The median home price in Brentwood, TN, recently sat at $1,349,357, representing a modest dip compared to the same time last year. Because 194 of the 208 sales over the 90 days ending September 30, 2026, were single-family homes, that overall median is effectively a house price.
That decrease means a house that cost a given amount last year now trades slightly lower. That's a modest opening for buyers, not a market crash. Real estate data reports medians rather than averages because a mean would be pulled artificially higher by top-end sales, making the median a better guide to a typical purchase. You can check our Brentwood housing market page for a wider look at local trends.
Key Takeaway
A typical Brentwood home sold for about $1.35 million in the 90 days ending September 30, 2026, and almost all of those sales were single-family houses, where buyers are closing roughly 3% under asking. If you need to spend far less, townhouses are the only real alternative. That market is a handful of sales a quarter, and sellers there are giving up little at the offer.
Who This Guide Is For
You are trying to pin down what a home in Brentwood will cost you, and whether to aim for a house or a townhouse, before you set a budget or talk to a lender.
How to Narrow Your Brentwood Budget
Is your ceiling well under $1 million? The townhouse profile in the property types section below is your starting point. Our neighborhoods page shows which subdivisions to search.
Will you finance with a loan above the conforming limit? Go to the typical house costs section for the down payment, property tax, and monthly payment example.
How long can you keep searching? Houses typically take about two months to sell, which is where offers under asking work, while townhouses sit longer but close near list.
Do you have to sell a Brentwood home first? Read the market outlook section below and check our valuation and selling pages.
Brentwood Home Prices by Property Type
Houses made up 194 of the 208 homes sold in Brentwood over the quarter, so the typical Brentwood home is a house. The only sub-$1 million entry point the data shows is the townhouse market, which gives the most space per dollar.
The choice between the two dictates your budget, timeline, and negotiating room. A house sits at the city's main price level, while the townhouse tier operates on very thin inventory.
Single-Family Homes
The median sale price for a single-family home is $1,424,432 based on 194 sales over the 90 days ending September 30, 2026. Buyers paid a median of $358 per square foot during that window. A 3,000-square-foot listing at that rate lands near $1.07 million. You can review our Brentwood neighborhoods page to see how prices spread by subdivision.
What you give up is easy financing. Nearly every purchase at this price runs above the 2026 conforming loan limit of $1,029,250 for a one-unit home in Williamson County, which usually means jumbo-loan rates, larger reserves, and stricter approval. Get a written jumbo loan estimate, including the rate and any cash-reserve requirement, before writing offers.
Townhouses
The townhouse median sale price is $382,455 based on just 10 sales over the 90 days ending September 30, 2026. With a sample that small, one or two unusual sales can move the median, so treat this as a rough guide rather than a reliable trend. A Brentwood townhouse has been selling for roughly a quarter of what a house goes for.
Buyers paid a median of $221 per square foot, which is the most square footage per dollar in the city. The tradeoff is the tiny selection: only about 20 listings available at any time. Ask each townhouse HOA for current monthly dues, what they cover, the reserve balance, and any planned special assessments.
How Much Room You Have to Negotiate
A 96.9% sale-to-list ratio for houses means buyers get roughly 3 cents off each asking dollar, or about $44,000 on a home at the single-family median. Only 8.4% of houses sold above list, about 1 in 12, so bidding wars are the exception. A 61-day median on market means listings past two months are where sellers are most open to offers.
Check a listing's price history and days on market before deciding how far under asking to offer. If you want a detached house and the most room to negotiate, start with single-family listings that have been on the market past the 61-day median.
Townhouse prices fell 9.8% year over year (based on 10 sales), yet sales closed at 99.5% of list after a 112-day median. The discount came through the list price and time on market, not the offer itself. A lowball offer on a fairly priced townhouse is less likely to land.
What It Costs to Buy a Typical Brentwood House
Even with 20% down, the typical Brentwood house leaves a loan over $1.1 million. The math changes depending on your exact down payment, loan type, and the property's location. Buyers should factor property taxes, closing costs, and insurance into their cash required to close and monthly budget. If you want to compare house prices across subdivisions before you tour, start with our Brentwood neighborhoods page.
Down Payment and Loan Size
A 20% down payment on the single-family median above is about $284,886, leaving a loan of approximately $1,139,546. Buyers also pay Tennessee's recordation tax on the transfer at closing.
You can check our buying guide for the rest of the closing costs. Jumbo lenders often want cash reserves after closing on top of the down payment, so ask your lender how many months of payments they require before you get too far into the process.
Property Taxes
Tennessee only taxes a quarter of a home's appraised value, which is why bills here can look low next to the purchase price. The state assesses residential property at 25% of its appraised value. Brentwood addresses pay a city rate of $0.19 per $100 of assessed value for 2026, which combines with Williamson County's $1.30 rate for a total of $1.49 per $100.
