Bertram Oaks homes reached a contract in a median 36 days in the three months ending October 15, 2026, quicker than Bertram as a whole, and they closed at 93.0% of original asking, a buyer’s market for Bertram Oaks overall. In my read, the subdivision is quicker and also newer, since every sale there was new construction, and a price point changes which market a home is in.
Sources: Unlock MLS, pulled October 16, 2026.
30 Bertram homeowners have trusted my real estate team to sell their home, and that count doesn’t include a single buyer we’ve represented. Everything on this page comes from the same MLS record we used to price those homes.
Every number on this page covers Bertram Oaks only. What the Bertram market as a whole means for a seller is on Do more Bertram sales mean sellers can ask for more?
Last updated October 16, 2026. Sales data covers the 90 days ending October 15, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 16, 2026.
Over the last three months a typical Bertram Oaks home sold for $240,000 and closed at 93.0% of original asking. Under the sale-to-asking rule I use, that is a buyer’s market for the subdivision overall, though your price point can put a home in a different market than the subdivision as a whole.
Not one of the 21 sales reached its original asking price, and all 21 were built in 2025 or later. Nothing in this record shows what a house built before 2025 has fetched here.
The table sets Bertram Oaks beside the whole town. What the town reading means for a seller starts on Do more Bertram sales mean sellers can ask for more?
Table 1. Bertram Oaks beside Bertram as a whole, 90 days and twelve months ending October 15, 2026. Source: Unlock MLS.
| Measure | Bertram Oaks, 90 days | Bertram, 90 days | Bertram Oaks, twelve months | Bertram, twelve months |
|---|---|---|---|---|
| Homes sold | 21 | 42 | 44 | 126 |
| Median sale price | $240,000 | $285,500 | $261,495 | $300,000 |
| Median days on market | 36 days | 55 days | 39 days | 60 days |
| Share of original asking price | 93.0% | 93.5% | 91.7% | 93.4% |
| Price per square foot (median) | $140 | $160 | $141 | $171 |
Price per square foot fell from $148 in the twelve months before to $141 over the past twelve months.
The typical sale price rose over the same stretch, from $249,990 to $261,495. A typical sale cost more while each square foot cost less, and this record cannot say why. What a buyer would put on your own home is on What is your Bertram home worth to a buyer who has just toured a new one?
Sellers also kept more of their first price: 88.6% of original asking in the prior twelve months, 91.7% over the past twelve.
Table 2. Bertram Oaks sales in each period. Each row stands on its own. Source: Unlock MLS.
| Period | Sold | Median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| 90 days ending October 15, 2026 | 21 | $240,000 | 36 days | 93.0% | $140 |
| Same 90 days, 2025 (July 18, 2025 to October 15, 2025) | 12 | $236,520 | 35 days | 84.6% | $136 |
| Twelve months ending October 15, 2026 | 44 | $261,495 | 39 days | 91.7% | $141 |
| Prior twelve months (October 16, 2024 to October 15, 2025) | 27 | $249,990 | 41 days | 88.6% | $148 |
On sale-to-asking the last three months lean the same way. They closed at 93.0% of original asking, where the same three months a year ago closed at 84.6%.
Price per square foot is the exception: up on the same-quarter comparison, $140 against $136, though down on the twelve-month one.
The year-earlier stretch had fewer sales, 12 against 21 now.
The median Bertram Oaks sale reached a contract in 36 days, quicker than the 55 days for Bertram overall.
Most sales needed under two months, and three needed more than three. The table shows the spread.
Table 3. How long the 21 homes that sold in Bertram Oaks took to go under contract, cumulative days on market to contract, 90 days ending October 15, 2026. Source: Unlock MLS.
| Days on market | Homes sold |
|---|---|
| 30 days or less | 8 |
| 31 to 60 days | 7 |
| 61 to 90 days | 3 |
| More than 90 days | 3 |
Nothing is active under contract at the moment, and 5 homes are pending, the later stage of a sale in which a buyer has already been chosen.
Listings are arriving at about the pace of sales: 22 came on in the last three months against 21 closings.
No Bertram Oaks listing expired or was withdrawn unsold in those months, a failed-to-sell share of 0.0% against 39.9% across the Austin metro. That share counts listings that expired or were withdrawn as a fraction of every listing that reached an outcome either way. Why some Bertram homes wait while others go fast is on Is your Bertram listing stuck? How a resale and a new build differ on speed.
All 25 homes for sale carry Lennar’s name on the MLS record, and all of them are new construction. The MLS files the subdivision under two spellings, Bertram Oaks and Bertram Oaks Ph 1, and this page reads them as one.
Table 4. Builder listings in Bertram Oaks by builder name on the MLS record, as of October 16, 2026; 25 builder listings of 25 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Lennar | 25 | $235,999 to $292,999 | $255,999 |
Four of every five of those listings, 80.0%, have been reduced from their original asking price.
Months of inventory is 3.6, below the metro’s 6.0, which alone would point to a tight supply. In my read the reading for Bertram Oaks overall is still a buyer’s market because every home for sale is a Lennar listing and most have already come down, so low supply has not held prices at first asking.
No resale closed here over the past twelve months. In my read, a Bertram Oaks resale would be the one home on a buyer’s tour without Lennar’s name on it, with no sale of its own kind in the subdivision to price against. Other builders in town are on Is Lennar the only builder your Bertram buyer will compare with your home?
None of the ranges reached 10 sales in the last three months, so every reading below uses the past twelve months.
Homes from $200,000 to $249,999 read balanced for that range, resting on a small number of sales and one home for sale.
From $250,000 to $299,999 the reading is a buyer’s market for that range, and the largest group of the subdivision’s homes for sale asks there.
From $300,000 to $349,999 the reading is also a buyer’s market for that range, and every home for sale at those prices has been reduced.
Four homes sold from $350,000 to $399,999 over the year, too few for a reading, and both homes for sale there have been reduced.
Months of inventory only supports these readings. Timing for your range is on Sell your Bertram home now, or wait? How far below first asking buyers close.
Bertram Oaks is one builder’s subdivision, so your own home decides how far the page carries. Run your address to see where yours lands.
Everything a Bertram Oaks buyer sees for sale comes from Lennar, and four in five of those homes are priced below where they began. Yours joins that lineup at whatever number you choose.
The question for your house: once a buyer has seen a reduced Lennar home, what makes yours worth the number you open at?
If you worry a reduced Lennar home will set the price your buyer expects, start by seeing which Bertram Oaks listings yours would be set beside. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for Bertram Oaks arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 30 homes sold by Watters International Realty in Bertram (Unlock MLS, all time).
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. This page is based on Unlock MLS data analyzed on October 16, 2026. 30 homes sold by Watters International Realty in Bertram (Unlock MLS, all time).
You get the Bertram Oaks listings closest to yours, what recent sales there show, and a walkthrough before any pricing talk.
No obligation. The report arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
