Belterra Neighborhood Guide

Belterra is a 1,600-acre master-planned community in Southwest Austin, about 18 miles from downtown off Highway 290 West. The community has grown significantly since development began in the early 2000s. Today it offers 17 miles of hike-and-bike trails, a resort-style pool complex, 12 parks including the Retreat at San Saba, and Belterra Village, a 93-acre retail and dining center with a movie theater, restaurants, and shops right at the neighborhood’s edge. The community is served by the Dripping Springs Independent School District, including Rooster Springs Elementary (9/10). This guide covers current home prices, what the commute looks like in 2026, and how Belterra compares to Circle C Ranch, Highpointe, and Reunion Ranch.

Belterra Homes for Sale

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Where Is the Belterra Community Pool?

Belterra is part of the Belterra master-planned community, which has a resort-style community swimming pool at the Belterra Recreation Center.

• Belterra Recreation Center, 801 Belterra Dr, Austin, TX 78737 (30.1933, -97.9803)

Belterra Neighborhood Map

Belterra is located off of Highway 290 on Belterra Drive. Even though the community feels like a world away, you are less than 18 miles southwest of Downtown Austin. The neighborhood is 6 miles from Dripping Springs and only 17 miles from Lake Travis. The map below maps the current neighborhoods (the shaded colored sections) and the projected neighborhoods (in grey) as well as parks (marked with a picnic table), Rooster Springs Elementary (marked with a chalkboard), Sycamore Springs Middle (marked with a blue school icon), recreation center (marked with a building with a flag and a swimmer) and the welcome center (marked with a yellow pushpin). To find out what something is, click on the icon or shaded area to learn more. Explore other Southwest Austin neighborhoods in our Southwest Austin Neighborhood Guide. Scroll down to continue reading our Belterra neighborhood guide.

What Does Belterra Look Like?

Nestled in the scenic Texas Hill Country, Belterra spans over 1,600 acres and offers a harmonious mix of natural beauty and suburban design. Without a streetlight ordinance in place, the community features dark skies perfect for stargazing on a clear night. Rolling landscapes, lush greenbelts, and meticulously maintained trails provide countless options for outdoor enthusiasts. The neighborhood feels remote yet offers easy access to both nature and the conveniences of nearby urban centers.

Homes in Belterra

Built between 2003 through the early 2020s, homes in Belterra offer a wide array of styles and sizes. Builders include Highland Homes, Drees Custom Homes, and Wilshire Homes, so styles vary. Homes range from 3-bedroom houses to 6-bedroom estates.

• Home Details:
  • Bedrooms: 3-6
  • Bathrooms: 2-6
  • Sizes range from 1,747 sq. ft. to 5,086 sq. ft.
  • Lot sizes between 0.15 to 0.9 acres

The median home in Belterra spans approximately 2,935 sq. ft., with four bedrooms and three bathrooms sitting on a ¼-acre lot. Architectural styles include classic Hill Country brick, modern stone exteriors, and ranch-style homes.

What’s It Like Living in Belterra?

Belterra has an extensive list of amenities and a range of neighborhoods. The motto here is "Live Wide Open," and it’s easy to see why.

Belterra feels removed from the hustle and bustle of city living but still remains close enough to enjoy urban conveniences. Located 18 miles southwest of downtown Austin and 6 miles from Dripping Springs, the neighborhood provides easy access to major highways, grocery stores (like the nearby H-E-B), and a range of leisure activities.

Belterra Neighborhoods

As you see on the Belterra Neighborhood Map above, Belterra is quite a large community. As with most communities of this size, the developers decided to split it into several smaller communities or neighborhoods. This way, each of the neighborhoods could remain more uniform. We've split up each of these neighborhoods and written about them in the following guides. You'll be able to find homes for sale in each neighborhood, get a sense of what homes look like and find out where it's located in Belterra.

