Lakes of Bella Terra Richmond TX: Prices vs Long Meadow Farms

Lakes of Bella Terra is an established Richmond community in ZIP code 77406, Fort Bend County. Over the last twelve months it recorded 66 sales at a median of $422,500, about $168 per square foot, 2,617 square feet, and a median 33 days on market, on homes built between 2007 and 2022. Long Meadow Farms sold 77 at a $490,000 median in 27 days. Lakes of Bella Terra trades a smaller house for a lower price and a slower sale.

Lakes of Bella Terra Richmond at a glance

The figures below come from the Richmond community table published on my Richmond TX real estate guide. The source line there reads: Houston Association of Realtors MLS, single-family homes in ZIP codes 77406, 77407 and 77469, closed sales August 2025 through August 2026, active listings as of August 14, 2026.

Those blank rows are deliberate. A dues figure, a tax rate or an amenity list that I cannot trace to the association, the appraisal district or the MLS does not belong on a page you might make a six-figure decision from. Send me an address and I will pull the recorded documents for that specific lot.

Who this Lakes of Bella Terra Richmond guide is for

Three kinds of reader tend to land here. Some are comparing this community against Long Meadow Farms or Harvest Green and want to know what the price gap actually buys in square feet. Others already own here and want a straight read on what their section is worth right now. A third group typed Bella Terra into a search box and is not yet sure whether they found a neighborhood, a shopping center or a different subdivision altogether.

That last problem is worth clearing up first, so the next section handles it.

What Lakes of Bella Terra is, and what it is not

Lakes of Bella Terra is an established residential community with a Richmond mailing address in Fort Bend County. The MLS build range on the table above runs from 2007 to 2022, so what changes hands here now is resale inventory rather than builder inventory. That is my read of the year-built column, not something the table itself asserts.

It is not Long Meadow Farms, Harvest Green, Pecan Grove, Aliana, Veranda, The George or Austin Point. Each of those is a separate Richmond community with its own row on the hub table and its own numbers, and no figure on this page blends any of them together.

Two name collisions cause real trouble here, and both deserve naming. The first is retail. The Shops at Bella Terra is a shopping center, not a subdivision, and the bare phrase Bella Terra draws far more search traffic toward that center than toward the neighborhood. Anyone reading about restaurants and store openings is reading about the retail center. This page is about houses.

The second collision is a different subdivision entirely. My own MLS pull turned up sixteen records filed under the strings Bella Terra Ph I, Bella Terra Ph II and Bella Terra Addition, on streets named Tivoli, Bolzano and Catania. None of them sit in ZIP 77406, and a filter across eight Katy, Fulshear, Richmond and Sugar Land ZIP codes returned none of them either. Those are somewhere else in the Houston feed, and nothing from them is counted anywhere on this page.

One name that is not a collision: Lakes of Bella Terra West. That is part of the same community, filed under its own MLS strings, and the hub row already counts it.

Lakes of Bella Terra Richmond home prices, dated and sourced

Every price on this page is a twelve-month median, not an asking price and not an estimate of any particular house. Medians move when the mix of what sold moves, so a change from one pull to the next is not automatically a change in value.

At $422,500, Lakes of Bella Terra carries the fifth highest median sold price among the fifteen Richmond communities on the hub table, behind Aliana at $575,000, Harvest Green at $537,378, Long Meadow Farms at $490,000 and Veranda at $449,900. Its 2,617 square foot median ranks eighth. Price per square foot lands sixth at $168, and 66 sales put it eighth on volume. Read together, those four placings describe a solidly mid-upper community rather than a top-of-market one.

Speed sits in the middle as well. Thirty-three days is quicker than Pecan Grove at 34, Veranda at 48 and Harvest Green at 49, and slower than Long Meadow Farms at 27, Aliana at 25 and Rivers Edge at 20.

