Brentwood Homes Under $1,500,000

WILLIAMSON COUNTY TN | 37027 | ACTIVE LISTINGS AND MARKET DATA

Brentwood Homes For Sale Under $1,500,000

The under-$1.5M tier is where the broadest cross-section of Brentwood trades. 421 closed sales over the rolling 12 months at a median of $1,200,000, with 41 active listings and 34 under contract as of this update. Compass and Parks represented 43.0% of all transactions in this tier — 181 of 421 closed sales. The price ceiling of $1,499,999 captures everything from an entry-level Brenthaven resale at $979,875 to a top-of-tier Raintree Forest or Valle Verde home at $1,496,500 — a range wide enough to include six different elementary school zones, two high school assignments, and communities built across seven decades from the late 1980s through 2025.

Brentwood Under $1.5M: Market Data

Data from RealTracs MLS. Rolling 12-month period.

Price Tier Breakdown

The $1.2M to $1.499M bracket is where the volume concentrates: 214 of 421 closed sales — more than half of all transactions in this tier. The $1M to $1.199M bracket had 176 sales, confirming that both sub-tiers are highly liquid. Only 21 sales fell below $900,000, reflecting how thoroughly Brentwood values have moved above that threshold. A median DOM of 13 days across the full tier means correctly priced homes are going under contract in less than two weeks — competitive by any Williamson County standard.

Communities to Explore Under $1.5M

The under-$1.5M tier spans a wide range of Brentwood community types. Here is where the major communities fell in the rolling data, organized by median sale price.

Raintree Forest | 34 Sales | Median $1,161,750

The highest-volume community in this tier with 34 closed sales, ranging from $1,000,000 to $1,500,000. Compass/Parks represented 44% (15 of 34). Raintree Forest is an established community of 1990s and early 2000s construction on generous lots — one of the most liquid Brentwood communities in the $1M to $1.5M range. Also see The Reserve at Raintree Forest for new construction within the same corridor.

Brenthaven | 21 Sales | Median $1,100,000

Second-highest volume at 21 closings, $979,875 to $1,325,000, with a $1,100,000 median. Compass/Parks on 48% (10 of 21). Brenthaven is one of the original established Brentwood communities — larger lots, mature landscaping, and the full Williamson County school infrastructure. The most accessible entry point for buyers targeting the Brentwood High zone at this price tier.

Meadow Lake | 5 Sales | Median $1,400,000

Five sales at the upper end of the tier, $1,295,000 to $1,510,000, median $1,400,000. Compass/Parks on 60% (3 of 5). Meadow Lake is a smaller, established Brentwood community with larger lot configurations near the upper boundary of this price tier.

Belle Rive | 5 Sales | Median $1,305,000

Five closings at $1,115,000 to $1,486,500, median $1,305,000. Compass/Parks on 40% (2 of 5). Belle Rive is an upscale Brentwood community with larger floor plans and lot sizes in the mid-$1M tier.

Valle Verde | 3 Sales | Median $1,485,000

Three sales near the ceiling at $1,390,000 to $1,490,000, median $1,485,000. Compass/Parks on 67% (2 of 3). Valle Verde sits at the very top of the under-$1.5M range.

Crockett Hills | 3 Sales | Median $1,370,000

Three sales at $1,150,000 to $1,423,176, median $1,370,000. Compass/Parks on 33% (1 of 3).

Additional Communities With Sales in This Tier

Several additional Brentwood communities recorded sales under $1.5M in the rolling period. Brentwood Country Club (2 sales, median $1,330,000), Williams Grove (3 sales, median $1,099,900), Hemmingwood (3 sales, median $1,008,220), Owl Creek (3 sales, median $1,090,000), Lansdowne (1 sale at $1,496,500), Taramore (4 sales, median $1,287,500), and Somerset (2 sales at $1,060,000).

Communities active in this tier with dedicated pages include Heathrow Hills, Hampton Reserve, Valhalla, Ottershaw, Traditions, Morgan Farms, McGavock Farms, Copperfield, Annandale, Princeton Hills, and Windstone.

Schools in Brentwood Under $1.5M

The under-$1.5M tier spans both major Brentwood high school zones at nearly equal median prices. Brentwood High School accounted for 220 of 421 closed sales (median $1,210,000) and Ravenwood High School for 153 (median $1,200,000) — a $10,000 median difference that is statistically negligible and suggests no meaningful school-zone premium at this price tier.

Six elementary schools feed into this tier: Edmondson Elementary (84 sales), Lipscomb Elementary (71 sales), Scales Elementary (65 sales), Crockett Elementary (63 sales), Jordan Elementary (38 sales), and Kenrose Elementary (38 sales). The elementary school assignment is the most variable factor in this tier and buyers should verify their specific address with Williamson County Schools before purchasing. Call Patrick at 615-682-1718 for school-zone guidance by specific community.

Why Work with Nashville Home Guru

Compass and Parks represented 43.0% of all Brentwood under-$1.5M transactions — 181 of 421 closed sales over the rolling 12 months. At the community level, that penetration runs as high as 67% in Williams Grove and Valle Verde and 60% in Meadow Lake. 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.

