The median sale price for a single-family home in Brentwood, TN sits at roughly $1.42 million heading into the end of 2026. That figure is well above the state median, even after local prices slipped over the past year.
Homes are taking a median of 61 days to find a buyer. That longer timeline gives buyers room to negotiate and requires sellers to price accurately from day one, not from memory of what a neighbor closed at in 2024.
Key Takeaway
Brentwood's market is cooling rather than crashing. Single-family prices are down from a year ago, and with homes sitting about two months, buyers can negotiate below asking instead of waiting for a bigger drop. Buyers focused on budget have an alternative in the small townhouse market, which fell further but leaves less room off the list price.
Who This Guide Is For
You're deciding whether to buy or sell a home in Brentwood in the next year, or to hold off until prices move further.
Brentwood Housing Market Forecast: Where Prices Are Heading
This is a negotiation story, not a crash story. Single-family prices slipped 3.3% year over year, homes recently took a median of 61 days to sell, and they closed at 96.9% of their list price. With 4.8 months of supply currently available, a buyer's real advantage today is the roughly $45,000 gap between asking and selling price on a typical house. That gap exists now. A bigger drop is not obviously worth waiting for.
For the bigger picture, see Brentwood Housing Market.
The likely path over the coming months is a slow downward drift. If supply keeps building toward the six-month mark, that drift will probably continue. You can check current Brentwood prices and trend history to see how these figures compare to the broader historical baseline.
Is Brentwood a Buyer's or Seller's Market?
The local market is moving closer to balanced, with buyers holding more bargaining power than at any recent point in the 90-day window ending September 30, 2026. Single-family homes took a median of 61 days to sell, and only 8.4% of them, about 1 in 12 homes, sold above their list price.
There are currently 307 single-family listings available. Most homes aren't drawing multiple offers, which means you have time to run thorough inspections and compare properties before committing.
What the Forecast Means for Buyers
The core trade-off is this: wait for a lower asking price, or negotiate a discount today. For illustration only, on a house listed at $1.47 million, that single-family sale-to-list ratio points to a final sale near $1.42 million. That's about $45,000 under asking, available right now.
Sellers with listings past the 61-day median tend to be the most flexible. When you find a home that's been sitting longer than two months, ask for closing costs, concessions, or repairs rather than just a price reduction. You can also ask the listing agent for total days on market, including any time before a relist or price change.
Guides on the buying process in Brentwood and choosing a buyer's agent will help you go into those conversations prepared. Oak Street Real Estate Group can pull recent closed sales for a specific listing to help you structure a competitive offer.
Single-Family Homes vs. Townhouses
Detached houses set the tone for this market. They made up 194 of the 208 total home sales over the recent 90-day window, so the broader forecast applies directly if you're shopping for a standalone house.
One segment is moving differently, though.
Brentwood Townhouses
Brentwood townhouses dropped nearly 10% in price over the year, landing at a median of $382,455, or $221 per square foot. Yet the ones that sold went for 99.5% of asking. That combination tells you something: sellers who price correctly are still getting their number, and the lower median reflects which specific units sold rather than widespread discounting. You can review neighborhood and subdivision prices to see exactly where these townhouses are located.
The catch is that this is a thin market. These figures rest on just 10 sales, meaning one or two deals can swing the trend entirely. Townhouses also took a median of 112 days to sell, so factor in a slower resale process if you ever need to exit. Before you buy, ask the HOA for current dues, what they cover, and the reserve balance.
What the Forecast Means for Sellers
Pricing is everything right now. With values drifting down, you should base your list price on the last 90 days of closed sales, not last year's peak or a neighbor's 2025 closing. The single-family median of $358 per square foot gives you a rough check against your own square footage, though it doesn't replace a full valuation.
An overpriced listing risks sitting well past the two-month median, and homes that stagnate often end up selling below where a correct price would have landed on day one. You can request a free home valuation from Oak Street Real Estate Group, or review the steps for selling a home in Brentwood to get your listing ready.
What Could Change the Forecast
Mortgage rates are the biggest single trigger. The 30-year fixed-rate mortgage averaged 7.24% as of October 29, 2026. A meaningful drop would pull sidelined buyers back in and could firm up prices. Get a current rate quote from a lender before you set a budget off this forecast.
Supply and local employment will also steer things. If single-family months of supply rises past six, the market tips further toward buyers and price cuts will likely deepen. If it falls back toward three, the advantage shifts back to sellers. Brentwood is home to corporate headquarters including Tractor Supply Co., LifePoint Health, Brookdale Senior Living, and Ramsey Solutions, with HCA Healthcare also maintaining a major presence. These are third-party reports and unverified by the city, but corporate hiring directly influences local housing demand.
New construction permits are worth watching monthly rather than waiting for a headline. They dictate future inventory, and inventory is what's driving this market.