	Aspen Hills - 4 Bedrooms, 3 Bathrooms, 3,681 sqft		Canterbury Hills - 4 Bedrooms, 2 Baths, 2,400 sqft		Cedar Bend - 4 Bedrooms, 4 Bathrooms, 3,500 sqft
	The Cove - 3 Bedrooms, 3 Bathrooms, 2,200 sqft		Grafton Oaks - 4 Bedrooms, 3 Baths, 3,300 sqft		Kinloch Court - 4 Bedrooms, 2 Baths, 3,400 sqft
	Lexington Place - 4 Bedrooms, 2 Baths, 2,300 sqft		Mesa Verde Hills - 4 Bedrooms, 3 Baths, 3,000 sqft		The Oaks - 4 Bedrooms, 3 Bathrooms, 2,800 sqft
	Oxford Village - 4 Bedrooms, 3 Baths, 3,300 sqft		Palisades - 4 Bedrooms, 3 Baths, 3,500 sqft		Seneca Trails - 4 Bedrooms, 4 Bathrooms, 3,950 sqft
	Valley Oaks - 4 Bedrooms, 2 Baths, 2,500 sqft		The Views - 3 Bedrooms, 2 Bath, 2,800 sqft		Wellington Court - 3 Bedrooms, 3 Bathrooms, 2,300 sqft

Belterra Builders

Belterra was developed by Brookfield Residential, Drees Custom Homes, Highland Homes, Scott Felder Homes, Sitterle Homes, Toll Brothers, Trendmaker Homes and Wilshire Homes. Past builders include Treaty Oak Homes, Buffington, Capital Pacific, David Weekley, Newmark Homes and Streetman Homes. Scroll down to continue reading our Belterra neighborhood guide.

Belterra Zip Code

Belterra neighborhood is located in Southwest Austin’s 78737 zip code.

Top Neighborhood Amenities

Belterra amenities include outdoor recreation, fitness options, and places to relax.

Recreation Center

The 9.5-acre Aquatic and Recreation Center is a hub for fitness and fun. Amenities include:

• Fitness center
• Resort-style swimming pool with a beach-style entry, lap pool, and splash pad
• Basketball and multi-use sports courts
• Playground and event lawns

Trails and Green Spaces

With over 17 miles of hike-and-bike trails and 400 acres of open parkland, Joggers, walkers, and cyclists alike will find plenty to explore. The Retreat at San Saba, an 8.71-acre HOA park, adds to this with fitness loops, a pavilion, splash pad, and an event lawn used for community programming throughout the year.

• Shopping and Dining - Belterra Village, located near the entrance of the neighborhood, provides access to restaurants, shops, and entertainment. Today Belterra Village is a 93-acre mixed-use development that includes EVO Cinema, Hat Creek Burger Co., Pieous, The Switch BBQ, Spoon and Fork Thai Kitchen, Chick-fil-A, JuiceLand, Marshalls, Serasana (yoga and wellness), and a variety of boutiques and medical offices.
• Community Events - An on-site event director organizes weekly activities for residents, ensuring there’s always something to look forward to, from holiday celebrations to outdoor movie nights.

Keeping with the motto, the community is absent of streets lights, allowing residents to sit on their back patios and enjoy the night stars. Of the 1,600 acres that belongs to Belterra, over 400 acres are open space with parks and nature trails. Scroll down to continue reading our Belterra neighborhood guide.

Belterra Amenity Map

The Belterra Neighborhoods map above has all of Belterra's amenities mapped. If you'd like to map to the amenity center, that is located at 801 Belterra Drive, Austin, TX 78737.

Why Do Home Buyers Choose Belterra?

Here are reasons buyers choose Belterra:

• Proximity to Austin and Dripping Springs - Belterra is about 18 miles from downtown Austin and about 7 miles from Dripping Springs.
• Dripping Springs ISD Schools - Belterra falls within the Dripping Springs Independent School District. Students attend Rooster Springs Elementary, Sycamore Springs Middle School, and Dripping Springs High School (see the Schools section for current ratings).
• Community Activities - Regular activities and community clubs are part of life in the neighborhood.
• Dark Skies - Belterra has no streetlight ordinance, which gives the community dark skies, along with trails and open space.

How's the Commute to and From Belterra?

