Historic Core Or Master‑Planned? Choosing In Georgetown

Picture a Saturday morning decision: do you want a classic front porch steps from Georgetown’s downtown, or a new-build home with trails, parks, and a clubhouse in a master‑planned community? Both paths can be great. The right choice comes down to how you plan to live, what you hope to change about the home, and how much approval and maintenance work you want to take on. In this guide, you’ll learn how rules, costs, timelines, and resale considerations differ between Georgetown’s historic overlay districts and newer master‑planned neighborhoods like Parmer Ranch. Let’s dive in.

Quick snapshot: two solid options

Historic overlay districts

• Distinct character near downtown and walkable amenities.
• Exterior changes reviewed by the city’s Historic and Architectural Review Commission (HARC).
• More hands‑on maintenance and potentially higher specialty costs.

Master‑planned communities

• Newer construction, predictable exterior standards, and shared amenities.
• Governed by HOA Covenants, Conditions & Restrictions (CC&Rs) and an Architectural Review Committee (ARC).
• Lower day‑one maintenance for many buyers, but less exterior flexibility.

How rules shape your project

Historic overlays: HARC and a COA

If the property sits inside a historic overlay, the city’s HARC reviews many exterior changes. You typically need a Certificate of Appropriateness (COA) before the city will issue building permits for exterior work. Commonly reviewed items include demolition, additions, windows and doors, porches, exterior materials, and sometimes paint color or fencing. Public hearings can apply for major requests like demolition.

A typical path looks like this:

1. Meet with city planning or HARC staff to discuss your ideas.
2. Prepare drawings and material samples that reflect the design guidelines.
3. Apply for a COA. Some projects get administrative review, others require a commission hearing.
4. After COA approval, submit for city building permits.

Expect more scrutiny if you plan to remove historic fabric. Revisions can add weeks, and contractors without historic experience may be asked to adjust plans.

Master‑planned communities: HOA and ARC approvals

In a master‑planned community, private CC&Rs and design standards govern what you can build or modify. You typically submit an alteration application to the ARC with plans and materials for items like exterior colors, roofing, landscaping, fences, and outbuildings. The ARC can approve, conditionally approve, or deny your request.

A typical path looks like this:

1. Read the CC&Rs and the design standards for the community.
2. Submit an improvement application to the ARC.
3. Receive ARC approval or conditions, then apply for city permits.

ARC timelines are often outlined in the CC&Rs, commonly in the 15 to 30 day range. Enforcement can vary by community. If you build without approval, you can face fines or be required to remove the improvement.

City permits still apply to both

Neither HARC nor an HOA replaces city permits. You still need building, electrical, plumbing, and other permits as required. In a historic overlay, a COA usually comes first. In an HOA, ARC approval may be required before or alongside city permits, depending on local practice.

What it means for budget and timeline

Cost drivers to expect

Historic overlay homes

• Historically appropriate materials and details can cost more, such as wood windows or specialty trim.
• Design and architectural fees may be higher to meet guidelines and respond to HARC feedback.
• Older homes can reveal extra structural or environmental work, like foundation repairs or lead paint and asbestos abatement.

Master‑planned communities

• HOA‑mandated material palettes and masonry minimums can add cost even for small projects.
• Developers often require certain landscape or construction standards for new builds.

Both paths

• Plan for permit fees, engineer or architect fees, and potential fines if work proceeds without required approvals.

Timelines to plan for

Historic overlay

• COA review and possible hearings can extend schedules, and revisions may add weeks to months.
• Renovation surprises in older homes are common and can affect the calendar.

Master‑planned

• ARC reviews tend to be more predictable if the checklist is clear, but resubmittals can still cause delays.

Always confirm meeting schedules, deadlines, and average processing times with the city and with the specific HOA or ARC.

Picking the right contractor

• For historic properties, choose contractors with clear experience in Georgetown’s historic reviews and COA submissions. Ask for references on similar projects.
• For master‑planned work, select a builder who knows the community’s standards and ARC process.
• Make sure bids include time and support for HARC or ARC submissions, not just construction.

