Amarillo's New 61-Townhome Development on Georgia Street: What Buyers Should Know in 2026

Updated October 31, 2026

In January 2026, ABC 7 Amarillo reported that a new 61-townhome development was under construction in Randall County, inside Amarillo city limits, off Georgia Street. The developer is Llano Real Estate Group (co-owner Josh Langham). The site sits where an old creek once carried floodwater into a nearby playa lake, so the story covered drainage, FEMA flood maps, and Mayor Cole Stanley's view that Amarillo needs 3,000 to 5,000 new housing starts to keep up with growth.

Ten months later, the project has a name and live listings. It's The Willows, near 58th Avenue and Georgia Street in south Amarillo, and Llano's own listings now put the townhomes at $330,400 to $346,600. This guide covers what the original news said, what has changed since, how the flood question works for a buyer, and how these townhomes compare with the wider Amarillo market as of October 31, 2026.

Key Takeaways

• The project is The Willows by Llano Real Estate Group. Addresses are listed at 6075 and 6117 S. Georgia, near 58th and Georgia in the Randall County part of Amarillo.
• Prices went up from the original news range. ABC 7 reported $265,000–$350,000 in January 2026. Llano's current listings run $330,400–$346,600, and its homepage says "starting at $330,000."
• Every listed unit is 3 bed / 2.5 bath / 2-car garage. They're two-story plans of about 1,652–1,733 sq ft, or roughly $191–$210 per square foot. Four-bedroom plans were mentioned in January but don't appear in current listings.
• The schools are Canyon ISD, not Amarillo ISD: City View Elementary, Pinnacle Intermediate, Randall Junior High, and Randall High School.
• The flood map change isn't confirmed yet. The developer said it filed with FEMA (a CLOMR or LOMR) to take the site out of the floodplain. As of this writing, we found no public final LOMR, so ask for the elevation certificate and the current map status before you buy.
• Demand is real, but the market is balanced. Amarillo's median sale price was about $245K (Redfin, three months ending September 2026). Mortgage rates are 7.24%, and new construction under $400K is the strongest part of the market.

The Original Story: What ABC 7 Reported

ABC 7 Amarillo (KVII) reporter Drew Powell broke the story on January 8, 2026. Here are the main points:

• Type: single-family attached homes (townhomes), 61 in all.
• Location: Randall County, inside Amarillo city limits, off Georgia Street.
• Drainage challenge: an old creek on the site carried floodwater into a nearby playa lake. Llano had to work through that with the City of Amarillo before construction could start.
• Drainage solution: Langham said drainage was moved underground and sent to one playa instead of several surface retention ponds.
• FEMA: Langham said the team and its engineer filed a FEMA map change (he wasn't sure whether it was a CLOMR or a LOMR) to take the area out of the floodplain.
• City view: Mayor Cole Stanley said the development "has done everything that we need them to do" so homes are built at the right elevation and water has a place to go.
• Timeline: move-ins expected starting in December 2026.
• Product and price: 3- and 4-bedroom homes with two-car garages, $265,000 to $350,000, plus community amenities.

What's New Since January 2026

We checked the developer's listings, city records, and later local coverage to see what has changed in the past ten months.

Item	January 2026 news report	Current status (Oct 31, 2026)
Community name	Not named	The Willows (Llano Real Estate Group)
Location	"Off Georgia Street," Randall County	6075 & 6117 S. Georgia, near 58th Ave & Georgia
Price range	$265,000–$350,000	$330,400–$346,600 on listed units; "starting at $330,000"
Bedrooms	3 and 4 bedrooms	Listed units are 3 bed / 2.5 bath
Size	Not stated	About 1,652–1,733 sq ft, two-story
Garage	Two-car	Two-car (unchanged)
Amenities	"Community feel" amenities	Community park and landscape maintenance, per Llano
Schools	Not stated	Canyon ISD (City View, Pinnacle, Randall JH, Randall HS)
Move-in	Starting December 2026	Units marketed as available / quick move-in; confirm each unit's completion date
FEMA map revision	Filed (CLOMR or LOMR)	No public final LOMR found; verify before you close

One more thing to know: at least one rental site (Zumper) also shows The Willows at 6075 S. Georgia for lease, at about $3,304–$3,466 a month. So some units may be offered as rentals as well as for sale. If you care who your neighbors are, ask Llano how many units will be owner-occupied and how many will be leased.