With 41 active listings against 66 sales in twelve months, months of supply works out to roughly 7.5. That is my arithmetic, actives divided by average monthly sales, and it assumes the next twelve months look like the last twelve. On the same method Long Meadow Farms sits near 7.6, Harvest Green also near 7.5, Pecan Grove near 4.8 and Richmond as a whole near 5.9.

What my own September 2026 MLS pull found

I ran a separate HAR MLS check on September 6, 2026 rather than take the hub row on trust. Filtering single-family listings by the subdivision text Bella Terra, for closings in the previous 365 days plus everything currently active, returned 122 records under 43 distinct subdivision strings. Stripping out the sixteen unrelated Bella Terra records described above leaves 35 strings belonging to this community: a bare name, numbered sections running from 1 through 38, and Lakes of Bella Terra West with four sections of its own.

What remained reproduced the published row almost exactly. My pull returned 65 closed sales against the table figure of 66, an identical 41 active listings, a $420,000 median against $422,500, $168.10 per square foot against $168, 2,627 square feet against 2,617, and the same 33 median days on market. Sale counts shift by one or two with how the date window gets drawn. Every price and size measure agreed.

The pull settled the ZIP question too. All 106 Lakes of Bella Terra records sat in 77406. Nothing appeared in 77407 or 77469, so this community lives inside one Richmond ZIP code rather than straddling two the way Long Meadow Farms does.

Reading it against ZIP 77406

ZIP 77406 as a whole closed 1,241 sales over the same window at a $420,000 median, $172 per square foot, 2,544 square feet and 42 days on market. Lakes of Bella Terra therefore sells at very close to the ZIP median price, on a slightly larger house, at four dollars less per square foot, and about nine days quicker. Its 66 sales make up roughly five percent of everything that closed in 77406.

That combination is the useful tension on this page. A buyer here pays the typical 77406 price for a bit more square footage. A seller here competes in the most expensive and slowest of the three Richmond ZIP codes while beating its pace by a comfortable margin.

Lakes of Bella Terra compared with Long Meadow Farms, Pecan Grove and Harvest Green

One snapshot, one table, all four communities counted the same way.

Source: Houston Association of Realtors MLS, single-family homes in ZIP codes 77406, 77407 and 77469, closed sales August 2025 through August 2026, active listings as of August 14, 2026, as published on my Richmond TX real estate guide.

What the gaps come to

The arithmetic below is mine, taken straight off that table. Against Long Meadow Farms, Lakes of Bella Terra sold for $67,500 less on a median home 401 square feet smaller, at a dollar less per foot, and took 6 days longer. Set beside Pecan Grove, it sold for $11,250 more on a median home 129 square feet smaller, at $20 more per foot, and moved a day faster. Against Harvest Green, it sold for $114,878 less on a median home 265 square feet smaller, at $30 less per foot, and moved 16 days faster.

Measured against Richmond as a whole, the median here runs $52,500 higher on a house 204 square feet bigger, at $2 more per foot, selling 4 days quicker. Sixty-six sales is about 2 percent of everything that closed in Richmond over the same window.

Read row by row, the trade stays consistent. Money buys square footage in Long Meadow Farms and newer stock in Harvest Green, while Lakes of Bella Terra sits between the older housing in Pecan Grove and those two, at a rate per foot within two dollars of the Richmond citywide figure.

Schools serving Lakes of Bella Terra Richmond TX

Richmond addresses fall under Lamar Consolidated ISD or Fort Bend ISD depending on the address, and the district line does not follow the ZIP code boundary. My Richmond hub says exactly that, and it gives the clearest example on the page: Aliana is Fort Bend ISD, Austin Point is Lamar CISD, two communities a few miles apart in two different districts.

This community covers 35 recorded MLS subdivision strings across dozens of sections, which leaves more than enough spread for the assignment to differ from one street to the next. For that reason I will not publish a single district or a campus list for the whole community here, and I will not repeat a campus name I have seen attached to some Richmond lots as though it covered every lot. Attendance zones also get redrawn between school years.

