How does Woods at Berry Creek compare to Georgetown and Texas?

Woods at Berry Creek, Georgetown, Texas is priced in line with the city and about 21% above the state median. It also has a gross yield of 4.5, prices down 5.1% over the past year, a Red Flag score of 64, walkability of 37, and education in the 59th percentile.

What does the school score mean in Woods at Berry Creek, Georgetown, Texas?

Woods at Berry Creek, Georgetown, Texas has education in the 59th percentile, which is a neutral objective school-district test-score percentile. The neighborhood also has walkability of 37, a gross yield of 4.5, and a Red Flag score of 64.

How risky is Woods at Berry Creek, Georgetown, Texas?

Woods at Berry Creek, Georgetown, Texas has a Red Flag score of 64, which indicates elevated risk. That sits alongside a gross yield of 4.5, prices in line with the city and about 21% above the state median, and prices down 5.1% over the past year.

Neighborhood

Woods at Berry Creek

Georgetown, Texas US

Woods at Berry Creek, Georgetown, Texas is a mixed-profile market with a gross yield of 4.5 and prices in line with the city but about 21% above the state median. Prices declined 5.1% over the past year, while the Red Flag score of 64 signals elevated risk. Walkability is 37 and education is in the 59th percentile, so the numbers point to moderate convenience and midrange school-district test-score positioning.

AI Summary•Updated May 2026

Area

9.43 mi²

ZIP Code

78628

County

Williamson County

State

Texas

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$529,843

YoY-5.1%

Gross Rental Yield

4.5%

Listed rent · ZORI annualized

Red Flag Index

High

64 / 100

Walkability Score

Car-Dependent

OpenStreetMap POI density · national percentile

Education Score

59 / 100

Good · better than 59% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Woods at Berry Creek Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Woods at Berry Creek, Georgetown.

Unlock the Woods at Berry Creek 12-month price trend

See the full Verified vs Listed price history — free with a DistrictScore account.

Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$529,843	-5.1%
Price / Sq Ft (Verified)	$205/sqft	-5.1%
Asking Rent (Median)	$1,967/mo	+1.1%
Gross Rental Yield	4.5%	—
Liquidity Score	64 / 100	Moderate
Homes Sold (Period)	389	+4.6%

Is Woods at Berry Creek Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Texas crime context.

Red Flag Breakdown

64 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Wildfire100Very High

Hail100Very High

Tornado80Very High

Flood60High

Hurricane60High

Heat60High

Strong Wind40Moderate

Earthquake20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Texas averaged 24.3 crimes and 3.9 violent per 1,000 residents (-6.2% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

Unlock the full risk report for Woods at Berry Creek

Tract-level hazard heatmap & parcel detail with Pro

Unlock the Woods at Berry Creek hazard breakdown

See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Liquid resale market — liquidity 64/100

Active transaction volume — 389 homes sold last period

Wildfire risk is Very High (100/100)

Hail risk is Very High (100/100)

Insights are generated from Woods at Berry Creek's live DistrictScore metrics.

Woods at Berry Creek Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Texas-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

7.2 µg/m³ Meets EPA, above WHO guideline+12.7% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Woods at Berry Creek centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 83% of U.S. neighborhoods.

Texas Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	24.3	3.9	-6.2%
2023	26.4	4.1	-1.7%
2022	27.4	4.4	+6.3%
2021	26.3	4.5	-1.8%
2020	26.9	4.5	-3.6%
2019	28.3	4.2	—

Reported at the state level — the finest official US crime aggregation; Woods at Berry Creek inherits the Texas figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Woods at Berry Creek

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor13 nearbyVery High

Aviation noise52 dBLow

Point-source screening near Woods at Berry Creek: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Woods at Berry Creek

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

37

Car-Dependent

Walkability Score

10

Grocery

3

Dining

3

Schools

0

Universities

4

Hospitals

2

Pharmacies

8

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Woods at Berry Creek's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Woods at Berry Creek vs Georgetown vs Texas

How Woods at Berry Creek benchmarks against its city and state medians.

Benchmark vs City & State

Across Woods at Berry Creek, the median sale price sits in line with the median for Georgetown neighborhoods and about 21% above the statewide median. Gross rental yield is 4.5%, against 4.5% for Georgetown neighborhoods and 5.4% statewide. Over the past 12 months, prices fell 5.1%. Transaction liquidity sits above the median for Georgetown neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Woods at Berry Creek	$205/sqft	4.5%	64
Georgetown	$205/sqft	4.5%	58
Texas	$169/sqft	5.4%	39

Unlock the Woods at Berry Creek benchmark

Compare Woods at Berry Creek against Georgetown and Texas medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & Texas tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~1.25% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No state capital gains tax.

Transfer Tax

Real estate transfer tax: none statewide (local tax may apply).

Assessment Cap

Homestead assessed value capped at +10%/yr (20% for some non-homestead property, through 2026).

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents8

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Homestead Exemption

Homestead: unlimited protection from most creditors (acreage-limited) and a large school-tax exemption.

Senior & Veteran Exemptions

Full property-tax exemption for 100%-disabled veterans; a school-tax freeze for seniors aged 65+.

Foreign buyers (non-residents)6

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Foreign Ownership Restrictions

SB 17 (Sept 2025) bars buyers tied to China, Russia, Iran, or North Korea from acquiring any real property. Verify first.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Texas property-tax guidance for foreign buyers

Latest Georgetown Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Woods at Berry Creek Real Estate FAQ

Woods at Berry Creek, Georgetown, Texas shows a gross yield of 4.5 with prices in line with the city and about 21% above the state median. Prices fell 5.1% over the past year, while the Red Flag score is 64, so the profile combines lower yield with elevated risk.

Neighborhoods near Woods at Berry Creek

Compare Woods at Berry Creek with nearby neighborhoods in Georgetown.

Unlock deeper insights on Woods at Berry Creek

Deeper data. Smarter decisions. Stronger returns.

Full Risk Reports

Tract-level hazards

Investment Score

AI-driven analysis

Export & Reports

PDF & Excel

Priority Support

Fast-track help

Get Pro Access7-day free trial. Cancel anytime.