Georgetown · Williamson County
Nolina
A Georgetown address, in the 78633 ZIP code, off Ronald Reagan Boulevard. It is zoned to Florence ISD, it sits in a municipal utility district, and its school tax rate is higher than Georgetown ISD's. None of that is hidden. None of it is what the address implies either.
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Check the assumptions before you tour
Schools, the MUD, and the association dues at Nolina all work differently from what a Georgetown address suggests. Luke Allen will put the real figures for a specific lot in front of you first, and the builder pays his fee in most cases.
The short version
Nolina is a Johnson Land Ventures master plan in northwest Georgetown with 35 homes for sale from three builders, running $369,990 to $776,900 at a median near $594,909. The seven-acre amenity centre is already built and open, which at this stage of a community is worth something real.
The thing to understand is that the address is the only part of this that is Georgetown. The schools are Florence ISD, a 1,125-student district with three campuses north of here. The tax bill carries a municipal utility district. And the Florence ISD rate is higherthan Georgetown ISD’s, not lower, which is the opposite of what almost every buyer assumes.
None of this is concealed. The developer publishes the school district on its own site. What nobody does is add it up, which is what the rest of this page does.
Georgetown, except
Four things the address implies, and what is actually true
You would assume
Georgetown ISD schools
What the records say
Florence ISD. All 35 active listings and every closed sale show Florence Elementary, Florence Middle and Florence High. The campuses are in the town of Florence, north of the community.
You would assume
A rural district means a lower school tax
What the records say
The reverse. Florence ISD adopted $1.1042 per $100 against Georgetown ISD's $1.0506. On the median home here that is about $319 a year more than the district you thought you were buying into.
You would assume
No district on top, it is Georgetown
What the records say
Williamson County MUD No. 51, at $0.95 per $100. It is the biggest line on the bill after the school district, and not one active listing in the community mentions it.
You would assume
One community, one HOA fee
What the records say
4 different annual figures are live in the MLS right now, from $660 to $1,106 a year, and they split by builder.
The schools
Florence ISD is small, and it rates well
This deserves more than a warning label, because the easy version of this story is wrong in both directions.
Florence ISD enrolls about 1,125 students across three campuses. Georgetown ISD enrolls roughly 13,988. Florence High School has about 347 students in total, which is a graduating class of under a hundred.
On the measures the state publishes it does well. The district earned a B from the Texas Education Agency for 2024 to 2025, and Florence High School rates A, scored 92 out of 100. Anyone implying that a Georgetown address in a rural district means poor schools is not reading the data.
The honest tradeoff is scale and distance, not quality. A high school of 347 runs a narrower course catalogue, fewer sports and activities, and a much smaller peer group than one of two thousand. For some families that is precisely the appeal and they choose it deliberately. For others, a child who wants a specific AP track or a large athletics programme will feel the limit. And the campuses are in the town of Florence, north of the community, so this is a bus ride rather than a walk, every school day, for as long as you live here.
Ratings and enrollment are from the district’s public records and TEA accountability results for 2024 to 2025. Confirm the campus assignment for your exact address with the district, since boundaries move.
Florence ISD at a glance
- Florence Elementary
- 533 students, grades Pre-K to 5
- Florence Middle School
- 249 students, grades 6 to 8
- Florence High School
- 347 students, grades 9 to 12
- District enrollment
- 1,125 across 3 campuses
- TEA district rating
- B (2024 to 2025)
- Florence High rating
- A, scored 92 out of 100
- Georgetown ISD, for scale
- about 13,988 students
Every home for sale
Nolina on the map
Each pill is a live listing with its asking price. Hover a home on the right to find it on the map, or click a pill to jump to it.
The nine most affordable homes in Nolina right now
Sorted from the bottom of the community up. The entry price here is set by one builder, so watch which name is on the cheapest homes before you read anything into the range.
