How quickly are Belterra homes going under contract this year?
Quick answer
Within a few weeks, for most of them. Belterra homes went under contract in a median 25 days over the last 90 days and closed at 97.2% of original asking, a seller’s market for the neighborhood overall.
What we analyzed
- 22 homes sold in Belterra in the 90 days ending October 20, 2026, 82 in the twelve months ending the same day
- 8 Belterra homes for sale as of October 21, 2026, 5 of them below their original asking price
- 1.2 months of inventory in Belterra on the twelve-month pace, against 3.1 for Southwest Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Belterra is the MLS subdivision name, with its recorded spellings counted as one.
89 homes sold by Watters International Realty in Southwest Austin. That count is every home we listed and closed in Southwest Austin, and it 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.
Homes I’ve sold in Belterra: 10.
How Southwest Austin as a whole is doing is on the Southwest Austin, TX market report, and the town and ZIP code tables are on the 78737 housing market report.
Last updated October 21, 2026. Sales data covers the 90 days ending October 20, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 21, 2026.
Why did the Belterra median dip this year?
Smaller homes sold. The median slipped to $675,000 over the past twelve months from $682,500 the year before. Price per square foot held about level.
The typical house that sold shrank to 2,932 square feet from 3,135. A median is the middle sale, so when the middle home gets smaller, the median price drops with it, and here value per foot barely changed.
Table 1. Belterra sales in each period, from the MLS subdivision records for Belterra in Southwest Austin. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 8 Belterra homes were for sale as of October 21, 2026. Source: Unlock MLS.
| Period | Sold | Median sale price | Price per square foot (median) | Median days on market | Share of original asking price | Median living area (square feet) | Median build year |
|---|---|---|---|---|---|---|---|
| 90 days ending October 20, 2026 | 22 | $667,500 | $234 | 25 days | 97.2% | 2,876 | 2007 |
| Same 90 days a year earlier (July 23, 2025 to October 20, 2025) | 20 | $670,000 | $236 | 47 days | 95.1% | 3,135 | 2011 |
| Twelve months ending October 20, 2026 | 82 | $675,000 | $237 | 19 days | 97.9% | 2,932 | 2012 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 84 | $682,500 | $238 | 37 days | 97.1% | 3,135 | 2012 |
Is Belterra a buyer’s market or a seller’s market?
A seller’s market, for the neighborhood overall, by my rule on sale price against original asking. Supply is tight too, at 1.1 months on the last three months’ pace.
Only 8 homes were for sale on the analysis date, and 5 of them had cut. With so few listings, each one a buyer tours carries weight, and a cut on your street sets the tone for yours.
Which Belterra price ranges are moving?
The middle of the neighborhood. The ranges from $650,000 through the $800,000s each closed as seller’s markets for those ranges this past year.
Table 2. Belterra homes by price range, twelve months ending October 20, 2026; homes for sale as of October 21, 2026. A range is a seller’s market when homes sold for at least 97% of their original asking price, balanced from 94% to 97%, and a buyer’s market below 94%. Only price ranges with at least 10 sales in the twelve months are shown. Source: Unlock MLS.
| Price range | Sold | Median sale price | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| $650,000 to $699,999 | 19 | $650,000 | 1 | 0 | 1 | 0.6 | seller’s market |
| $700,000 to $799,999 | 15 | $752,700 | 1 | 0 | 1 | 0.8 | seller’s market |
| $800,000 to $899,999 | 14 | $832,450 | 3 | 0 | 2 | 2.6 | seller’s market |
Above that, Belterra owners meet Parten, where Perry Homes and Highland Homes list new houses past a million dollars. The ZIP-level view is on How is 78737 treating sellers in Belterra and Highpointe? and the builder side is on Can a Parten resale hold its price next to Perry and Highland?
Sell now, or wait?
The record favors a ready house listed now.
- Sell now if your home falls between the mid $600,000s and the $800,000s, where buyers paid close to asking.
- Sell now with an asking price based on this year’s closed sales, not last year’s.
- Wait if a new Parten home at a similar price would make yours look dated on the same tour.
- Wait if the roof, the pool or the HVAC would turn up on an inspection.
In the coming-soon stage I also put the home in front of the 4,000 cash buyers in my black book, not counting buyers using traditional financing, and you choose among every option.
Your situation
Belterra has very few homes for sale and buyers paying close to asking, with the price per foot steady. The pressure comes from new homes down the road more than from neighbors.
That makes the question for your house a practical one: what does a buyer see at your price on the same drive, and how does yours compare?
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Belterra listings are scarce right now, and a buyer will set yours beside a new build nearby. See how it compares first. Request my complimentary Home Competitor Analysis for your address. You get:
- The Belterra and nearby new-build homes a buyer would likely tour alongside yours
- How your section and updates compare with what sold this year
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of Southwest Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 89 homes sold by Watters International Realty in Southwest Austin (Unlock MLS, all time).
About Watters International Realty in Southwest Austin
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 21, 2026. 89 homes sold by Watters International Realty in Southwest Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the Belterra listings and new builds near your price, how yours compares, 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.
More for Southwest Austin sellers
- What does the Southwest Austin market look like for sellers now?
- Is 78736 a buyer’s market or a seller’s market this fall?
- How is 78737 treating sellers in Belterra and Highpointe?
- What are buyers paying in 78739 for Circle C and Meridian homes?
- How fast are 78749 homes selling around Maple Run and Westcreek?
- Can a Manchaca resale compete with new builds in 78652?
- Should you sell your Southwest Austin home now, or wait?
- Which homes will a buyer tour before yours in Southwest Austin?
- Why do some Southwest Austin listings never find a buyer?
- What is your Southwest Austin home worth to this year’s buyers?
- What are Circle C Ranch buyers paying for homes this fall?
- What are Village at Western Oaks buyers paying per foot now?
- Can a Parten resale hold its price next to Perry and Highland?
- Why are so many Maple Run listings cutting their price?
- How much choice does a Highpointe buyer have right now?
- Can an Estancia West owner sell against M/I Homes’ new builds?
- Why are Meridian homes going under contract so quickly?
- Where does a Westcreek home stand with buyers this fall?
- What should a Shady Hollow owner know before listing this fall?
- The Austin seller hub
