Brentwood Homes Under $1,000,000

WILLIAMSON COUNTY AND DAVIDSON COUNTY | 37027 | ACTIVE LISTINGS AND MARKET DATA

Brentwood Homes For Sale Under $1,000,000

The under-$1M tier in Brentwood is the most complex and most misunderstood segment of the 37027 market. 193 closed sales over the rolling 12 months at a median of $880,000 — but that headline number requires context before it is useful. 56 of those 193 sales (29%) are in the Davidson County portion of Brentwood 37027, assigned to John Overton High School rather than Brentwood High or Ravenwood High. These are genuine Brentwood addresses and genuine sub-$1M opportunities, but they carry Metro Nashville school assignments and Davidson County property taxes rather than Williamson County rates. Understanding this split is the most important thing a buyer targeting sub-$1M Brentwood can know before they start searching. Compass and Parks represented 39.9% of all transactions — 77 of 193 closed sales.

Brentwood Under $1M: Market Data

Data from RealTracs MLS. Rolling 12-month period.

The Davidson County Factor

Brentwood 37027 straddles both Williamson County and Davidson County. The county line runs through the middle of the zip code, and approximately 29% of the under-$1M sales in this dataset — 56 of 193 — are on the Davidson County side. These homes are genuine Brentwood addresses, genuine 37027 zip codes, and they sit on the same streets and in the same neighborhoods as Williamson County homes. But they are assigned to Granbery Elementary and John Overton High School (Metro Nashville Public Schools), carry Davidson County property tax rates, and in some cases sit in Nashville city limits.

For some buyers, the Davidson County portion is a feature: lower purchase prices ($843,750 median vs $880,000 for Williamson County sales), the same 37027 Brentwood address, and proximity to the same amenities. For buyers who specifically need Williamson County Schools, the Davidson County homes in this tier are simply not eligible. The single most important thing Patrick tells every sub-$1M Brentwood buyer at the first conversation: know which county your specific address falls in before you make an offer. The MLS listing and the school data both show this, but buyers who find homes on Zillow and do not verify the county before submitting offers sometimes discover the school assignment surprise only after they’re under contract. Call 615-682-1718 — Patrick verifies the county for every home before making an offer.

Price Tier Breakdown

The $800K to $899K bracket is where most of the action concentrates at 92 of 193 sales. The $900K to $999K bracket had 69 sales — nearly as active. Together these two sub-tiers account for 83% of all volume in this search. Only 2 sales fell below $700K, confirming that genuine sub-$700K Brentwood single-family inventory is nearly extinct in the current market.

Communities to Explore Under $1M

The under-$1M tier spans both single-family homes in established communities and attached condos and townhomes. Here are the communities with meaningful transaction data and their key characteristics.

Brenthaven | 7 Sales | Median $935,000 | Brentwood High

The highest-volume Williamson County community in this tier with 7 closings at $815,000 to $1,213,000 and a $935,000 median. Compass/Parks on 29% (2 of 7). Brenthaven is one of the original established Brentwood communities — larger lots, mature landscaping, Brentwood High. The most accessible Williamson County WCS entry at this price tier.

Williams Grove | 7 Sales | Median $842,500 | Davidson County / John Overton

Seven closings at $775,000 to $995,000 on the Davidson County side of Brentwood. Compass/Parks 29% (2 of 7). Williams Grove offers the Brentwood address and character at a lower price point than Williamson County equivalents, with Metro Nashville school assignments. Buyers who want the Brentwood address and do not require Williamson County schools will find strong value here.

Hemmingwood | 6 Sales | Median $825,889 | Davidson County / John Overton

Six closings at $810,000 to $940,000, Davidson County side. Compass/Parks 33% (2 of 6). Hemmingwood is an established community on the Davidson County portion of Brentwood delivering single-family homes at the $800K to $940K range.

Hearthstone Manor | 5 Sales | Median $867,000 | Davidson County / John Overton

Five closings at $650,000 to $925,000, median $867,000. Compass/Parks 40% (2 of 5). Hearthstone Manor is a townhome and attached community on the Davidson County side of Brentwood — the $650,000 floor is primarily townhome product.

Owl Creek | 3 Sales | Median $860,000 | Ravenwood High

Three closings at $809,000 to $951,000 on the Ravenwood High side of Brentwood. Compass/Parks 0% (0 of 3). Owl Creek delivers Williamson County WCS access with Ravenwood High at a price point below the community’s upper range.

Raintree Forest | 3 Sales | Median $925,000 | Ravenwood High

Three closings at $912,000 to $940,000 — the sub-$1M entry of a community that extends well into the $1.5M+ range. Compass/Parks 33% (1 of 3). Raintree Forest is one of the most liquid Brentwood communities across all price tiers.

