79 homes sold in Belterra in the last year, at a typical $691K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Belterra homes are listed.
Every place Belterra homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Belterra.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 100% of Belterra’s sales, at a typical $691K
79 homes sold in the year to May 2026.
typical sale · 79 sold in 12 months
- Per square foot
- $236TX $173
- Days to sell
- 61
- Sold over asking
- 19%
- Listings with a price cut
- 34%
Fewer homes sell than before 2021, at 1.6 times the 2016 price
79 sales in the last year, against 198 in 2020 and a low of 74 in 2024. The typical sale went from $423K in 2016 to $691K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $700K buys in Belterra
Check a listing against what Belterra homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Belterra are more common than before the pandemic, but 57% fewer homes come up for sale
We read every month of Belterra’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 79 sales.
If you’re buying in Belterra
- Shop in March. It brings about 19 new listings a month, close to the busiest month, with fewer bidding wars (19% over asking).
- You can negotiate. 34% of listings have cut their price, against 28% before the pandemic.
- Bid near asking. Buyers paid 98.9% of the list price on average; 19% paid over.
- You’ll usually have time. Only 34% of homes go under contract within two weeks; the typical one takes 61 days.
Spring brings the homes; summer brings the bidding wars
April has the most new listings (about 19 a month), but July is the most competitive: 28% of July sales close over asking. September has the least competition (13%) but only about 9 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and hotter than Texas
| Belterra now | 2017–19 | 2021 peak | TX now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 19% | 10% | 73% | 12% |
| Gone within two weeksShare of homes under contract within 14 days | 34% | 25% | 82% | 20% |
| Listings with a price cutShare of homes for sale that cut their price | 34% | 28% | 18% | 30% |
| Price paid vs. askingAverage sale price ÷ list price | 98.9% | 98.5% | 108.6% | 96.9% |
| Days to sellMedian days from listing to contract | 61 | 64 | 29 | 71 |
21 homes for sale on a typical day
That’s 1.9 times the 2021 low (11), 57% fewer than in 2017–19 and well under 2018’s 55.
1 in 3 listings has cut its price
34% in the last year, against 28% in 2017–19 and 30% across Texas. More sellers are pricing high and coming down.
Belterra ranks 53rd of 372 busy Texas markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Belterra is one of the state’s hottest markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Five things worth knowing
New listings in April
The month with the most choice. November has the fewest, about 6.
Best time to buySchools
The schools grade for Belterra, from test results, graduation and how much students grow.
Schools in BelterraTypical commute
The average one-way trip to work for people who live in Belterra.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Dripping Springs and Manchaca sell for less a square foot; Bee Cave and Barton Creek for far more
The busier markets within 25 miles of Belterra, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Dripping Springs | 244 | $497K | $223 | 5% | 94 |
| Bee Cave | 97 | $906K | $311 | 9% | 91 |
| Belterra | 79 | $691K | $236 | 19% | 61 |
| The Hills | 62 | $903K | $290 | 10% | 65 |
| Shady Hollow | 60 | $643K | $291 | 25% | 53 |
| Barton Creek | 52 | $2.7M | $568 | 6% | 79 |
| Manchaca | 39 | $472K | $214 | 15% | 102 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Belterra, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Belterra. People who follow the town see it, and so do people comparing Belterra with their own town. No commission, no listing fee.
Questions about buying a home in Belterra
What do homes sell for in Belterra, TX?
79 homes sold in the year to May 2026 at a typical $691K, $236 a square foot.
Is Belterra a buyer’s or seller’s market?
A seller’s market: 27 homes were for sale in May 2026 and 10 sold, about 2.7 months of supply. Buyers paid 98.9% of asking on average, and 34% of listings cut their price.
When is the best time to buy in Belterra?
April brings the most new listings. The sales history shows which months have fewer bidding wars.
Where can I see homes for sale in Belterra?
Zillow, Redfin, Realtor.com and Homes.com all carry Belterra’s MLS listings; the search links above open each one filtered to Belterra.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).