Belterra is about 18 miles from downtown Austin via Highway 290 West. In normal traffic, that drive takes about 25 minutes. During peak inbound hours in the morning, plan for 35 to 45 minutes depending on conditions at the 290 and MoPac interchange. South Austin is typically 20 to 25 minutes from Belterra, and Austin-Bergstrom International Airport is about 30 to 35 minutes heading east through town. Dripping Springs proper is about 7 miles west, a 10 to 12 minute drive.

How Belterra Compares to Nearby Communities

If you are weighing Belterra against other Southwest Austin communities, here is a direct look at how it compares. Circle C Ranch sits about 5 miles closer to downtown. It is served by Austin ISD, which includes Bowie High School, and has an 18-hole golf course and 500 acres of parkland. Highpointe offers a gated entry and hilltop views.

Belterra Schools

Belterra is served by Dripping Springs Independent School District (DSISD). The schools below serve the Belterra community. Rooster Springs Elementary opened in 2010 and was built specifically to serve Belterra and the surrounding area.

• Rooster Springs Elementary - 9/10
• Sycamore Springs Middle - 9/10
• Dripping Springs High - 7/10

School ratings reflect Great Schools ratings as of November 2026. Ratings are subject to change at any time. Please verify ratings and boundaries with the school district.

One thing that stands out about Belterra's school situation is that Rooster Springs was purpose-built for this community, not a pre-existing school that absorbed growth from the neighborhood.

Belterra Taxes

The property tax rate in Southwest Austin's Belterra neighborhood is 2.2602% as of the 2025 tax year, up from 2.249% as of the 2024 year. It was 2.22% as of the 2023 tax year, down from 2.4976% as of the 2022 tax year. The property tax rate was 2.6363% as of the 2021 tax year.

Tax Rate too high?

Why not check out The Creek of Driftwood, which has a tax rate of about 1.51% as of the 2023 tax year.

Belterra HOA

Belterra is managed by CCMC. They can be reached at 512-301-7770. Belterra's HOA dues are paid quarterly and they are $144/quarter. The Cove and Wellington have additional HOA assessments on top of the $144/quarter.

Belterra Utilities

The following companies service Belterra.

• Cable Provider: Time Warner Cable
• Electricity Distributor: Pedernales Electric Co, Inc
• Garbage Service: Texas Disposal Systems / Recon Services
• Gas Service: Texas Community Propane
• Telephone Provider: AT&T / Time Warner Cable
• Water and Wastewater: Hays County Water Control and Improvement District #1 and #2

Belterra Sold Data - What Belterra Homes Actually Sold For

What sold recently in Belterra and for how much? Where can I find pictures of homes that actually sold? How many days does it take to sell a home in Belterra? How many homes are currently for sale in Belterra? What’s the median sold price in Belterra? What does the 90 day historic market trend look like in Belterra? How’s the Belterra market trending? All of these questions (and more!) can be answered on our Belterra Sold Data Report.

Belterra Market Stats — 12 Months (10/1/2025 – 9/30/2026)

Homes Sold	91
Bed / Bath Range	2–5 beds, 2–6 baths
Median Sale Price	$670,000
Price Range	$485,000 – $1,285,000
Median Price Per Sq Ft	$237
Median Home Size	2,829 sq ft
Median Days on Market	16 days
Sale-to-List Ratio	99%

Data sourced from Unlock MLS. 12 months ending September 2026. Statistics deemed reliable but not guaranteed.

Belterra HOA Dues

All Belterra homes pay the Belterra Community Association assessment. Homes in The Cove and Wellington pay an additional monthly amount on top of it.

Belterra Community Association (all homes)	$144 / quarterly
The Cove at Belterra (added on top of the $144/quarter)	$218 / monthly
Wellington at Belterra (added on top of the $144/quarter)	$158 / monthly

Dues shown as reported and deemed reliable but not guaranteed. HOA fees, special assessments, and terms can change at any time. Buyers should confirm current dues directly with the HOA or management company before making an offer.

Belterra Home Price History

Curious how home prices in Belterra have trended? Here’s a five-year look at closed sales from 2022 through 2026 YTD.