Built 2026Courtesy of Chesmar Homes
Built 2026Courtesy of Chesmar Homes
Built 2026Courtesy of Chesmar Homes
Built 2026Courtesy of Chesmar Homes
Built 2026Courtesy of Chesmar Homes
Built 2026Courtesy of Chesmar Homes
Built 2026Courtesy of Chesmar Homes
Built 2026Courtesy of Chesmar Homes
New ConstructionCourtesy of Westin Homes
Based on information from Unlock MLS (the Austin Board of REALTORS, ACTRIS) for the period through the most recent sync. Listing data is provided for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties. All information is deemed reliable but is not guaranteed and should be independently verified. Properties may be listed by brokerage firms other than Austin Marketing + Development Group; the listing broker is shown with each home where the MLS provides it.
The tax bill
A Georgetown address that taxes more than Georgetown
These are the entities and rates exactly as the builder publishes them on its own Nolina community information sheet for 2025, so you can go and check every line.
| Florence ISDHigher than Georgetown ISD's rate | 1.1042% |
| Williamson County MUD No. 51The district that financed the infrastructure | 0.9500% |
| Williamson County | 0.3557% |
| Williamson County ESD No. 7 | 0.1000% |
| Williamson County FM / Road | 0.0443% |
| Combined, 2025 | 2.5542% |
Rates change every year. Pull the current one for the specific lot from the Williamson Central Appraisal District before you compare Nolina to anywhere else.
The counterintuitive bit
Buyers who discover Nolina is in Florence ISD usually assume the consolation prize is a cheaper tax bill. There is no consolation prize. Florence ISD adopted $1.1042 per $100 for 2025 to 2026; Georgetown ISD adopted $1.0506.
On the $594,909 median home here that is about $319 a year more than the same house would pay in Georgetown ISD. It is not a large number. It is the opposite of what everyone expects, which is why it belongs on this page.
How that compares
- Sauls Ranch East, Round Rock1.79%
- Parkside on the River, Georgetown2.48%
- Nolina2.55%
- Lariat, Liberty Hill2.68%
Who is building, and what they charge
Three builders, three deals, and three HOA figures
Computed live from the feed, including the association dues each builder reports, normalised to an annual figure so they can be compared at all.
| Builder | For sale | Lowest | Median | Median size | Per sq ft | HOA reported |
|---|---|---|---|---|---|---|
| Westin Homes | 20 | $519,977 | $597,439 | 3,179 sf | $180 | $1,106 a year |
| Chesmar Homes | 8 | $369,990 | $454,990 | 2,379 sf | $191 | $726 a year |
| Perry Homes | 7 | $599,900 | $649,900 | 3,094 sf | $206 | $726 a year |
The builder trade
The cheapest builder per square foot here also sells the largest homes and reports the highest association dues. The dearest per square foot reports the lowest. So the ranking flips depending on whether you measure the purchase or the carrying cost, and the only way to settle it is to price a specific plan on a specific lot with the actual dues attached.
The dues question
Taylor Morrison’s own 2025 community sheet puts the dues at $165 a quarter, which is $660 a year, managed by CCMC. The live listings report $660 and $726 and $728 and $1,106 a year. A rate rise since publication explains part of it. A separate sub-association on one builder’s section would explain the rest. Neither is confirmed, so get the figure for your lot, and what it covers, in writing before you go under contract.
Market pace
Slow, which is your advantage
Closings peaked at eight in May and fell to low single digits through the summer. Against 35 homes on the market that is somewhere in the region of ten to thirteen months of supply, where the metro as a whole sits closer to six.
One more number worth having. The homes that have closed here came in at a median near $550,000 against about $594,909 listed, but the price per square foot is effectively identical, $182 closed against $182 asking. The gap is purely that the homes on the market are bigger. Pricing here has not softened; the mix has changed. That is a different situation from Lariat, and it means your leverage comes from the slow pace rather than from any sign the builders are already discounting.
September is provisional. Builder closings report late, so the most recent month always reads low until it settles.