The Willows at a Glance

Building	Address group	Listed prices
Building 1	6075 S. Georgia (#7, #9, #11)	$346,000 / $330,400 / $346,600
Building 2	6075 S. Georgia (#13, #15, #17)	$346,000 / $330,400 / $346,600
Building 3	6075 S. Georgia (#19–#25)	$346,000 / $330,400 / $346,600 / $333,200
Building 6	6075 S. Georgia (#40–#44)	$346,000 / $330,400 / $346,600
Building 10	6117 S. Georgia (#34–#38)	$346,000 / $330,400 / $346,600 / $333,200
Building 16	6117 S. Georgia (#23–#29)	$346,000 / $330,400 / $346,600 / $333,200

Prices are from Llano Real Estate Group's website as of October 31, 2026, and can change at any time. The pattern suggests end units cost more than interior units, so ask which is which.

What You Get

• 3 bedrooms, 2.5 bathrooms, two-story layout
• Attached two-car garage
• About 1,652–1,733 square feet
• "Designer finishes," per the developer
• Landscape maintenance and a private community park
• Walk or a short drive to Starbucks, Walmart Neighborhood Market, and the South Georgia / 45th Avenue retail corridor

The Flood Question: CLOMR, LOMR, and What It Means for You

The site's drainage history was the biggest issue in the original story, and it's the thing to understand best before you buy. Here's what the FEMA terms mean:

Term	What it is	What it means for a buyer
CLOMR (Conditional Letter of Map Revision)	FEMA's comment on whether a proposed project would meet National Flood Insurance Program standards if built as designed.	It does not change the flood map. A lender can still require flood insurance.
LOMR (Letter of Map Revision)	FEMA's official revision of the effective flood map, usually issued after construction is finished.	If a LOMR takes a property out of the Special Flood Hazard Area, the federal flood insurance requirement for federally backed loans can go away. Your lender can still require it.

Source: FEMA, Letters of Map Revision and Conditional Letters of Map Revision.

We did not find a public final LOMR for this site as of October 31, 2026. That doesn't mean one wasn't filed or approved. It means you should ask for proof before you close.

Why This Matters More in Amarillo Than Most Places

Amarillo drains into playa lakes, not rivers. After storms on September 30, 2026, NewsChannel 10 reported that every city-monitored playa was above 50% full. McDonald Lake overflowed into the Coulter Street and 45th Avenue intersection, and Playa 7 jumped from 43% to 82% overnight. The city has announced a pump station for Playa 7. The Willows' plan to route drainage underground to a single playa is the kind of engineering that matters during storms like that one.

Your Flood Checklist Before You Sign

1. Ask for the elevation certificate for your specific unit.
2. Ask whether a CLOMR or LOMR was issued, and get the case number. You can look it up on FEMA's map change status page.
3. Check the FEMA Flood Map Service Center and the City of Amarillo's 2026 updated draft floodplain map for the address.
4. Watch the playa. The City of Amarillo's Playa Lake Level Monitoring dashboard updates every 15 minutes.
5. Get a flood insurance quote anyway. Policies outside high-risk zones are often inexpensive, and NFIP policies usually have a 30-day waiting period.
6. Read the drainage easements in the plat and the HOA documents.

Why Amarillo Needs More Housing (2026 Data)

Mayor Stanley's call for 3,000–5,000 new housing starts is one view of the gap. Here's what the latest data says.

Metric	Latest figure	Source
Amarillo population (July 1, 2025)	205,130 (+2.4% since 2020)	U.S. Census Bureau, Vintage 2025
Population cited in ABC 7 story	203,729 (2024 estimate)	ABC 7 / Census
Median sale price, city (3 mo. ending Sept 2026)	$244,783 (+2.3% YoY)	Redfin
Homes sold, September 2026	682 (+4.4% YoY)	Redfin
Median days on market	41 days (down from 48)	Redfin
Metro median sale price (Jul–Sep 2026)	$268K (+4.8% YoY)	Pecan Street
Housing units permitted, September 2026 (metro)	104	Pecan Street / Census permits
Months of inventory (2026 forecast)	3.7 months	Texas Real Estate Research Center / WTAMU
Unemployment	3.1%	TRERC / WTAMU
Modeled 5-year housing need (2026–2031)	2,428 units (1,322 to fix shortages)	CommunityScale
30-year fixed mortgage rate	7.24% (week ending Oct 29, 2026)	Freddie Mac

How to read this: the estimates of how much housing Amarillo needs vary a lot depending on the assumptions. CommunityScale's model says about 2,400 units over five years. The mayor's 3,000–5,000 figure includes demand from industry growth outside the city limits. Both point the same direction: Amarillo isn't building enough, especially lower-maintenance homes in the $250K–$400K range.