Year	Homes Sold	Median Sale Price	YoY	Price Range	Median $/SqFt	Median Home Size	Median Beds/Baths	Median DOM	Sale-to-List
2022	86	$825,000	—	$548,000–$1,450,000	$277	3,017 sq ft	4bd/4ba	12 days	100%
2023	87	$695,000	▼ 15.8%	$470,000–$1,234,400	$262	2,746 sq ft	4bd/3ba	37 days	98%
2024	76	$721,500	▲ 3.8%	$500,000–$1,160,000	$243	2,937 sq ft	4bd/3ba	28 days	99%
2025	86	$674,750	▼ 6.5%	$485,000–$1,199,999	$237	2,985 sq ft	4bd/3ba	29 days	99%
2026 YTD	79	$670,000	▼ 0.7%	$490,000–$1,285,000	$237	2,852 sq ft	4bd/3ba	15 days	99%

Data sourced from Unlock MLS (ACTRIS). 2026 figures reflect year-to-date sales through 10/13/2026. Year-over-year change is calculated against the most recent prior year with recorded sales. Statistics deemed reliable but not guaranteed.

Belterra Days on Market Trend

How fast are Belterra homes selling? Here's a five-year look at how long homes sat on the market before going under contract, from 2022 through 2026 YTD.

Year	Homes Sold	Median Days on Market	Avg Days on Market
2022	86	12 days	21 days
2023	87	37 days	50 days
2024	76	28 days	50 days
2025	86	29 days	45 days
2026 YTD	79	15 days	36 days

Data sourced from Unlock MLS. 2026 figures reflect year-to-date sales through 10/13/2026. Statistics deemed reliable but not guaranteed.

Living in Belterra

Golf Near Belterra

The closest Golf to Belterra is the Grey Rock Golf Course in Southwest Austin’s Circle C Community. The course is located only 15 minutes southeast of the Belterra neighborhood. Grey Rock is one of the top courses in Austin and offers a challenge for every skill level. The course is full of rolling hills with the fairways lined with gorgeous live oak trees. Falconhead is another public course located in Lakeway that is a local favorite.

If you're looking for private country club golf, the closest options are Barton Creek Country Club in Austin or The Hills Country Club in Lakeway. Both have several courses to play, dining and social activities as well. Spanish Oaks Country Club is another nearby option. They only have one course, but it is the course that many of the pros are members of, so if you're a golf fanatic, that might be something to consider. Scroll down to continue reading our Belterra neighborhood guide.

Things to Do Near Belterra

Belterra gives its residents unmatched community amenities. There over 17 miles of hike and bike trails and plenty of open green space. Belterra has its own 9.5 acre recreation center with workout facilities, 2 resort style pools, barbecue areas, basketball courts and multi-use fields. They also have an Event Director to plan weekly activities for residents.

At the entrance to the neighborhood, you'll find an EVO Cinema where you can catch the latest movies while enjoying a meal. Although the community does a great job of providing all these amenities at your door step, Belterra is within a short drive to the entertainment districts of Downtown Austin, 20 minutes from Pedernales State Park, less than and hour to Enchanted Rock State Park and an hour away from the charming town of Fredricksburg.

The Austin Zoo is located off 71 not too far from Belterra. There you'll find big cats, bears, birds, primates, reptiles and even some domestic animals.

There are also wineries, distilleries and breweries that occupy the area around Belterra. Brands like Deep Eddy, Frog Pond, Dripping Springs Distilling Company, Treaty Oak and Desert Door have tasting rooms and outdoor seating and others even have food trucks. As for wineries you have Duchman, Bell Springs, Driftwood Estate, Fall Creek Vineyard and Salt Lick. These are all within a few minutes drive from Belterra, so it makes a perfect afternoon. Scroll down to continue reading our Belterra neighborhood guide.

Places to Eat Near Belterra

With the build out of the commercial development at the entrance to Belterra, residents have many more choices when it comes to eating out. Our favorite pizza in Austin, Pieous, moved to the Belterra development. They have fantastic pizza, salad and pastrami sandwiches. And, their baked goods are outstanding as well. The Switch BBQ is another solid choice. They are known for their bar be cue. And, their sides are pretty good as well. Spoon + Fork Kitchen is known as one of the best Thai restaurants in Austin.