The Wildflower House
- The Wildflower House, a seven-acre amenity centre that is open and in use
- Resort-style pool and a separate splash pad
- Fitness studio, event lawn, outdoor lounge, and firepit
- Roughly four miles of nature trails
- Playground and a dedicated food truck area
- An on-site HOA manager and a full-time events programme
Worth weighting properly. Most communities at this point in their build-out are still selling you a rendering of the amenity centre. Nolina’s is finished and open, which removes one of the larger uncertainties in buying into a master plan that is roughly a quarter built, with about 350 homes delivered of around 1,340 planned.
Before you tour
Six things to settle first
None of these are reasons to rule Nolina out. They are the things that surprise buyers here, because the address sets an expectation the paperwork does not meet.
Drive to the schools before you buy
Not past them. Drive the route your child will take, at the hour the bus runs. Florence ISD's three campuses are in the town of Florence, north of the community, and that commute is a daily fact of life for the next eighteen years. Plenty of families do it happily. Decide which you are before you sign, not after.
The school tax here is higher than Georgetown ISD, not lower
Florence ISD adopted $1.1042 per $100 against Georgetown ISD's $1.0506. Buyers assume a rural district means a cheaper tax bill and the opposite is true. On the median home here that is a few hundred dollars a year, which is small, but it runs the other way to everyone's expectation and it is worth knowing you are paying it.
Get the HOA figure in writing, because three are in circulation
Taylor Morrison's own community sheet says $165 a quarter. Chesmar and Perry listings say $181.50 a quarter. Every Westin listing says $276.54 a quarter, which is $380 a year more than the others for homes on the same streets. One may be a sub-association, one may be last year's rate. Ask which applies to your lot and what each covers.
Price the MUD in, because the listings do not mention it
Nolina sits in Williamson County MUD No. 51 at $0.95 per $100, the single largest line on the tax bill after the school district. Not one active listing in the community mentions it. That is normal and not improper, but it means the only place you will meet the number is on the builder's community sheet or your closing statement.
Compare the builders per square foot, not per house
Westin is the cheapest per foot here and sells the biggest homes. Perry is the dearest per foot and sells a similar size. Chesmar sits in between on smaller plans and carries the lowest entry price in the community. Three builders, three different deals, same amenities and same schools.
Use the market, because it is slow
Closings fell from eight in May to low single digits by late summer against thirty-four homes on the market, which is something like ten to thirteen months of supply. That is a buyer's market by any reading, and it is where builders start paying closing costs and buying rates down rather than cutting price.
Builder-paid representation
Know exactly what you are buying before you fall for a floor plan
At Nolina the school district, the tax rate, and the association dues all work differently from what a Georgetown address suggests, and the dues alone are reported three different ways. Luke Allen will get the real figures for the specific lot in writing, drive the school route with you if it matters, and negotiate in a community carrying double-digit months of supply. He represents you, not the builder, and the builder pays his fee in most cases, disclosed in writing before you tour.
Luke Allen
Licensed Texas REALTOR, TREC #788149
Austin Marketing + Development Group
Good to know
Nolina questions, answered
- What school district is Nolina in?
- Florence ISD, not Georgetown ISD, despite every home having a Georgetown address in the 78633 ZIP code. Every active and closed listing in the community shows the same three campuses: Florence Elementary, Florence Middle School, and Florence High School. The developer does publish this on its own website, so it is not concealed, but it is the single most common surprise for buyers who find Nolina by searching for new homes in Georgetown. Confirm the assignment for your exact address with the district before you write an offer.
- Is Florence ISD a good school district?
- It is small and it rates well. Florence ISD enrolls about 1,125 students across three campuses, against roughly 14,000 in Georgetown ISD. It earned a B rating from the Texas Education Agency for 2024 to 2025, and Florence High School, with about 347 students in total, rates an A at 92 out of 100. Whether that suits you is a question about scale rather than quality: a high school of 347 offers a very different range of courses, sports, and peer group from one of two thousand, and some families actively want that. The campuses are in the town of Florence, north of the community, so the drive is the real tradeoff rather than the ratings.