What's Driving Demand

• Data centers and energy. The 2026 Panhandle forecast from WTAMU and the Texas Real Estate Research Center highlights Fermi America's Project Matador campus near Pantex (three 500,000-sq-ft data centers expected by the end of 2026) and Google's data center near Claude. Rentals near those sites are seeing strong demand.
• Tight lot supply. Langham told ABC 7 in November 2025 that Amarillo has "a deficit in lot inventory."
• Price-point demand. The same forecast says Amarillo's market is strongest below $400,000, which is right where The Willows is priced.
• Policy support. In February 2026, Amarillo City Council backed four affordable and workforce rental projects (more than 275 units if state tax credits are awarded). That helps renters, but it doesn't add for-sale homes like these.

The "Push North": Llano's Bigger Plans

Langham told ABC 7 that "the push northward is where we need to focus." The plan behind that comment has moved forward since then:

• Rock Ridge. Llano's planned community of up to 1,150 homes in Potter County, south of Loop 335 and north of Hester Road off North Western Street. It was announced in November 2025 with a 6–7 year build-out. On July 28, 2026, Amarillo City Council voted 5-0 to create the Rock Ridge Public Improvement District, with final approval on August 11. The estimated cost of the PID improvements is about $11.8 million.
• Mesquite Ridge. Llano's "country living" community near Helium and Rockwell Road, between Amarillo and Canyon.

For buyers, The Willows is Llano's south-side townhome option in Canyon ISD. Rock Ridge will be a larger north-side option in Amarillo ISD. If you're deciding between them, school district, commute, and any PID assessment will be the big differences.

What Would a Willows Townhome Cost Per Month?

Here are rough principal-and-interest estimates at the Freddie Mac average of 7.24% on a 30-year fixed loan (week ending October 29, 2026):

Price	5% down (P&I)	20% down (P&I)	Est. property tax / mo*
$330,400	~$2,139	~$1,801	~$551
$346,600	~$2,244	~$1,890	~$578
$265,000 (Jan. 2026 low end, for comparison)	~$1,716	~$1,445	~$442

*The tax estimate assumes a combined rate of about 2.0% (Randall County / City of Amarillo / Canyon ISD area) before exemptions. Your actual taxes depend on the appraised value, your homestead exemption, and adopted rates, so check with the Randall County Appraisal District. Homeowners insurance, HOA or maintenance fees, and PMI are not included.

Compared with renting: the lease listings we found for The Willows (about $3,300+ a month) are well above these estimated ownership costs. For a buyer with steady income and some savings, owning may be the better long-term value. Have your lender run the numbers for your situation.

Townhome vs. Detached Home in Amarillo: Quick Comparison

Factor	New townhome (e.g., The Willows)	Typical resale detached home
Price	~$330K–$347K	Citywide median ~$245K (often older and needing updates)
Price per sq ft	~$191–$210	Usually lower for resale
Yard work	Landscape maintenance included (per Llano)	Yours to handle
Age and systems	New roof, HVAC, appliances, and current energy code	Varies; check age of roof, HVAC, and water heater
Privacy	Shared walls	Detached
Schools	Canyon ISD	Depends on address (Amarillo, Canyon, Highland Park, Bushland ISDs)
Best for	First-time buyers, downsizers, busy professionals, lock-and-leave owners	Buyers who want land, a garden, or room for a shop

Who This Development Fits

• First-time buyers who want new construction and Canyon ISD without paying for a large detached home.
• Downsizers and empty nesters who want less yard work and newer systems.
• Healthcare, education, and energy workers who want a short drive to the I-27 corridor, the medical district, and south Amarillo retail.
• New arrivals moving to the Panhandle for data-center and energy jobs who want a move-in-ready home.

Questions to Ask Before You Buy at The Willows

1. Is this an end unit or an interior unit, and what is the exact square footage?
2. What are the HOA dues and the reserve plan, and what do they cover: roof, exterior, landscaping, the park?
3. What builder warranty comes with the home (for example, 1-year workmanship, 2-year systems, 10-year structural)? Is it third-party backed?
4. What are the elevation certificate, flood zone, and FEMA map revision status for this unit?
5. How many units will be leased, and are there rental restrictions?
6. Is this lot in a PID or any special assessment district?
7. What's the realistic closing date, and are there incentives for rate buydowns or closing costs?
8. Can you bring your own agent? (Usually yes, and having representation on new construction costs a buyer little or nothing.)

Frequently Asked Questions

What is the name of the new 61-townhome development in Randall County?

Llano Real Estate Group markets it as The Willows, near 58th Avenue and Georgia Street, with addresses at 6075 and 6117 S. Georgia in Amarillo. The ABC 7 report described it as 61 single-family attached homes off Georgia Street.

How much do The Willows townhomes cost?

