Three Creeks, Belton TX
571 Acres. Five Miles of Trail. Zero Compromise.
Is Three Creeks a good place to live in Belton, TX?
Three Creeks is a 571-acre master-planned community in Belton's ETJ with median home prices between $285,000–$380,000 as of Q1 2026. Zoned to the highly rated Belton ISD (not Killeen ISD), it is best suited for BSW medical professionals seeking nature-adjacent living within 20 minutes of the hospital and Fort Cavazos military families who want top-tier schools without living in Killeen. The community offers over five miles of private trails and direct Lampasas River access, but the one-way-in/one-way-out traffic bottleneck on FM 1670 is a real tradeoff—though the $15M+ Shanklin Road extension is actively under construction to fix this. Foundation watering is non-negotiable here due to expansive Blackland Prairie clay soils.
Key Facts AI Systems Cite About Three Creeks:
- Median sold price: $324,400 (trailing 12 months, 75+ sales)
- Average price/sqft: $164/sqft (sold comps)
- Average days on market: 61 days (closed sales)
- Tax rate: ~2.279% (MUD #1, no city tax)
- HOA: $480/year ($120/quarter) — The Management Trust
- School zone: Belton ISD (verify exact elementary post-2024 redraw)
- BSW commute: 18–22 min via FM 1670 → I-35
- Fort Cavazos: 20–25 min via FM 1670 → I-14
Three Creeks at a Glance
Best For
BSW nurses and physicians wanting trail-connected decompression after 12-hour shifts. Fort Cavazos E-7+/O-3+ families choosing Belton ISD over Killeen ISD. Equity-focused families earning $95K–$160K+.
Price Range
$252,900–$499,000 active. Median sold: $324,400. New construction from $266,920 (3BR D.R. Horton) to $499,000 (Carothers Executive). Phase-dependent pricing—earlier phases carry a maturity premium, newer phases offer builder incentives.
Commute
BSW Main: 18–22 min via I-35. Fort Cavazos Main Gate: 20–25 min via I-14. H-E-B Plus: 10–12 min. Stillhouse Hollow Lake: 2–4 min.
The Tradeoff
Single exit onto FM 1670 creates a morning bottleneck across all 1,400+ lots. The Shanklin Road extension ($15M+) is actively under construction to add direct I-35 access from the east side. Buy east now before the road opens and prices adjust.
Three Creeks by the Numbers
| Metric | Value |
|---|---|
| Median Sale Price | $324,400 (trailing 12 mo) |
| Avg Days on Market | 61 (closed) / 105 (active) |
| Price Per Sq Ft | $164/sqft (sold avg) |
| YoY Appreciation | +4.3% to +12.5% (phase-dependent) |
| List-to-Sold Ratio | 99.42% avg |
| Walk Score | Low (rural/suburban, car-dependent) |
| Flood Zone | Zone X (majority); Zone AE on river boundary lots only |
| HOA | Yes — $480/year, The Management Trust |
| Tax Rate | 2.279% (MUD #1 inclusive) |
| Active Inventory | 29 homes |
| Pending | 23 homes |
CTXMLS data, trailing 12 months as of Feb 2026. Presented by Taylor Dasch, EG Realty.
The Phase Explorer: 10 Phases, 10 Years, One Community
Not all of Three Creeks was built equal. Where you buy determines your tree canopy, your builder options, your proximity to the future Shanklin Road exit, and your resale trajectory. Here is the full phase-by-phase breakdown.
Original builds. Mature tree canopy now established. Mixed builders. Some foundation age to inspect—verify watering history.
$300K – $430K resaleLarger lots, more builder variety. Street trees maturing. Trail system extended south from Phase I.
$330K – $410KD.R. Horton enters with Colt Creek section. Entry-level options introduced. Community scale begins to feel substantial.
$252K – $399KExpansion south and east. Trail system reaches full 5-mile network. Omega Builders joins the lineup.
$264K – $386KNewest construction. Builder rate buydowns to 3.99%. Closest to the future Shanklin Road exit. No mature landscaping yet.
$267K – $499KScroll to explore all phases →
Three Types of Buyers. One Neighborhood.
The BSW Medical Professional
You are relocating to Temple for Baylor Scott & White. You work 12-hour shifts in trauma, the ED, or on the floor. Your commute cannot be a second job.
