Sell now if you will price to what buyers are paying: Bertram homes closed at 93.5% of their original asking price in the three months ending October 15, 2026.
Where Bertram buyers paid furthest below first asking is the range just under $300,000, at 88.9%, and that is where Lennar’s homes sit. In my read, the price you open at matters more than the month you list, and waiting pays only when the wait fixes something a buyer’s inspector would find.
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.
What these numbers mean if you are selling is on Do more Bertram sales mean sellers can ask for more?, and 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.
Price per square foot was $210 over the twelve months before, $171 over the past twelve months and $160 over the last three months, so prices are moving down by the measure I trust most.
The last three months read differently on the median alone: $285,500, against $279,000 in the same three months of 2025. In my read, the mix of homes lifted the median while price per square foot fell. Bertram Oaks, a builder neighborhood, has had the most closings of any in town over the past twelve months, and a new home sells for a different price than a resale. The chart below puts this season next to the same season a year ago, and the twelve-month history is on Do more Bertram sales mean sellers can ask for more?
Buyers are still signing contracts in Bertram. As of October 16, 2026, 3 homes are active under contract and 10 are pending, which means buyers have chosen those houses. In my read, the sales came from sellers who came down to meet buyers.
Supply keeps arriving as well: 57 new listings came on the market in the last three months.
More than half the homes for sale in Bertram have already come down from their first price, and the share is in Is your Bertram listing stuck? How a resale and a new build differ on speed.
Buyers paid 93.5% of original asking in the last three months, so for most sellers the first number was not the last.
The town reading is for Bertram as a whole, and your range can put you somewhere else. The table shows the ranges with enough sales in the last three months.
Table 1. Bertram homes by price range. Sales are from the 90 days ending October 15, 2026; homes for sale are as of October 16, 2026. A range is a seller’s market when homes sell for at least 97% of their original asking price, balanced from 94% to 97%, and a buyer’s market below 94%. Each reading is for that price range only; a different price point changes which market a home is in. Only price ranges with at least 10 sales in the last 90 days 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 |
|---|---|---|---|---|---|---|---|
| $250,000 to $299,999 | 11 | $240,000 | 19 | 15 | 12 | 5.2 | buyer’s market |
| $300,000 to $349,999 | 10 | $300,000 | 17 | 9 | 10 | 5.1 | buyer’s market |
Homes in the $250,000 to $299,999 range closed at 88.9% of original asking, a buyer’s market for that range.
Homes in the $300,000 to $349,999 range closed at 93.6%, also a buyer’s market for that range and close to balanced.
Only a handful of homes sold in the $200,000 to $249,999 range in the last three months, so I read it on the twelve-month basis, where it reads balanced for that range.
On the same basis the $350,000 to $399,999 range, with 11 sales, reads as a buyer’s market for that range.
The $500,000 to $549,999 range reads as a seller’s market for that range on the twelve-month basis, but it rests on 5 sales, so I would not lean on it. The full table is on How do the 78605 numbers differ from the Austin metro and from Burnet?
Builders set the comparison. They list a large share of the homes for sale in Bertram, and Lennar lists the most.
If your home is near Bertram Oaks or Grande Estates, a buyer may tour a new home the same day as yours. Who is asking what is on Is Lennar the only builder your Bertram buyer will compare with your home?
The town reading points one way and your price range can point another, so I sort a home by its range before answering. Each reading is for that range as a whole. If that is you, the fastest way to know is to run your address.
What a buyer would pay for your home next to a new one is on What is your Bertram home worth to a buyer who has just toured a new one?
The town reads one way and some price ranges read another, so the number that matters is the one for your range. Lennar, the builder with the most listings, asks under $300,000 on every home, so its homes compete in the same price territory as the $250,000 to $299,999 range, where Bertram has the most sales of any range.
What matters for your house is which homes a buyer would weigh against it in the range you would list in, and what would tip that buyer toward yours.
If you cannot tell whether to list this fall or hold off, start by seeing what your home would be up against at its price. 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).
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 competing listings near you, how fast homes like yours have been selling, 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.
