I’ve sold multifamily property in and around Georgetown for years, and fourplexes come up more than you’d expect for a city this size. Georgetown has grown fast for over a decade now, and that growth means steady demand for rental housing beyond just single-family homes. Southwestern University keeps a base of students and staff looking for housing near campus, and the rest of the city has a mix of young families and working professionals who need somewhere to live while they get settled or figure out where they want to buy. Sun City sits nearby and it’s worth mentioning for context, but it’s age-restricted 55+ housing, so it doesn’t feed the renter pool for a fourplex the way the rest of Georgetown does. A fourplex can be a way to own a piece of that rental demand while living in one unit yourself, or to hold it purely as an investment property, depending on what you’re trying to accomplish.
Fourplexes for Sale in Georgetown
Below is a live feed pulling directly from the MLS, so it updates as fourplexes and other small multifamily listings hit the market in Georgetown. Check back here rather than relying on a saved search that might lag behind actual inventory.
Buying a Fourplex in Georgetown
Georgetown doesn’t have a large supply of parcels zoned specifically for fourplexes, and that’s worth knowing going in. The city’s existing multifamily districts, MF-1 and MF-2, exist mostly for larger apartment developments rather than standalone four-unit buildings, so a lot of the fourplex stock you’ll find here sits on individual parcels that were zoned or platted for it years ago rather than through one broad, repeatable category. That’s starting to change. Georgetown updated its development code in 2026 for the first time since 2003, and part of that update created a new mixed-density residential category meant to allow duplexes, fourplexes, townhomes, and courtyard homes on smaller lots in more places across the city. If you’re looking at a specific property, don’t assume the zoning allows a fourplex just because the building already exists or because a similar one sits down the street. Confirm the current zoning designation and permitted use with the City of Georgetown’s planning department before you get too far into a deal, especially on an older property or one where you’re considering any change to the unit count.
Financing works differently once you cross a certain unit count. Conventional loans backed by Fannie Mae and Freddie Mac generally cover properties up to four units, so a fourplex can usually still be financed like a residential property, including options that let an owner-occupant put down less than a pure investor would. Cross that line to five units or more and you’re in commercial lending territory, with different underwriting, larger down payments, and shorter loan terms tied to the property’s income rather than your personal finances. Guidelines and rates shift, so talk to a lender who handles 1-4 unit residential financing regularly and get current terms before you write an offer.
Due diligence on a fourplex is more involved than on a single-family home. Confirm the legal unit count matches what’s on the property records and that each unit was permitted properly. This matters more with older multifamily buildings, which Georgetown has some of, since additions or unit splits done without permits can create real problems at closing or with insurance later. If the property is currently rented, get copies of all existing leases and understand what you’re inheriting in terms of rent amounts, lease terms, and tenant history. Walk every unit, not just the one that’s vacant or staged, and pay attention to the age of major systems, since four units means four times the roofing, plumbing, and HVAC to eventually deal with.
Who a Fourplex Fits
A fourplex tends to make the most sense for a buyer who wants rental income without the complexity and cost of commercial financing. That could be someone planning to live in one unit and rent out the other three, or it could be an investor who already owns a single-family rental or two and wants to consolidate into fewer properties with more doors. It’s not the right fit for someone who wants a purely passive, hands-off investment, since a small multifamily property still needs active management. It also assumes you’ve budgeted for the reality that vacancies and repairs on an older building can eat into returns faster than a single-family home would. If you’re weighing whether a fourplex fits your goals in Georgetown, I’m happy to talk through what’s out there and what to expect.