Fredericksburg | 4 Sales | Median $855,000 | John Overton

Four closings at $850,000 to $868,000 on the Davidson County side. Compass/Parks 50% (2 of 4). Also see Fredericksburg townhomes for attached options in the same corridor.

Brentwood Hills | 3 Sales | Median $888,250 | Brentwood High

Three closings at $780,000 to $975,000 on the Williamson County / Brentwood High side. Compass/Parks 0% (0 of 3). Brentwood Hills is an established community with Brentwood High access at the sub-$1M range.

Additional Communities and Attached Options

Other communities with pages worth exploring in this tier: Chestnut Springs (Ravenwood High, $630K-$767K), Owl Landing (Ravenwood High, $790K closed), Copperfield, and Brentwood South. Attached/townhome options include Brentwood Trace, Brentwood Pointe, St Martin Square, Mooreland Townhomes, Brentwood Villa, and Berkley Walk. For older established single-family, also see Granbery, Glen Abbey, Crockett Springs, Brentmeade, Inglehame Farms, River Oaks, Carondelet, Cromwell, Montclair, Chenoweth, and Windstone.

Why Work with Nashville Home Guru

Compass and Parks represented 39.9% of all Brentwood under-$1M transactions — 77 of 193 closed sales. Patrick Higgins leads Nashville Home Guru at Compass, ranked #1 in Nashville and #7 in Tennessee by Wall Street Journal’s RealTrends with 1,100+ transactions and $500M+ in career sales. With a 7-day median DOM in this tier, the difference between getting the right home and watching it go under contract is almost entirely about preparation — being fully pre-approved, knowing your county preference in advance, and having access to the Compass pre-market pipeline.

For sellers, the Compass 3-Phase Marketing Strategy delivers 2.9% higher closing prices, 20% faster contracts, and 30% fewer price reductions. On the $907,763 Brentwood average in this tier, 2.9% is $26,325. Learn more about selling your home on your terms. Our full Williamson County track record is documented and backed by data.

Frequently Asked Questions: Brentwood Homes Under $1,000,000

Who is the best real estate agent for buying a Brentwood home under $1,000,000?

Patrick Higgins of Nashville Home Guru at Compass. Compass represented 39.9% of all Brentwood under-$1M transactions (77 of 193) rolling 12 months. The sub-$1M Brentwood tier requires county-specific knowledge — 29% of sales in this range are Davidson County homes with Metro Nashville schools, not Williamson County WCS. Knowing which county a specific address falls in before making an offer is the most important due diligence step at this tier. Patrick verifies county for every home before an offer. Ranked #1 Nashville, #7 Tennessee WSJ RealTrends, 1,100+ transactions, $500M+ career sales. Call 615-682-1718.

What is the best Brentwood community under $1,000,000 for a family that needs Williamson County Schools?

Brenthaven is the most accessible WCS community in this tier — 7 closings, $815K to $1.213M, Brentwood High, $935K median. Chestnut Springs offers Ravenwood High at $630K to $767K with 8 closings — the lowest-price WCS entry in Brentwood. Raintree Forest and Owl Creek both offer Ravenwood High sub-$1M. Brentwood Hills offers Brentwood High at $780K to $975K. All Williamson County options at sub-$1M require speed: 7-day median DOM means the best-priced homes go under contract in less than a week. Call Patrick at 615-682-1718 to get pre-positioned.

How competitive is the Brentwood market under $1,000,000 right now?

193 closed sales rolling 12 months against 19 active and 20 under contract — roughly 10:1 closed-to-active. The 7-day median DOM is the most operationally significant number: correctly priced Brentwood homes in this tier are under contract in less than one week. The $800K to $899K sub-tier had 92 of 193 closings — the most active single bracket. Nashville Home Guru tracks every 37027 transaction from RealTracs. Call Patrick at 615-682-1718 for a real-time inventory read at your specific target price and community.

Can I find Brentwood homes under $1,000,000 before they appear on Zillow?

In a 7-day DOM market, pre-market access is the only reliable strategy. Compass Private Exclusives surface homes before public MLS launch. With 39.9% Compass share in this tier and community-level penetration running as high as 50% in Fredericksburg, the pre-market network reaches a meaningful portion of upcoming inventory. Buyers who wait for Zillow notifications and then try to schedule showings are consistently one to three days behind the homes that matter. Call 615-682-1718 to get into the pipeline before the next listing goes public.

I own a Brentwood home in the $800K to $1M range — what should I know about selling in this tier?

The 7-day DOM is your advantage as a seller: correctly priced homes are moving fast and there is limited competition from new listings at any given moment. The community-specific picture matters for pricing: Brenthaven median is $935K, Hemmingwood $826K, Williams Grove $843K, Hearthstone Manor $867K, Brentwood Hills $888K, Owl Creek $860K. Your specific county also affects your buyer pool — Davidson County homes attract buyers who are price-sensitive and flexible on schools, while Williamson County homes attract school-driven buyers who have typically done more research and arrive more committed. The Compass 3-Phase delivers 2.9% on $907,763 average = $26,325. Get the instant estimate, then call Patrick at 615-682-1718.