On a house at the single-family median, the assessed value is roughly $356,108, making the annual tax bill about $5,306, or $442 a month.
Some 37027 zip code addresses fall in Davidson County, which has a higher Metro-wide rate of $2.814 in the Urban Services District and $2.782 in the General Services District for 2026. New appraisals can raise the bill after a purchase, so confirm whether an address is in Williamson or Davidson County on the county assessor's site before estimating property tax.
Monthly Payment Example
Freddie Mac 30-year fixed rates during September 2026 ranged from 6.71% to 7.03%. Combining principal and interest on the $1,139,546 loan above with the $442 monthly Williamson County property tax gives a baseline monthly cost. Get a homeowners insurance quote for the specific address rather than relying on an average.
The same math on a townhouse yields a fraction of the payment, plus HOA dues. The survey rate is an average for conforming loans, so your jumbo quote, credit, and reserves will set the real payment. Get a written loan estimate before you write offers.
Brentwood Housing Market Outlook
The market recently showed 307 single-family listings against 194 sales in 90 days, leaving 4.8 months of supply. That gives buyers choice and time to compare, paired with the modest 3.3% year-over-year price softening for houses.
Sellers should price to the market because buyers can clearly see the available inventory. You can review our property valuation and selling pages for the full process, and our housing market page for the complete forecast.
Brentwood Home Prices at a Glance
- All homes, median sale price: $1,349,357 (90 days ending Sept 30, 2026; 208 sales)
- All homes, change in median sale price vs a year earlier: -3.6% (90 days ending Sept 30, 2026)
- All homes, median price per square foot: $349 (90 days ending Sept 30, 2026)
- All homes, median days on market: 61; sale-to-list: 97%; sold above list: 8.3% (90 days ending Sept 30, 2026)
- All homes, inventory: 333 listings; months of supply: 4.9 (90 days ending Sept 30, 2026)
- Single-family, median sale price: $1,424,432, down 3.3% year over year (90 days ending Sept 30, 2026; 194 sales)
- Single-family, median price per square foot: $358 (90 days ending Sept 30, 2026)
- Single-family, median days on market: 61; sale-to-list: 96.9%; sold above list: 8.4% (90 days ending Sept 30, 2026)
- Single-family, inventory: 307 listings; months of supply: 4.8 (90 days ending Sept 30, 2026)
- Townhouse, median sale price: $382,455, down 9.8% year over year (90 days ending Sept 30, 2026; based on only 10 sales, so treat as a rough guide)
- Townhouse, median price per square foot: $221 (90 days ending Sept 30, 2026; 10 sales)
- Townhouse, median days on market: 112; sale-to-list: 99.5%; sold above list: 10%, i.e. 1 of 10 sales (90 days ending Sept 30, 2026)
- Townhouse, inventory: 20 listings; months of supply: 6 (90 days ending Sept 30, 2026)
Brentwood, TN Home Price FAQs
Which Is More Expensive, Brentwood or Franklin, TN?
Brentwood is more expensive. The Brentwood single-family median is above $1.4 million for the 90 days ending September 30, 2026. You should check current Redfin data for Franklin's single-family median sale price to see the exact dollar gap.
How Does Brentwood Compare to the Median Home Price in Tennessee?
Brentwood home prices are higher than the state median. You can check current Redfin data for the Tennessee median sale price to see exactly how many times higher Brentwood's all-homes median sits compared to the state figure.
How Much Does It Cost to Build a 2,000 Sq Ft House in Brentwood?
The final cost depends on current materials and land prices. Price comparable lots through recent land sales and get written bids from builders for the construction cost per square foot. A 2,000-square-foot resale house at the single-family median per-square-foot rate costs about $716,000, so new construction on a priced lot will likely run higher.
What Is the Most Expensive Neighborhood in Brentwood?
The highest prices depend entirely on the subdivision. You can compare recent sold prices for the subdivisions you are considering on our Brentwood neighborhoods page.
Is Brentwood, TN in Davidson County?
Most of the city is in Williamson County, but some 37027 zip code addresses cross into Davidson County. This matters because the county sets your property tax rate. Confirm the county for any address on the assessor's site.
Is Brentwood, TN Expensive to Live In?
Yes, housing is the main expense, with a single-family median over $1.4 million. One offsetting financial benefit is that Tennessee has no individual income tax on wages, employer-sponsored retirement income, or most other forms of income. You can read our pros and cons guide for a wider look at the local cost of living.
What Salary Do You Need to Buy a Home in Brentwood?
It depends on your down payment and loan terms. For manually underwritten mortgages, the Freddie Mac and CFPB guideline is that your total monthly housing obligations should be no more than 28% of your pre-tax income. Get preapproved for your actual numbers. A townhouse budget requires far less income than a single-family house.
How Far Is Brentwood, TN from Downtown Nashville?
Brentwood sits directly south of Nashville along Interstate 65. Check a mapping app at the hours you would commute to see the exact distance and drive time from a specific address.