Daily life and long‑term value

Lifestyle and maintenance

Historic overlay

• You often get classic architecture and proximity to downtown amenities.
• Expect more hands‑on maintenance due to age and historic materials.
• Exterior changes are more constrained and require approvals.

Master‑planned

• You benefit from newer systems, warranties, and consistent neighborhood standards.
• Community amenities and developer landscaping can reduce day‑one upkeep.
• HOA rules maintain a uniform look, which also limits exterior personalization.

Resale considerations

Historic overlay

• Well‑maintained historic character can command strong interest among buyers who value authenticity and location. Supply is limited, which can fuel competition.
• Projects that disregard design guidelines can hurt resale.

Master‑planned

• Many buyers prioritize amenities, a consistent streetscape, and lower immediate maintenance.
• Resale can depend on HOA dues, amenity quality, and developer reputation.

Insurance, financing, and incentives

• Older homes can carry higher insurance premiums if systems are outdated or replacement costs are higher due to specialty materials.
• Lenders can require permitted renovations that meet code. Historic designation by itself does not usually block financing but can shape your renovation plan.
• Some historic incentives exist for income‑producing properties, but owner‑occupied single‑family homes generally do not qualify for federal historic rehab tax credits. Local incentives vary, so verify with the City of Georgetown and a tax professional.

Due diligence checklists you can use

If you are eyeing a historic home

• Confirm whether the property is inside a historic overlay and request the latest HARC design guidelines.
• Ask the seller for past COAs, permits, and any open violations.
• Meet with city planning or HARC staff to discuss your planned scope before you close.
• Obtain contractor estimates that include historically appropriate materials and potential hidden issues.
• Ask your inspector about the age and condition of mechanical systems and likely upgrade costs.

If you are eyeing a master‑planned home (example: Parmer Ranch)

• Get the full CC&Rs, design standards, and HOA rules. Review short‑term rental, parking, pet, and exterior lighting policies.
• Request the HOA resale disclosure packet, including current dues, assessment history, reserve information, and recent meeting minutes.
• Confirm ARC application steps, submittal requirements, and typical turnaround time.
• Understand the fee schedule, including any developer or transition assessments.

Which is right for you?

Choose a home in the historic overlay if you want:

• Character, proximity to downtown, and the charm of established streets.
• The patience to follow HARC reviews and work with specialty materials.
• A renovation journey that may take longer but preserves unique details.

Choose a home in a master‑planned community if you want:

• Newer systems, amenities, and a predictable exterior environment.
• A clearer checklist for exterior changes through the ARC.
• Lower immediate maintenance and a consistent neighborhood look.

Your next step in Georgetown

You do not have to decide alone. A guided preview of both options can clarify your budget, timeline, and lifestyle fit. Ten42 Realty provides owner‑level attention, local expertise across Central Texas, and steady, credentialed guidance for relocations and right‑sizing moves. If you are weighing a downtown bungalow against a new home in a community like Parmer Ranch, let us walk you through real approval paths, likely costs, and property‑specific risks before you write an offer.

Ready to compare homes and build a plan that fits your goals? Contact Unknown Company to schedule a consult or request your free home valuation.

FAQs

What approvals are required for exterior changes in Georgetown’s historic core?

• If a property is in a historic overlay, exterior work often needs a Certificate of Appropriateness from HARC before the city will process building permits.

Do I need both HOA and city permits in a master‑planned community?

• Yes, ARC approval does not replace municipal permits, so you must follow both the HOA’s process and the city’s permitting requirements.

How long do HARC or ARC reviews take in Georgetown?

• HARC timelines depend on meeting schedules and whether a hearing is needed, while many HOAs outline ARC timelines in CC&Rs, often around 15 to 30 days.

Are there tax credits for renovating a Georgetown historic home?

• Federal historic rehab credits generally apply to income‑producing properties, not owner‑occupied single‑family homes, and local incentives vary, so verify with the city and a tax professional.

What should I ask contractors before renovating in a historic overlay?

• Ask for examples of completed historic projects, COA and permit support in their bid, material sourcing for historically appropriate details, and references for similar work.