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City · 6,978 residents · Hays County, Texas

Belterra , Texas

In Belterra, a typical home is worth $773,400 and typical rent is $2,845 a month. Compared with all of Hays County, typical household income is 147% higher, the typical home value is 93% higher, and the share of households that own their home is 35 points higher.

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  • Typical home value

    $773,400

    93% above the county

    173% above Texas

    • Belterra
    • Hays
    • Texas

  • Typical rent

    $2,845a month

    90% above the county

    103% above Texas

    • Belterra
    • Hays
    • Texas

  • Typical household income

    $219,727a year

    147% above the county

    180% above Texas

    • Belterra
    • Hays
    • Texas

  • Households that own their home

    99%

    35 points above the county

    36 points above Texas

    • Belterra
    • Hays
    • Texas

Source: U.S. Census Bureau, Average 2020–2024

Belterra is in Hays County. The FHA loan limit ($571,550 for a one-unit home), the fair market rents and the help on this page are those of all of Hays County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Belterra apart

What this place has that others do not, from public data, most unusual first.

  1. 99% of households in Belterra own their home, against 64% in Hays County.

  2. The typical rent in Belterra is $2,845 a month, 90% more than in Hays County as a whole ($1,495).

  3. The typical household income in Belterra is $219,727, 147% more than in Hays County as a whole ($89,097).

  4. The typical home in Belterra is worth $773,400, 93% more than in Hays County as a whole ($399,800).

  5. Nearby, in Buda, the typical home value is $446,600: 42% less than in Belterra ($773,400).

  6. Nearby, in Buda, the typical rent is $1,852: 35% less than in Belterra ($2,845).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Belterra

What homes there are in Belterra, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in Belterra: 100% of homes, more than in Hays County (66%).

Year built

The typical home in Belterra was built in 2012, 5 years after the typical one in Hays County.

There is more room for a big family here: 97% of homes have 3 bedrooms or more, against 71% in Hays County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$3,986 a month

Hays County: $2,289 a month

Owners with a mortgage

79%

Hays County: 68%

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The Census does not compare Belterra with 2015–2019 because its boundaries changed. In Hays County, over that time, the typical home value rose 68%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBelterraHays CountyTexasUnited States
Rental vacancy Unreliable estimate3.5%7.7%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimate3.6%4.8%3.4%
People per household 3.252.612.692.53
Drive alone 55%70%71%69%
Carpool Unreliable estimate9%10%9%
Public transit Unreliable estimate1%1%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 37%18%14%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

More people live in each home here: 3.25 on average, against 2.61 in Hays County.

In Belterra, 37% of workers work from home, more than in Hays County (18%).

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Belterra?

A typical home costs more than the typical income allows

We start with a typical home in Belterra, worth $773,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 36% of the typical household income in Belterra, which is $219,727 a year. For that payment to be 28% of income, a household would need to earn about $284,576 a year. Note: at that price the loan is above the FHA limit for Hays County ($571,550), so FHA would not insure it; the payment is only a reference.

The calculator's FHA and conventional loan limits are those of all of Hays County.

Your numbers

Local data
$

Starts at the typical home value in Belterra. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $27,069 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$6,640

at 7.18% · 30 years

Loan amount
$759,392
Total interest
$1,092,587
Paid off in
November 2056

Includes $13,061 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $5,127 a month

  • Tight

    $5,127 to $6,592 a month

  • Hard

    more than $6,592 a month

    Your payment · 36%

Compared with the typical household income in Belterra ($219,727 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$6,640
Principal & interest$5,144
Property tax$831
Home insurance$322
FHA mortgage insurance (MIP)$342

This loan is over the FHA limit

You'd borrow $746,331, but the FHA limit for a one-unit home in Belterra is $571,550. You'd need a bigger down payment or a different loan.

You need at least $27,069 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Belterra and Hays County

Belterra is in Hays County, Texas. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Belterra's own numbers

Typical home value
$773,400
Typical monthly rent
$2,845
Typical yearly household income
$219,727
Households that own their home
99%
Effective property tax rate
1.29%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Hays County

FHA limit, one-unit home
$571,550
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,817
Price change over 5 years (FHFA)
+44%
Homes in a high flood-risk zone
2.9%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Hays County.

Everything about Hays County

Buying

Buying a home in Belterra

A typical home in Belterra is worth $773,400: 93% above the county and 173% above Texas. With the typical household income in Belterra ($219,727 a year), a typical home costs 3.5 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Belterra 3.5 years
  • Hays 4.5 years
  • Texas 3.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Hays County

According to FHFA’s house price index, home prices in Hays County rose 95% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Hays County.

