Market Overview for Zip Code 78633
There are 426 active listings in Zip Code 78633 with a median list price of $450K and a median sold price of $425K.
Homes average 68 days on market.
Over the past 30 days, 106 homes have sold, with 1323 sales in the past 12 months.
The average price per square foot is $220.
About Zip Code 78633
Zip code 78633 covers the northwestern portion of Georgetown in Williamson County, including the Sun City Texas master-planned 55+ community, the Cimarron Hills area, and rural land stretching toward the Lake Georgetown corridor. This zip code sits approximately 30 miles north of downtown Austin along Interstate 35 and Ranch Road 2338 (Inner Loop). The terrain transitions from flat Blackland Prairie in the east to rolling limestone Hill Country in the west, with Lake Georgetown and the North San Gabriel River forming key geographic features. The area has experienced sustained growth since the early 2000s, driven largely by Sun City's expansion and Georgetown's overall population surge from roughly 28,000 in 2000 to a Census Bureau estimate of 101,344 as of July 1, 2024.
Real estate in 78633 is defined by the Sun City community, which accounts for a large portion of housing inventory. Sun City homes are restricted to residents aged 55 and older and run from smaller garden homes to larger single-family floor plans on golf course lots. Outside Sun City, properties include custom homes on one to five acre lots in the Cimarron Hills golf community, rural acreage tracts along CR-258 and CR-260, and newer subdivisions such as Rancho Sienna. The mix of age-restricted and general-market housing creates a diverse real estate landscape within a single zip code.
Students in 78633 outside of Sun City attend Georgetown ISD. Georgetown ISD serves 13,988 students (2025-26) across multiple campuses. Schools zoned to this area include Village Elementary, Frost Elementary, Tippit Middle School, and Georgetown High School. The district earned a "B" overall TEA accountability rating for 2025-26 (80 of 100), up from C / 76 of 100 for 2024-25. Private options include Grace Academy and Summit Christian Academy in Georgetown. Southwestern University, a selective liberal arts college founded in 1840, sits in central Georgetown and offers undergraduate programs.
The 78633 zip code benefits from direct access to I-35, placing downtown Georgetown about 10 minutes southeast and downtown Austin approximately 35 to 45 minutes south depending on traffic. Ronald Reagan Boulevard runs north-south through the area, connecting to Cedar Park and Leander. Lake Georgetown, managed by the U.S. Army Corps of Engineers, is within the zip code and provides recreational access. The nearest full-service hospital is St. David's Georgetown Hospital at 2000 Scenic Drive, about 10 minutes south; Baylor Scott & White operates outpatient clinics in Georgetown. Major retail corridors along I-35 in Georgetown and at the Wolf Ranch Town Center offer H-E-B, Target, Home Depot, and numerous restaurants.
Living in Zip Code 78633
The population of 78633 skews older than most Austin-area zip codes due to Sun City's 55-plus age restriction, which houses roughly 13,000 residents across more than 7,800 homes. Outside Sun City, the population includes professionals and hobby ranchers on larger lots. Sun City residents benefit from an extensive amenity complex including three golf courses, multiple pools, tennis and pickleball courts, fitness centers, a ballroom, and over 50 chartered clubs ranging from woodworking to photography. HOA fees in Sun City cover these amenities and common area maintenance.
For residents outside Sun City, daily life connects to Georgetown's retail and services along the I-35 corridor. Grocery shopping is primarily at H-E-B on Williams Drive or at Wolf Ranch Town Center. Dining options along Williams Drive and in Georgetown's historic downtown square include Monument Cafe, Wildfire, and multiple Tex-Mex restaurants. Lake Georgetown is circled by the Good Water Trail, a 26-mile hiking and mountain biking loop, plus swimming at Cedar Breaks Park and Russell Park. Berry Springs Park, a Williamson County facility, offers a spring-fed pool, nature trails, and fishing ponds. The Georgetown Farmers Market operates Saturdays on the downtown square from April through November. The Palace Theatre downtown hosts live performances year-round.
Things to Do in Zip Code 78633
- Lake Georgetown: 1,310-acre U.S. Army Corps of Engineers reservoir with swimming at Cedar Breaks Park, fishing, camping, and the 26-mile Good Water Trail for hiking and biking.
- Georgetown Square: Historic downtown square with independent shops, restaurants including Monument Cafe, the Palace Theatre for live shows, and a Saturday farmers market.
- Berry Springs Park: Williamson County park with a spring-fed swimming area, fishing ponds, nature trails, playground, and covered pavilions for group gatherings.
- Sun City Golf Courses: Three 18-hole courses within Sun City Texas open to residents and guests: Legacy Hills, White Wing, and Cowan Creek.
- Good Water Trail: 26-mile loop trail circling Lake Georgetown, designated a National Recreation Trail, suitable for hiking, trail running, and mountain biking.
Major Employers in Zip Code 78633
- Georgetown ISD (Education): Largest employer in Georgetown with approximately 1,950 staff (2024-25) across 22 campuses serving 13,988 students (2025-26).
- St. David's Georgetown Hospital (Healthcare): Acute-care hospital at 2000 Scenic Drive in Georgetown with emergency, surgical, and specialty care departments.
- City of Georgetown (Government): Municipal government providing utilities, public safety, parks, and infrastructure services with over 1,000 employees.
- Southwestern University (Education): Private liberal arts college employing approximately 500 faculty and staff in central Georgetown.
- Sun City Texas HOA (Property Management): Homeowners association managing amenities and common areas for the 7,800-home Sun City community with several hundred staff.
Zip Code 78633 Schools
Georgetown ISD serves the 78633 area with 13,988 students (2025-26) district-wide and earned a "B" overall TEA accountability rating for 2025-26 (80 of 100).
School District: Georgetown ISD
Public Schools
Georgetown Independent School District
Jarrell Independent School District
Florence Independent School District
Liberty Hill Independent School District
Pre-Schools
- Georgetown ISD Pre-K - District-wide pre-kindergarten program serving eligible four-year-olds at multiple campuses.
- Primrose School of Georgetown - Accredited private preschool on Williams Drive offering infant through pre-K programs.
Private Schools
- Grace Academy - Christian private school in Georgetown serving pre-K through 8th grade with small class sizes.
- Summit Christian Academy - Pre-K through 12th grade private school in Georgetown with college preparatory curriculum.
Higher Education
- Southwestern University - Selective private liberal arts college in Georgetown, founded in 1840, with approximately 1,500 undergraduates.
Frequently Asked Questions
Where is zip code 78633?
78633 covers northwestern Georgetown in Williamson County, approximately 30 miles north of Austin. It includes Sun City Texas, the Lake Georgetown area, and Cimarron Hills.
What do homes cost in 78633?
Current median price and active listing counts are shown on the Market Overview tab. Outside Sun City, homes in Rancho Sienna start around $400K, and custom homes in Cimarron Hills range from $700K to over $1.5 million.
Is Sun City Texas in 78633?
Yes, the majority of Sun City Texas falls within 78633. Sun City is a Del Webb 55+ community with approximately 7,800 homes and extensive amenity facilities.
What school district is 78633 in?
78633 is served by Georgetown ISD, which enrolls 13,988 students (2025-26) and earned a "B" overall TEA accountability rating for 2025-26 (80 of 100). Schools zoned to this area include Village Elementary and Georgetown High School.
How far is 78633 from downtown Austin?
The 78633 zip code is approximately 35 to 45 minutes from downtown Austin via I-35, depending on traffic. Central Georgetown is about 10 minutes southeast.