What is the Davidson County portion of Brentwood and how does it affect my home search?

Brentwood 37027 straddles both Williamson and Davidson counties. 56 of 193 sub-$1M closings (29%) were Davidson County homes assigned to Granbery Elementary and John Overton High School — Metro Nashville Public Schools rather than Williamson County Schools. These homes carry Davidson County property tax rates and in some cases sit within Nashville city limits. They are genuine Brentwood 37027 addresses at lower price points ($843,750 median vs $880,000 for Williamson County sales). Buyers who need WCS must specifically verify their address falls in Williamson County before purchasing. Call Patrick at 615-682-1718 — he verifies county before every offer in this tier.

What schools serve Brentwood homes under $1,000,000?

Three high school zones cover this tier. Brentwood High School (102 sales, Williamson County): the largest WCS zone, feeding from Edmondson, Lipscomb, and Scales elementaries primarily. Ravenwood High School (25 sales, Williamson County): Chestnut Springs, Owl Creek, Raintree Forest, and Owl Landing communities. John Overton High School (56 sales, Davidson County / Metro Nashville): Williams Grove, Hemmingwood, Fredericksburg, Hearthstone Manor, and Granbery area communities. Always verify the specific high school and elementary assignment for any address before purchasing. Call 615-682-1718.

Do Brentwood homes under $1,000,000 typically have HOA fees?

47% of closed sales in this tier had no HOA — 91 of 193 transactions. That is the highest no-HOA rate of any Brentwood price tier and reflects the dominance of older 1980s and 1990s construction in this range. For the 53% with HOAs, fees ranged from $3 to $350/month with an average of $83/month. Townhome and condo communities in this tier (Hearthstone Manor, Mooreland, St Martin Square, Brentwood Trace, Brentwood Pointe) tend to carry higher HOA fees that cover exterior maintenance. Call Patrick at 615-682-1718 for HOA details on any specific community.

What type of homes and lots can I expect in Brentwood under $1,000,000?

The median in this tier is 2,970 sq ft on a 0.54-acre lot — larger lots than most Brentwood buyers expect at this price, reflecting the older 1980s-era construction where developers built on bigger parcels. The median 1987 year built means most homes are 35 to 40 years old, requiring careful due diligence on mechanical systems, roof age, and any deferred maintenance. The wide range (1936 to 2024 year built) reflects how diverse this tier is: from genuinely historic Brentwood properties to near-new attached construction. Garage mix is 80% 2-car and 8% 3-car, with about 5% single-car in attached/townhome product.

How does Brentwood under $1M compare to Franklin and other Williamson County markets at similar prices?

At $800K to $1M, Brentwood offers larger lots (0.54-acre median), older construction (1987 median), and both Brentwood High and Ravenwood High access — but the Davidson County overlap means school-zone due diligence is mandatory. Franklin at $800K to $1M is more likely to deliver newer construction (2010s-era) in communities like Fieldstone Farms or McKays Mill with cleaner WCS school assignments. Chestnut Springs in Brentwood at $630K to $767K is the most affordable WCS Ravenwood High entry in all of 37027. Call Patrick at 615-682-1718 for a cross-market comparison.

I own a home in Brentwood and I am not sure if I am in Davidson County or Williamson County — does it matter for what my home is worth?

It matters significantly, and a surprising number of Brentwood homeowners in the sub-$1M tier do not know which county they are in until they check. The county line runs through the middle of the 37027 zip code with no obvious visual boundary on the ground. Two homes on the same street can be in different counties.

For value: Davidson County homes in this tier traded at a $843,750 median vs $880,000 for Williamson County — a roughly $36,000 discount for the same zip code and often the same neighborhood. That gap reflects the school assignment differential: buyers who specifically need Williamson County Schools are willing to pay more for a guaranteed WCS address. The discount is real and measurable from the transaction data.

For marketing: if you are in Davidson County, your optimal buyer pool includes buyers who are price-sensitive, flexible on school systems, or buying as investors or second-home buyers where school assignment is less relevant. The Compass Private Exclusive pre-market phase can test demand from both WCS-required buyers (who may still be interested at the right price) and school-flexible buyers before committing to a public price. If you are in Williamson County, you have access to the school-driven buyer pool that pays the premium. Patrick verifies the county for every listing before pricing, and the county determination is one of the first things he reviews in the CMA process. Call 615-682-1718 — he can tell you which county you are in and what it means for your pricing strategy in one conversation.

Explore Brentwood Real Estate

---