The original world famous Salt Lick Bar-B Que is located just a few miles from Belterra. You can smell the mouth watering barbeque as soon as pull into the parking lot. Salt Lick is always a must for out of town guests. You can bring your own favorite beverage, listen to live music and have some of the best Bar-B-Que in Texas. If you're looking for a quick bite near home, check out Hat Creek Burger, Jersey Mike's, Chick-fil-A, The Cafe t Salon Mystique, Playa Bowls or Aroi Thai Cuisine.

Coffee Near Belterra

There are not a lot of coffee shops near Belterra residents, but the ones that are nearby are some of the best in town. The closest Summermoon is one of Austin's favorite local coffee spots. Try their moon milk next time you are in. But, don't ask for the recipe because it's a secret! The Acoffeecary Shop is another local favorite, as well as Sententia Vera Cultural Hub, which is half way to Dripping Springs and Puente Coffee Shop which is located right in Belterra. If you're looking for a chain, try Dutch Brothers that just went in at the Belterra commercial development.

Where to Work Out - Gyms Near Belterra

Belterra has a nice gym inside their community rec center. The gym has treadmills, Precor machines, weights and a lap pool. The community also has 17 miles of hike and bike trails throughout the community. If you prefer Crossfit, try 737 Crossfit located just outside the neighborhood. You can also join the Polo Tennis and Fitness Club, one of Central Texas’ premier Tennis and Fitness facilities with numerous court, a 3-level pool, and a full gym with spa. If you're looking for something more traditional, try the new Gold's Gym at the entrance to the neighborhood. They have plenty of cardio machines, barbells, weight machines and dumbbells and group fitness classes. More of a martial arts person? JJ Machado Austin Jiujitsu is just a few minutes east of Belterra. There are two black belt instructors that keep the training and instruction diverse. Tapout Fitness is a cross between high intensity interval training and martial arts. There are traditional boxing classes, martial arts classes, circuit training, boot camps and even personal training if you want a more one on one experience. Thanks for reading our Belterra neighborhood guide.

Pros and Cons of Living in Belterra

Pros

• A 1,600-acre master-planned community with 17 miles of hike-and-bike trails, over 400 acres of open space, and 12 parks including the Retreat at San Saba.
• The 9.5-acre Belterra Recreation Center has a fitness center, a pool with a beach-style entry, a lap pool and splash pad, basketball and multi-use sports courts, a playground, and event lawns.
• Belterra Village, a 93-acre center at the edge of the neighborhood, has EVO Cinema, restaurants, shops, and medical offices.
• Belterra has no streetlight ordinance, which gives the community dark skies.
• Homes were built from 2003 through the early 2020s by multiple builders, with 3 to 6 bedrooms, 1,747 to 5,086 square feet, and lot sizes from 0.15 to 0.9 acres.
• Zoned to Dripping Springs ISD schools: Rooster Springs Elementary (9/10), Sycamore Springs Middle (9/10), and Dripping Springs High (7/10). Rooster Springs Elementary opened in 2010 to serve Belterra and the surrounding area.

Cons / Trade-offs

• HOA dues are $144 per quarter, and homes in The Cove ($218 per month) and Wellington ($158 per month) pay an additional monthly amount.
• The property tax rate is 2.2602% as of the 2025 tax year, up from 2.249% as of the 2024 tax year.
• Belterra is about 18 miles from downtown Austin via Highway 290 West, a drive of about 25 minutes in normal traffic and 35 to 45 minutes during peak inbound morning hours.
• The yearly median sale price has moved from $825,000 in 2022 to $695,000 in 2023, $721,500 in 2024, $674,750 in 2025, and $670,000 for 2026 year to date.
• Belterra is made up of 15 neighborhoods built over about 20 years, so home sizes, ages, and HOA add-ons vary by neighborhood.

Who it fits: Buyers who want a large master-planned community with extensive trails, parks, and a recreation center in a Hill Country setting about 18 miles from downtown Austin, with shops and restaurants at Belterra Village. Who should look elsewhere: Buyers who want no HOA, a shorter commute to downtown Austin, or a lower property tax rate.

Frequently Asked Questions About Belterra

Southwest Austin Realtor Specializing in Belterra

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