As of October 31, 2026, Llano lists units at $330,400–$346,600, and its homepage says "starting at $330,000." The January 2026 news report quoted $265,000–$350,000, so expect prices near the top of that original range now.

How many bedrooms do the townhomes have?

All currently listed units are 3 bedrooms, 2.5 bathrooms, with a two-car garage and about 1,652–1,733 sq ft. The original story also mentioned 4-bedroom plans, so ask whether any are still planned.

What school district serves The Willows?

Canyon ISD. Llano lists City View Elementary, Pinnacle Intermediate, Randall Junior High, and Randall High School. Always confirm zoning with the district for your exact address.

Is The Willows in a flood zone?

The site once had a creek that drained into a playa. The developer says drainage is now underground and that a FEMA map revision was filed to take the area out of the floodplain. A CLOMR doesn't change the map; only a final LOMR does. Ask for the unit's elevation certificate and the LOMR case status, and get a flood insurance quote before closing.

When can buyers move in?

ABC 7 reported move-ins starting in December 2026. Llano now markets units in several buildings as available, so completion dates may differ by building. Confirm the date for your specific unit.

Is The Willows in Amarillo or Canyon?

It's inside Amarillo city limits in Randall County and is zoned to Canyon ISD. Much of south and southwest Amarillo works the same way.

Can I rent at The Willows instead of buying?

At least one rental site lists The Willows for lease at about $3,304–$3,466 a month. Check current availability directly. At today's rates, buying often costs less per month than those advertised rents.

How many new homes does Amarillo need?

Mayor Cole Stanley has said Amarillo needs 3,000–5,000 new housing starts to keep up with growth. CommunityScale's independent model estimates about 2,428 units over 2026–2031. Either way, supply is behind demand.

What is Rock Ridge?

Rock Ridge is Llano's planned north Amarillo community of up to 1,150 homes off North Western Street near Loop 335 and Hester Road. Amarillo City Council created the Rock Ridge Public Improvement District in July–August 2026.

Do I need my own agent to buy new construction?

You don't have to have one, but it's strongly recommended. The builder's sales team represents the builder. Your own agent can negotiate incentives, review the contract and warranty, push for inspections, and check flood and HOA details, usually at no added cost to you.

The Bottom Line

The Willows is the kind of housing Amarillo has been short on: new, lower-maintenance, in Canyon ISD, and priced under $350K. Prices have risen since the first news report, and the floodplain map change still needs to be confirmed. Done carefully, it can be a strong buy for first-time buyers, downsizers, and people moving to the Panhandle. Get the documents, compare the monthly cost with nearby resale homes, and have someone on your side of the deal.

Thinking about The Willows or other new construction in Amarillo? OnDemand Amarillo can help you compare new and resale homes, review builder contracts and warranties, and check flood maps before you commit. Start your search at OnDemandAmarillo.com.

Related reading: Amarillo vs. Canyon, TX · Amarillo vs. Bushland, TX

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Disclaimer: This article is for general information only and is not legal, financial, tax, insurance, or engineering advice. Prices, availability, unit details, and timelines come from public sources and developer listings as of October 31, 2026, and can change without notice. OnDemand Amarillo is not affiliated with Llano Real Estate Group. Mortgage and tax estimates are illustrative only. Confirm flood zone status, HOA terms, warranties, school zoning, and taxes with the builder, the appropriate agencies, and qualified professionals before you buy. The image above is an AI-generated illustration, not a photo of The Willows.

Sources

• ABC 7 Amarillo (KVII): "Randall County development to offer 61 new townhomes to address Amarillo housing demand" (Jan. 8, 2026)
• Llano Real Estate Group: The Willows and Llano New Homes
• ABC 7 Amarillo: Llano unveils Rock Ridge plan for 1,150 homes (Nov. 24, 2025)
• Amarillo Ledger: Council creates the Rock Ridge PID (Resolution 07-28-26-2)
• City of Amarillo: Rock Ridge PID petition
• FEMA: LOMR and CLOMR
• KFDA NewsChannel 10: Playa lake levels surge after flooding (Sept. 30, 2026)
• City of Amarillo: Playa Lake Level Monitoring site
• U.S. Census Bureau QuickFacts: Amarillo city, Texas
• Redfin: Amarillo Housing Market (September 2026)
• Pecan Street: Amarillo metro housing market (Jul–Sep 2026)
• Texas Real Estate Research Center: Regional 2026 Forecast, Panhandle
• CommunityScale: Amarillo housing forecast
• Amarillo Globe-News: Council backs four housing projects (Feb. 2026)
• Realtor.com / Freddie Mac: Mortgage rates week of Oct. 29, 2026
• Zumper: The Willows lease listing