Period County Texas U.S.
Last year (2025) −0.1% +0.8% +2.9%
5 years (2020–2025) +44% +44% +47%
10 years (2015–2025) +95% +88% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Belterra next to Hays County, Texas and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Belterra $773,400
  • Hays $399,800
  • Texas $283,800
  • United States $332,700
Typical monthly rent
  • Belterra $2,845
  • Hays $1,495
  • Texas $1,403
  • United States $1,413
Typical yearly household income
  • Belterra $219,727
  • Hays $89,097
  • Texas $78,476
  • United States $80,734
See the full table
Belterra next to Hays County and Texas
Measure Belterra Hays County Texas U.S.
Typical home value $773,400 $399,800 $283,800 $332,700
Typical monthly rent $2,845 $1,495 $1,403 $1,413
Typical yearly household income $219,727 $89,097 $78,476 $80,734
Households that own their home 99% 64% 63% 65%
Typical yearly property tax $10,001 $6,649 $4,232 $3,119
Effective property tax rate 1.29% 1.66% 1.49% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Hays County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Belterra

For a typical $773,400 home in Belterra, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Belterra's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $6,640a month

    Above the FHA limit for Hays County ($571,550)
    Down payment
    $27,069
    Cash to close
    $50,271
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $342

  • Conventional, 5% down $6,498a month

    Least cash to close
    Down payment
    $38,670
    Cash to close
    $61,872
    Rate
    7.18%
    Mortgage insurance
    PMI · $367

  • Conventional, 20% down, no PMI $5,345a month

    Down payment
    $154,680
    Cash to close
    $177,882
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $6,060a month

    Down payment
    $116,010
    Cash to close
    $139,212
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is Conventional, 5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Belterra and for Hays County.

Property tax

Effective rate in Belterra

1.29%of the home’s value each year

$10,001 a year for the typical owner in Belterra.

  • Belterra 1.29%
  • Hays 1.66%
  • Texas 1.49%

What Texas publishes School-district homestead exemption (Texas Comptroller of Public Accounts)

Exemptions and deadlines in Texas

Flood risk in Hays County

FEMA does not publish these numbers by city: they are for all of Hays County.

Homes in the high-risk zone
2.9%
2,033
Of those, with NFIP insurance
44%
County Texas U.S.
Homes in the high-risk zone 2.9% 4.1% 3.5%
Of those, with NFIP insurance 44% 48% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Belterra

Typical rent in Belterra is $2,845 a month: 90% above the county.

HUD publishes a fair market rent for all of Hays County, by unit size. To pay the 2-bedroom one ($1,817 a month) without spending more than 30% of your income, you would need to earn $34.94 an hour working full time.

HUD fair market rent for all of Hays County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,447 $27.83 $57,880
1 bedroom $1,530 $29.42 $61,200
2 bedrooms $1,817 $34.94 $72,680
3 bedrooms $2,292 $44.08 $91,680
4 bedrooms $2,689 $51.71 $107,560

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Belterra

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Belterra is in ZIP code 78737.

For 2 bedrooms it is $2,370: $553 more than the fair market rent for Hays County ($1,817).

  • 78737 $2,370$2,990

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Belterra when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Belterra

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Hays County. The nearest ones are below; many serve by phone or online.

A pregnant woman reads paperwork on the sofa while the grandmother plays with the girl on the floor.

HUD counseling is free or low-cost

Assistance programs in Belterra

No down payment, repair or rent-help program on our list is for Belterra or Hays County. The ones below are statewide in Texas: they work in Belterra the same as in the rest of the state.

Which programs do I qualify for? All programs in Texas

  • My First Texas Home

    Statewide in Texas

    Texas state program for first-time buyers: a 30-year mortgage with down payment assistance. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • My Choice Texas Home

    Statewide in Texas

    Texas state program with down payment assistance for any buyer, not only first-time buyers. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • Texas Mortgage Credit Certificate (MCC)

    Statewide in Texas

    Limited funds remain, per the source

    Texas state certificate that turns part of your mortgage interest into a credit on your federal tax return. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    Tax credit

    See the program Official page

Housing counselors near Belterra

The HUD-approved agencies closest to the center of Belterra, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Austin Habitat for Humanity

    500 W Ben White Blvd, Austin · 13 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    512-472-8788x122

  • BCL of Texas (business and Community Lenders)

    1011 San Jacinto Blvd Ste 500, Austin · 16 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (512) 912-9884

  • Frameworks Community Development Corporation

    2200 E Martin Luther King Jr Blvd, Austin · 17 miles away · Spanish

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 2 more
    (512) 385-1500

All counseling agencies in Texas

Help in Spanish near Belterra

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Belterra

In HUD’s record, no housing authority with an office in Hays County is named for Belterra or Hays County.

2 other authorities have an office in Hays County: see the list Source: HUD

Cities

Other cities in Hays County

These cities are also in Hays County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Hays County Housing in Texas

Nearby cities

The cities closest to Belterra, with the typical home value.

Neighboring counties

If Hays County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Belterra.

All guides
Three women of one family lean in together to stir the pan.

Questions

Housing questions about Belterra

Short answers with the numbers for Belterra and all of Hays County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Belterra?

The typical home value in Belterra is $773,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Hays County it is $399,800.

How much does it cost to rent in Belterra?

Typical rent in Belterra is $2,845 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Hays County is $1,817.

What is the FHA loan limit in Belterra?

Belterra uses the FHA limit for all of Hays County (2026): $571,550 for a one-unit home and $1,099,150 for a four-unit home.

How much property tax do owners pay in Belterra?

The typical homeowner in Belterra pays $10,001 a year, according to the U.S. Census Bureau. That is 1.29% of the home’s value; in Hays County, the rate is 1.66%.

Where can I find free help to buy or rent in Belterra?

We found no HUD-approved counseling agencies with an office in Hays County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).