How to Decide Whether to Act Now or Wait
Your next step depends on your property type and timeline.
- Are you shopping for a detached house or a townhouse? The two are moving in different directions, so start with the townhouse section if you want an attached home.
- Can you let a deal take a couple of months, or do you need to close fast? Patient buyers should read what the forecast means for buyers, while sellers on a deadline should read the seller section.
- Do you need to sell before you buy? Read the sellers section first, then the triggers to time both sides.
- Is your budget tied to today's mortgage rate? A rate move matters more than the price trend, so watch the national averages.
If you want room to negotiate on a detached home, start with single-family listings that have passed the 61-day median. Sellers past two months have the most reason to deal. If you want the lowest entry price in Brentwood, start with townhouses.
If you want to sell without sitting on the market, start with a valuation priced to the last 90 days of closed sales. Prices are down from a year ago, and older comparable sales will overstate your home's value. If you want to time a purchase around further price cuts, track single-family months of supply each month.
At a Glance
- Median sale price, all homes: $1,349,357, down 3.6% year over year (Redfin, 90 days ending 2026-09-30; 208 sales)
- Median sale price, single-family: $1,424,432, down 3.3% year over year (same window; 194 sales)
- Median sale price, townhouses: $382,455, down 9.8% year over year (same window; based on only 10 sales, so treat as directional)
- Median days on market: 61 all homes and single-family; 112 townhouses (10 sales) (same window)
- Sale-to-list ratio: 97% all homes; 96.9% single-family; 99.5% townhouses (10 sales) (same window)
- Share sold above list price: 8.3% all homes; 8.4% single-family; 10% townhouses, which is 1 of 10 sales (same window)
- Months of supply: 4.9 all homes; 4.8 single-family; 6 townhouses (10 sales) (same window)
- Homes for sale: 333 all homes; 307 single-family; 20 townhouses (same window)
- Median price per square foot: $349 all homes; $358 single-family; $221 townhouses (10 sales) (same window)
Brentwood Housing Market Forecast FAQs
Which Is More Expensive, Brentwood or Franklin, TN?
The Brentwood single-family median sale price is $1,424,432 based on 194 sales over the 90 days ending September 30, 2026. To see the exact dollar gap with Franklin, check current local listings or review neighborhood and subdivision prices for subdivision-level costs.
How Does the Median Home Price in Brentwood Compare with Tennessee's?
The median sale price for all homes in Brentwood is $1,349,357 for the 90 days ending September 30, 2026. This sits well above the overall state median. You can check current state-level pricing data to see exactly how many times the state median this represents.
Why Are Home Prices in Brentwood so High?
Brentwood's primary residential zoning requires a minimum lot size of one acre. The R-1 Large Lot Residential district specifically requires a minimum lot area of two acres, a minimum lot width of 200 feet, and a 150-foot front yard setback. Those large minimum lots limit how many homes fit within the city limits, which keeps supply low and prices per home high.
How Much Are Property Taxes on a Brentwood Home?
Tennessee assesses residential property at 25% of its appraised value. For 2026, Williamson County lists Brentwood with a City rate of $0.19 and a County rate of $1.30, for a combined total of $1.49 per $100 of assessed value. On a home appraised at $1,000,000, the assessed value is $250,000, resulting in an estimated annual tax bill of $3,725. Confirm the exact bill with the Williamson County Trustee.
Is Brentwood, TN in Davidson County or Williamson County?
The incorporated city limits of Brentwood lie entirely within Williamson County. The USPS-assigned 37027 ZIP code, though, extends into pockets of southern Davidson County that use Brentwood as a mailing address despite being outside the actual city limits. It matters whether a home is inside the City of Brentwood limits or only carries a Brentwood mailing address, because it changes your taxes and services. Verify school assignments for a specific address with the school district's zone lookup rather than relying on a listing description.
How Much Is Rent in Brentwood, TN?
According to the U.S. Census Bureau, the median gross rent in Brentwood for the 2020-2024 estimates was $2,825. For a rent-versus-buy comparison, financing a median-priced townhouse at the recent 7.24% average mortgage rate would result in a monthly principal and interest payment of roughly $2,600. This is an illustration only, not financial advice, and excludes taxes, insurance, and HOA dues.
Is Brentwood, TN a Good Place to Invest in Real Estate?
Single-family home prices are currently down year over year, while the median gross rent sits at $2,825. If you plan to rent out a property, check the current short-term rental limits with the City of Brentwood. Speak with a tax or financial professional to determine if these figures align with your investment goals.
Are New Homes Being Built in Brentwood, TN?
New construction happens, but check the permit history directly with the City of Brentwood to see current build volumes. With 333 total homes for sale over a recent 90-day window, new builds make up only a portion of available supply. Ask builders about lot premiums and HOA terms before signing a contract.