- How much do homes at Nolina cost?
- Active listings run from about $370,000 to $776,000 at a median near $592,000, on homes of roughly 1,720 to 3,865 square feet, as of early October 2026. That is about $181 per square foot. The twenty-three homes closed over the preceding months came in at a median near $550,000, but at essentially the same $182 per square foot, so the gap between sold and listed here is entirely a size difference rather than any softening in price. Live listings are on this page.
- Does Nolina have a MUD?
- Yes. Nolina is in Williamson County MUD No. 51, charging $0.95 per $100, which is the largest single line on the tax bill after the school district. The combined rate published on the builder's own 2025 community information sheet is 2.554199 percent, made up of Florence ISD at 1.1042, the MUD at 0.95, Williamson County at 0.35567, the county emergency services district at 0.10, and the county road district at 0.044329. No active listing in the community mentions the MUD, so plan on finding it in the builder's paperwork rather than the MLS.
- What is the HOA fee at Nolina?
- There are three figures in circulation, which is the honest answer. Taylor Morrison's community information sheet says $165 a quarter, or $660 a year, managed by CCMC. Chesmar and most Perry listings say $181.50 a quarter, which is $726 a year. Every Westin listing says $276.54 a quarter, which is $1,106 a year and about $380 more than the others for homes in the same community. The likeliest explanations are a rate increase since the sheet was published and a separate sub-association on part of the community, but neither is confirmed. Ask which figure applies to your specific lot and what it covers, in writing.
- Who builds at Nolina?
- Westin Homes, Chesmar Homes, and Perry Homes have active listings as of early October 2026, and Taylor Morrison has closed homes here but nothing currently for sale, which usually means a builder is finishing out. They price quite differently: Westin sells the largest homes at the lowest price per square foot, Perry the highest price per square foot, and Chesmar the smallest plans and the lowest entry price into the community. The live builder table on this page is computed from the feed, so it reflects who is actually selling today.
- What amenities does Nolina have?
- The Wildflower House, a seven-acre amenity centre, is open and in use rather than planned: a resort-style pool, a splash pad, a playground, a fitness studio, an event lawn, outdoor lounge and firepit, roughly four miles of nature trails, and a food truck area. The association employs an on-site manager and runs a regular events programme. For a community at this stage of build-out, having the amenity already delivered is a genuine advantage and worth weighting when you compare it against plans that are still selling renderings.
- Where is Nolina?
- Northwest Georgetown in the 78633 ZIP code, off Ronald Reagan Boulevard, with the sales centre at 610 Golden Sage Avenue. It is developed by Johnson Land Ventures, with roughly 350 homes built of about 1,340 planned. Downtown Georgetown and I-35 are a short drive east, and the north Austin job centres are reachable down Ronald Reagan and SH 45, realistically 35 to 55 minutes at peak. The town of Florence, where the schools are, is north.
Related
Keep comparing
- 01New homes in GeorgetownEvery new-construction listing in Georgetown, including the communities that really are in Georgetown ISD.
- 02Parkside on the RiverThe other Georgetown school-district puzzle: a community split down the middle between two districts.
- 03Wolf RanchGeorgetown's flagship on the San Gabriel, in Georgetown ISD, for the comparison this page invites.
- 04Best New Construction CommunitiesAn honest, buyer-side ranking by value, schools, amenities, luxury, and commute.
- 05The Austin New Construction ReportOriginal quarterly research measured from the MLS, free to cite. Including why the single-story filter is broken here.
- 06Buydown CalculatorWhat a 2-1 or 3-2-1 buydown really does to your payment, versus a price cut.
- 07Buyer's Agent vs the Builder's RepWho pays, what gets negotiated, and what changes at the design center and inspection.