOC if you’d like to keep your first mortgage. If you’re downsizing out of a Georgetown home, a HELOC on the current house can sometimes fund the next down payment before it sells; we’ll compare that with a contingent offer and with selling first, and tell you plainly which one fits.

Questions before an offer

• Is the home in the Downtown or Old Town historic overlay? Check the City’s historic properties map, especially if you plan exterior changes.
• What are the HOA dues, and is the community age-restricted? Both affect who can buy and what the payment is.
• Is the parcel in a MUD or other special district? Check the WCAD taxing-unit list.
• Which school district is it in? Confirm with Georgetown ISD and WCAD.
• Is it near the San Gabriel River or a creek? Check the flood zone early; it can change insurance and the loan.
• How old are the roof and major systems? Especially on older homes near the square.
• Are you buying before you sell? Decide between a contingent offer, a HELOC on your current home or selling first before you start touring.

Talk to Someone Who Knows Georgetown

• More than 50 wholesale lenders, compared for your file.
• Non-QM is a real part of what we do: asset depletion, bank statement, P&L, DSCR, ITIN and foreign national loans.
• Locally owned, with our office in Austin.
• Rated 4.9 on Google (79 reviews).
• Call or text (512) 593-1336, Mon–Sat, 9 AM–7 PM, by appointment.

Looking at nearby towns too? See Round Rock, Leander and Liberty Hill, our Austin page, our Williamson County mortgage broker page, today’s Austin mortgage rates with APR, or every Texas area we serve.

Frequently Asked Questions

Dustin Edwards. Clay Wilson, NMLS 1849979. Rated 4.9 on Google (79 reviews).

Sources

Sources checked October 23, 2026.

1. Handbook of Texas Online, “Georgetown, TX (Williamson County)” (county seat, 1848 founding, Glasscock and Huling, San Gabriel River and I-35, Southwestern University 1873, railroad 1878, 1921 flood, Lake Georgetown opened Oct 5, 1979, population, coordinates): https://www.tshaonline.org/handbook/entries/georgetown-tx-williamson-county
2. Williamson County, “1848 to 1849” (county created March 13, 1848; Georgetown established as county seat, May 1848): https://www.wilcotx.gov/1596/1848-to-1849
3. Texas Historical Commission Atlas, “Founding of Georgetown” marker 13924 (Church and 9th streets): https://atlas.thc.texas.gov/Details/5507013924
4. City of Georgetown, Historic Preservation (Downtown and Old Town overlay districts, interactive historic map, COA project types): https://georgetowntexas.gov/development_services/planning/historic_preservation/
5. City of Georgetown, Certificate of Appropriateness: https://georgetowntexas.gov/development_services/planning/historic_preservation/certificate_of_appropriateness.php
6. Del Webb, Sun City Texas (55+ community in Georgetown): https://www.delwebb.com/homes/texas/austin/georgetown/sun-city-texas-16369
7. 55places, Sun City Texas (Del Webb, 55+, years built 1995 to present): https://www.55places.com/texas/communities/sun-city-texas
8. Georgetown ISD, Attendance Zones: https://www.georgetownisd.org/parents/attendance-zones
9. Williamson Central Appraisal District: https://www.wcad.org/
10. Texas Comptroller, Property Tax Exemptions ($140,000; $60,000 65+/disabled; surviving spouse 55+; local options): https://comptroller.texas.gov/taxes/property-tax/exemptions/
11. Texas Tax Code §11.13: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.11.htm
12. Texas Tax Code §11.26 (school tax ceiling for 65+/disabled homesteads): https://statutes.capitol.texas.gov/GetStatute.aspx?Code=TX&Value=11.26
13. Texas Tax Code §23.23: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.23.htm
14. Texas Tax Code §41.44: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.41.htm
15. FEMA, flood insurance requirement for federally backed loans in special flood hazard areas: https://www.fema.gov/flood-insurance