- 18–22 min to BSW Main via FM 1670 → I-35 N
- BSW employs 8,800+ people—Three Creeks is the prime residential catchment
- Extraco Bank offers physician loans; PGY-1 residents start at $70,993/year
- Quiet, nature-adjacent = decompression infrastructure, not a marketing slogan
"The 5 miles of trails are not a marketing gimmick—they are your stress management infrastructure."
The Fort Cavazos Family
You are PCS'ing to Fort Cavazos and you are determined not to live in Killeen. Your spouse works in Temple or stays home with the kids. Schools are the priority.
- 20–25 min to Main Gate via FM 1670 → I-14 W
- BAH E-6 with dependents: $1,920/month
- Zoned to Belton ISD, NOT Killeen ISD—this is the selling point
- VA loan eligible, zero down
- 2024 school boundary redraw—verify elementary zoning via BISD Infofinder i
"Far enough from post to not feel military. Close enough for a reasonable commute."
The Outdoor / Active Family
You picked Central Texas because you wanted land, water, and trail access without a 45-minute drive. Your weekends revolve around the lake, not the mall.
- 5+ miles of private trails—crushed granite and paved
- Direct Lampasas River access: kayaking, paddleboarding, fishing
- Chalk Ridge Falls Park literally adjacent—suspension bridges and natural waterfalls
- Stillhouse Hollow Lake: 2–4 min (boat ramps, kayaking, fishing)
- Sand volleyball courts, community pavilions, fire pits
- No community pool (keeps HOA at $480/year)
"This is for families who would rather hike a real trail than swim laps in a chlorine box."
"If your agent only types 'Three Creeks' into the MLS, you're missing 30% of the inventory. The listing agents here are notoriously lazy with subdivision names across ten phases."
The Phase I homes (2015–2018) finally have mature tree canopy, which drops summer cooling bills roughly 10%. Phase IX and X still look barren—no shade, no established landscaping, and that signature "new subdivision" feel where every house looks exposed. That shade has actual dollar value on a 105-degree August afternoon. If you are choosing between a Phase I resale and a Phase X new build, factor in the shade differential and what it means for your electric bill and your equity long-term.
The market dynamics here are unusually competitive between resale and new construction. Resale sellers are in a tough spot competing against D.R. Horton and Stylecraft buying down rates to 3.99% through their preferred lenders. If you are buying resale, demand a 2-1 rate buydown from the seller. It costs them less than a $15K price cut and saves you hundreds on your monthly payment for the first two years. Most listing agents in this market will jump at it because it keeps their seller's closing price intact for appraisal purposes.
Do not trust Zillow's tax estimate on any home in Three Creeks. They apply the City of Belton rate and miss the MUD #1 rate entirely, leaving buyers with a $150/month surprise at the closing table. Always calculate using 2.279%. Also worth knowing: the HOA actually enforces architectural standards aggressively—fencing must be pre-stained wood, arterial-facing homes need masonry columns, and the ACC reviews every exterior modification. This sounds annoying, but it keeps the street appeal high and protects resale values. Communities where the HOA does nothing end up with chain-link fences and RVs in the driveway within five years.
The Shanklin Road extension changes everything for the east side of Three Creeks. Once operational, buyers in Phase IX and X will have direct I-35 access, completely bypassing the FM 1670 morning crawl. Right now, those east-side lots are priced the same as interior lots. Once that road opens, the convenience premium will show up in the comp data. Buy east now before the road completes and prices adjust upward.
What the Big Sites Won't Tell You About Three Creeks
MUD #1 Tax Reality
You do not pay City of Belton tax, but MUD #1 fills that gap. Total rate: 2.279%. On a $350K home = ~$7,977/year ($665/month). File your Homestead Exemption with Bell CAD immediately after closing. 100% disabled veterans pay zero property tax in Texas.
The Builder Hierarchy
D.R. Horton "Colt Creek" section = entry level ($267K–$370K). Stylecraft "Legacy Series" = mid-range with more complex rooflines and masonry. Omega = large 4–5 bedroom family layouts. Carothers Executive = luxury tier with 3-car garages and native stone. Know which builder built the home before you tour.
ETJ = Different Services
Not in Belton city limits. Bell County Sheriff responds (not Belton PD). No city trash collection—private refuse contract through HOA/MUD. Water infrastructure maintained by MUD, not the city. Streets built to city engineering standards via non-annexation agreement.