Confirm the assignment for the specific address you are considering, directly with Lamar CISD or Fort Bend ISD, before you make a decision that depends on it. School ratings do not appear anywhere on this site, and I will not tell you which campus is better. That judgment belongs to you, on your own criteria, and fair housing rules exist so that your agent stays out of it.

Who Lakes of Bella Terra Richmond is not a good fit for

Here is the honest other side, because I would rather lose a transaction than put someone in the wrong neighborhood.

A builder warranty on a brand-new house is not on offer here. The MLS build range stops at 2022, and most of what trades is older than that. Buyers whose budget tops out near the Richmond citywide median of $370,000 will find the $422,500 median a stretch, and Pecan Grove, Bonbrook Plantation or McCrary Meadows make more realistic starting points. If a published amenity package and a known annual assessment are what you are shopping on, note that I have confirmed neither from a citable source, so you would be relying on the seller disclosure and the resale certificate rather than on anything printed here. Anyone who needs one school district answer covering the whole neighborhood will not get it from this community either.

Lakes of Bella Terra Richmond TX: frequently asked questions

Where is Lakes of Bella Terra?

It carries a Richmond mailing address in Fort Bend County and sits entirely inside ZIP code 77406. My September 2026 MLS check found all 106 of its records, sold and active alike, in that one ZIP code, with none in 77407 and none in 77469.

What do homes in Lakes of Bella Terra cost?

Over the twelve months covered by the hub table, the median sale was $422,500, at about $168 per square foot, on a median 2,617 square feet. That is a median rather than a price for any particular house, and individual sales land well above and below it.

Is Lakes of Bella Terra the same as Long Meadow Farms?

No. Long Meadow Farms is a separate Richmond community with its own row: 77 sales at a $490,000 median, $169 per square foot, on a median 3,018 square feet, built 2004 to 2020. It also spans two ZIP codes rather than one. My Long Meadow Farms Richmond TX guide covers it in full.

Is Lakes of Bella Terra the same as the shopping center?

No. The Shops at Bella Terra is retail and shares nothing with this community except part of a name. Searches on the bare phrase Bella Terra pull heavily toward that center, and toward an unrelated subdivision filed in the MLS under Bella Terra Ph I and Ph II. Neither one is counted anywhere on this page. Keep the full name, Lakes of Bella Terra, when you search for houses.

Is Lakes of Bella Terra in Lamar CISD or Fort Bend ISD?

That depends on the address, and I will not guess it for you. Richmond is split between both districts, the boundary does not follow ZIP code lines, and this community covers dozens of recorded sections. Check the exact lot with the district before you rely on it.

Talk to a Lakes of Bella Terra Richmond broker

I have worked Fort Bend County since 2002 and I sell across Richmond, from the older established neighborhoods to the newest master-planned sections on the far west side. Anyone weighing this community against Long Meadow Farms, Pecan Grove or Harvest Green can have section-level numbers for the specific streets under consideration, plus a straight answer on where the trade lands for a given budget.

Owners, the same offer applies in reverse. Send me your address and you will get a straight read on where your house sits against the 66 sales behind that median, and what it would take to move it toward the top of the range.

Honest guidance, real local knowledge, and no pressure.

Call or text 281.387.1535, or email zach@zachregroup.com.

Browse more of the area on my Richmond TX real estate guide, compare the neighbors on my Long Meadow Farms, Pecan Grove and Harvest Green guides, or see every neighborhood I cover on the communities index.

By Zach Emmanouil, Broker Associate and Team Lead, ZACH R E GROUP at C.R. Realty. ABR, CNE, CLHMS, SRES. Serving Fort Bend County since 2002. 281.387.1535, zach@zachregroup.com. Texas Real Estate License #501920-B. The TREC Consumer Protection Notice and Information About Brokerage Services are linked in the footer of every page on this site. Equal Housing Opportunity.