More sales have not let Bertram sellers ask for more: the typical home sold for $300,000 in the twelve months ending October 15, 2026, against $338,950 in the twelve months before, even as more homes sold. In my read, the extra sales went to sellers who priced where buyers would pay, so the sellers who do well here price against what has actually closed.
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 is also broken out in the tables on How do the 78605 numbers differ from the Austin metro and from Burnet?
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.
Overall, Bertram reads as a buyer’s market. Over the last three months, homes closed at 93.5% of their original asking price, and under the rule I use anything below 94% reads that way. That is the reading for the town as a whole, and a price point changes which market a home is in.
Inventory tells a milder story. Months of inventory, which is how long it would take to clear every home now for sale if nothing new were listed, sits about level with the metro’s, and the exact figures are in the tables on How do the 78605 numbers differ from the Austin metro and from Burnet?
In my read, the two readings differ because sellers are conceding even where inventory looks ordinary. More than half the homes for sale are priced below where they started, and the metro itself reads balanced at 94.3% of original asking.
Summer is the strongest selling season, and a summer reading runs better than a twelve-month average would.
A large share of what is for sale is new construction, and Bertram Oaks is the biggest of the builder neighborhoods.
The ZIP code, 78605, covers the same ground. This data counts the whole ZIP, and its sales, listings and months of inventory match the town’s, so there is one set of numbers to read, laid out in How do the 78605 numbers differ from the Austin metro and from Burnet? The chart below puts them beside the metro.
New construction is a big part of Bertram. Builders hold a large share of the homes for sale, and Lennar lists the most of them. The MLS shows 9 builder names in all, and most of them list a single home.
Recent sales tell a similar story. New builds made up 57.1% of the homes that closed in the last three months, and older homes are a small part of the sales.
Over the past twelve months, the busiest neighborhoods by closings were Bertram Oaks, Grande Estates and Bertram Oaks Ph 1, and the typical home sold in each was built in 2025. A seller with an older house has few recent sales of its own kind to point to. The builders and communities are laid out in Is Lennar the only builder your Bertram buyer will compare with your home?
The typical Bertram home sold for $300,000 over the past twelve months, against $338,950 over the twelve months before, so the busier year did not lift the typical price.
Price per square foot is the better guide to which way prices are moving, and that reading is on What is your Bertram home worth to a buyer who has just toured a new one?
In my read, the mix of homes that sold matters here, since a new build and a resale are priced so differently, and new builds have been a large part of Bertram’s sales.
The typical Bertram home took 55 days to reach a contract over the last three months, against 56 for the Austin metro, and the median hides a spread between quick sales and slow ones. Why some listings reach a contract in weeks while others wait months is on Is your Bertram listing stuck? How a resale and a new build differ on speed.
A seller who carries a price from last year is anchored to a figure recent sales have not supported, as the section on prices above shows.
Many of the homes for sale have already cut their price, so a buyer weighing two houses is often looking at a seller who has come down once.
A price range with few recent sales is harder to read. For the range-by-range call on listing now or later, see Sell your Bertram home now, or wait? How far below first asking buyers close.
Begin with whichever question you keep coming back to. If you are weighing when to list, start with Sell your Bertram home now, or wait? How far below first asking buyers close. If it is the new construction, read Is Lennar the only builder your Bertram buyer will compare with your home? If a listing has been up for months, read Is your Bertram listing stuck? How a resale and a new build differ on speed. If you want to know what your house is worth next to a new one, read What is your Bertram home worth to a buyer who has just toured a new one? Every exact figure is in the tables on How do the 78605 numbers differ from the Austin metro and from Burnet?
Treat the town reading as a first pass; your home decides how closely it applies. Run your address for the version that fits your street.
The pages that help you decide what to do next are listed at the end of this one.
A listing in Bertram opens beside a lot of new homes, with Bertram Oaks the largest group, and the price you open at decides how yours reads next to them.
The question for your house is which Bertram homes stand closest to it at the price you would open at, and what yours has that they lack.
If you worry Bertram’s new homes will set your price before you do, start by seeing what yours would be up against. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Bertram 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).
Chris Watters’s position, stated September 9, 2026. WIR does not forecast prices; the figures on this page are one period’s measurements.
There is pent-up demand in the market. Tons of buyers on the sidelines not purchasing. This is because there is a lack of alignment between the sellers’ personal wants and what a buyer can afford. Affordability has been severely impacted because of interest rates. Interest rates and home prices move in opposite directions in most instances. However, unlike Wall Street, the market is not that fluid. But in reality, it should be.
You can see that gap in how Bertram sellers priced: many of the homes for sale are listed below where they started.
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). Primary records used: Unlock MLS (ACTRIS) listing and closing records via MLS Grid for Residential properties in the MLS city of Bertram and its ZIP code; the Burnet Central Appraisal District holds the record for any specific parcel. Known unknowns: WIR’s New Construction Inventory sheet carried no rows for Bertram builders or communities when it was read, so this page publishes no builder price range, incentive or rate; Bertram has no neighborhood pages yet; and the MLS does not record why an individual listing failed to sell.
You get the competing listings near you, what recent Bertram sales 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.