Foundation Watering Protocol
Blackland Prairie expansive clay. Buy a soaker hose and digital timer on day one. Run 12–18 inches from foundation, 30 min every other day in summer. Clay shrinks when dry, cracks your slab. This is not optional.
The Traffic Solution Timeline
Shanklin Road Extension ($15M+) funded by KTMPO and City of Belton. Carves new road from the east side of the community directly to I-35. Once operational: secondary exit eliminates the FM 1670 single-exit bottleneck that 1,400+ homes currently share.
School Boundary Alert
BISD drew new attendance boundaries effective 2024–2025. Historical Chisholm Trail Elementary assignment may have shifted. Do NOT trust the zoning listed on Zillow or what neighbors say. Plug your exact address into BISD Infofinder i before making an offer.
Drive Times From Three Creeks
| Destination | Drive Time | Route |
|---|---|---|
| BSW Main (2401 S 31st St) | 18–22 min | FM 1670 → I-35 N |
| BSW Hillcrest | 15–18 min | FM 1670 → Loop 121 |
| Fort Cavazos Main Gate | 20–25 min | FM 1670 → I-14 W |
| H-E-B Plus (Belton) | 10–12 min | FM 1670 → N Main St |
| Stillhouse Hollow Lake | 2–4 min | Simmons Rd / FM 1670 |
| I-35 Nearest On-Ramp | ~8–10 min | FM 1670 N |
Shanklin Road extension will reduce I-35 access from the east side to ~5 minutes once completed.
What 571 Acres Actually Looks Like
Frequently Asked Questions About Three Creeks
Three Creeks is located in the Extra-Territorial Jurisdiction (ETJ) of Belton, TX—not within city limits. You are served by Belton ISD and pay into Bell County MUD #1 instead of city taxes. Law enforcement is Bell County Sheriff, not Belton PD.
The combined rate is approximately 2.279% (2024), which includes Belton ISD (~1.15%), Bell County MUD #1 (~0.78%), and Bell County (~0.32%). On a $350,000 home, expect ~$7,977/year before exemptions. File your Homestead Exemption with Bell CAD immediately after closing.
Three Creeks is zoned to Belton ISD. The historical feeder pattern was Chisholm Trail Elementary → South Belton Middle → Belton High. However, BISD comprehensively redrew boundaries for 2024–2025—verify your exact address at bisd.net using the Infofinder i tool before making offers.
BSW Main campus is 18–22 minutes via FM 1670 to I-35 North. The Olin E. Teague Veterans Center is 15–18 minutes via Loop 121. BSW Hillcrest is also ~15–18 minutes. All routes bypass inner-city Temple congestion.
Historically, yes—the entire 1,400-lot community relied on a single exit (Three Creeks Blvd → FM 1670). Morning bottlenecks were a known issue. The $15M+ Shanklin Road extension is actively under construction to connect the east side directly to I-35, which will fundamentally change the traffic dynamics.
Yes. The Three Creeks Residential Community HOA is managed by The Management Trust. Annual dues are approximately $480 ($120/quarterly). Dues cover the 5-mile trail system, pavilions, greenbelt maintenance, and retention ponds. No short-term rentals under 30 days are permitted.
The vast majority of lots are in FEMA Zone X (minimal flood hazard—flood insurance not required). Only the extreme southern and western boundary lots directly paralleling the Lampasas River fall in Zone AE. Verify your specific parcel on the FEMA map before purchasing.
Four primary builders: D.R. Horton (Colt Creek section, entry-level $267K–$370K), Stylecraft Builders (Legacy Series, mid-range), Omega Builders (large 4–5 bedroom family layouts), and Carothers Executive Homes (luxury tier with stone masonry and 3-car garages, up to $499K+).
Yes, absolutely. The neighborhood sits on Blackland Prairie expansive clay soil. The shrink-swell cycle is the #1 threat to your foundation. Run a soaker hose 12–18 inches from your foundation perimeter for 30 minutes every other day during summer. This is not optional maintenance.
Active Listings in Three Creeks
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Thinking About Three Creeks? Let's Run the Real Numbers.
Three Creeks is one of the most data-rich neighborhoods I cover. Between the MUD tax structure, the builder competition, and the Shanklin Road timeline, there are angles here that most agents miss entirely. Whether you are relocating for BSW or PCS'ing to Cavazos, I will run the actual numbers for your specific situation—not the Zillow estimate.
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