Inside 77401: Bellaire's 31 Verified Sales, Counted Sale by Sale

# Inside 77401: Bellaire's 31 Verified Sales, Counted Sale by Sale **DirtIQ Journal — October 19, 2026** Last week this journal opened up what "verified" means in DirtIQ's comparable-sales registry — and why 799 verified comp *records* resolve to 88 distinct verified *sales* when you count a closed sale once, no matter how many lots it helps price. This week we take the same counting discipline to the deepest ZIP in the registry: 77401, Bellaire. Every figure below was recomputed from the registry on October 19, 2026, using the same definition as last week: a verified comparable sale is distinct by address, sale price, and sale date, with address formatting normalized. Records are the rows; sales are the closed deals behind them. The two are never interchanged here. ## 77401, right now Bellaire's verified file holds **113 records**. Keyed the strict way, those records resolve to **31 distinct verified comparable sales at 30 distinct addresses** — the deepest distinct-sales file of any ZIP in the registry (77008, the Heights, is next at 22). Those 31 sales support 33 subject lots in the registry. Counted over the 31 distinct sales, as of October 19, 2026: - **Median sale price: $1,650,000** (30 of the 31 sales carry a price; the range runs $444,000 to $2,650,000) - **Median price per square foot: $376** (computed over the 26 sales carrying both a price and a living area) - **Median living area: 4,669 SF** (range 3,860 to 5,700 SF) - **Build years 2024 to 2026** — these are new-build comparables, not Bellaire's existing housing stock - **Sale dates on record run from October 15, 2024 to June 26, 2026** - **Lot size is present on 24 of the 31 sales** — the other 7 are stated as a gap, not filled in Every one of the 113 verified records behind these figures carries its source link in the registry. That is the whole standard: if a number can't be traced to a checked record, it doesn't get published. ## Why depth is uneven — and why we say so Depth is not uniform across the five Live ZIPs, and the registry doesn't pretend otherwise. Counted the same way on the same day: 77401 holds 31 distinct verified sales and 77008 holds 22, while 77096's 245 verified records — the largest record file of any ZIP — resolve to just 8 distinct sales, because the same closed sales are attached to many subject lots there. A record count measures linkage. A distinct-sales count measures evidence. Builders pricing a Bellaire lot get the second number. The lot-level view says the same thing. Of the 229 lots in the registry, **221 cite at least 3 distinct verified comparable sales**; 157 cite exactly 3. Eight lots sit below that floor — six in 77008, one in 77401, one in 77418 — and they are named here as the gap they are, because the next sourcing work goes to them first. ## The queue behind the count The registry holds 894 records today: **799 Verified, 59 Candidate, 36 Rejected** (updated October 20, 2026, after a duplicate-and-integrity pass on the file). The 59 candidate records hold 28 distinct sales; no candidate is promoted without its source check — 20 of those sales are source-confirmed and queued, 8 sit in conflict between sources and stay candidates until the conflict resolves. Eleven of the candidate records are blocked on a missing sale price, and in a non-disclosure state a missing price resolves only from a source — never from an estimate. ## Evidence before estimates If you're pricing a Bellaire lot today, the honest starting point is not a portal's asking prices. It's 31 closed, checked, source-linked sales with a median of $1,650,000 and $376 a square foot — and a published list of exactly where the file is still thin. Open the ZIP in Explore and read the aggregates yourself: dirtiq.tech --- *Methodology & sources: All figures recomputed from DirtIQ's New Build Comparables registry on October 19, 2026 and updated October 20, 2026 (894 records by Status: 799 Verified / 59 Candidate / 36 Rejected). "Verified comparable sales" = distinct sales keyed by address + sale price + sale date, address formatting normalized (case-folded, punctuation stripped, whitespace collapsed): 799 verified records = 88 distinct sales at 87 distinct addresses registry-wide. 77401 figures are computed over that ZIP's 31 distinct sales (113 verified records, 30 distinct addresses, supporting 33 subject lots) unless labeled as record counts. Lot-level counts are distinct verified sales per subject lot over all 229 Lots records. Coverage: DirtIQ ZIP Territories table, October 19, 2026 (1,935 ZIPs; Coverage Status: 5 Live — 77005, 77008, 77025, 77096, 77401 — and 1,930 Planned). Every verified record retains its source URL in the registry.*