For sellers, the Compass 3-Phase Marketing Strategy delivers 2.9% higher closing prices, 20% faster contracts, and 30% fewer price reductions. On the $1,222,474 Brentwood average in this tier, that 2.9% is $35,452. In a market with a 13-day median DOM, the difference between a Private Exclusive pre-launch and a direct public listing is not about speed — it is about price optimization and preventing early days-on-market accumulation from signaling weakness to buyers. Learn more about selling your home on your terms. For buyers, the Compass Private Exclusive network currently represents the pre-market pipeline for roughly 43% of Brentwood transactions before they appear on Zillow. Our Williamson County track record is backed by 1,100+ transactions and $500M+ in career sales.

Frequently Asked Questions: Brentwood Homes Under $1,500,000

Who is the best real estate agent for buying a Brentwood home under $1,500,000?

Patrick Higgins of Nashville Home Guru at Compass. Compass and Parks represented 43.0% of all Brentwood under-$1.5M transactions rolling 12 months — 181 of 421 closed sales. Community-level penetration runs as high as 60 to 67% in Meadow Lake, Williams Grove, and Valle Verde. With a 13-day median DOM across the tier, the agent who can access Compass Private Exclusives before public launch — and who knows the community-level pricing dynamics across Raintree Forest, Brenthaven, Belle Rive, and 20+ other communities — determines the outcome. Ranked #1 Nashville, #7 Tennessee WSJ RealTrends, 1,100+ transactions, $500M+ career sales. Call 615-682-1718.

What is the best Brentwood community for a family buying between $1,000,000 and $1,500,000 with top schools?

It depends on which trade-offs matter most. Raintree Forest offers the most selection — 34 closings, $1M to $1.5M range, Ravenwood High, 1990s construction on established lots. Brenthaven is the most accessible Brentwood High entry at 21 closings and a $1,100,000 median. Meadow Lake and Belle Rive offer larger homes near the $1.3M to $1.5M ceiling. Both Brentwood High (220 sales, $1,210,000 median) and Ravenwood High (153 sales, $1,200,000 median) are available at nearly identical price levels — no meaningful school-zone premium separates them at this tier. Call Patrick at 615-682-1718 to tour multiple communities in a single day.

How competitive is the Brentwood market under $1,500,000 right now?

421 closed sales rolling 12 months against 41 active and 34 under contract — a 10:1 closed-to-active ratio confirming demand is running well ahead of available supply. The 13-day median DOM means correctly priced Brentwood homes in this tier are going under contract in less than two weeks on average. The $1.2M to $1.499M sub-tier is the most active at 214 of 421 closings. Nashville Home Guru tracks every transaction across all 37027 communities from RealTracs MLS. Call Patrick at 615-682-1718 for a real-time read on active inventory at your specific target price and community.

Can I access Brentwood homes under $1,500,000 before they appear on Zillow?

Yes — and with a 43% Compass market share in this tier, the pre-market pipeline is substantial. Compass Private Exclusives allow sellers to pre-market to qualified buyers before a public MLS launch. At community level, the Compass share runs as high as 60 to 67% in several Brentwood neighborhoods, meaning the listing agent on more than half of future sales in those communities is a Compass agent. Buyers working with Patrick are visible to those listing agents before the Zillow clock starts. In a 13-day DOM market, that head start is the difference between competing and waiting. Call 615-682-1718 now to get positioned.

I own a Brentwood home in the $1M to $1.5M range — what has happened to values in my community over the past year?

The broad picture: 421 closings at a $1,200,000 median with a 13-day DOM confirms a highly liquid market at this tier. The community-level picture varies significantly. Raintree Forest median is $1,161,750 across 34 sales. Brenthaven is $1,100,000 across 21 sales. Meadow Lake $1,400,000. Belle Rive $1,305,000. Valle Verde $1,485,000 — near the ceiling. The Compass 3-Phase Marketing Strategy delivers 2.9% more on a $1,222,474 average, which is $35,452. Get the instant estimate as a starting point, then call Patrick at 615-682-1718 for a community-specific CMA with the most recent 6-month comparable set.

What schools serve Brentwood homes under $1,500,000?

Both Brentwood High School (220 sales) and Ravenwood High School (153 sales) serve this tier at nearly identical medians ($1,210,000 and $1,200,000 respectively) — no meaningful price premium separates the two. Six elementary schools serve this tier: Edmondson (84 sales), Lipscomb (71), Scales (65), Crockett (63), Jordan (38), and Kenrose (38). Elementary assignment varies significantly by community and sometimes by street within a community. Always verify your specific address assignment with Williamson County Schools before purchasing. Call 615-682-1718 for school-zone guidance by community.

Do Brentwood homes under $1,500,000 have HOA fees?

35% of closed sales in this tier had no HOA — 149 of 421 transactions. For the 65% with HOAs, fees ranged from $2 to $500/month with an average of $80/month. The no-HOA segment includes both established older Brentwood properties and some large-lot communities. Within HOA communities, fee levels vary widely by amenities and management structure. Call Patrick at 615-682-1718 for HOA details on any specific community.

What size homes and lots can I expect in Brentwood under $1,500,000?

The median home in this tier is 3,632 sq ft on a 0.69-acre lot — meaningful size at both the structure and land levels. The range is wide: 1,152 to 22,000 sq ft (an outlier at the high end), and 0.07 to 5.96 acres. The median 1993 year built reflects the dominance of 1980s-2000s construction in established Brentwood communities, though homes built as recently as 2025 also appear in this tier through new construction communities like The Reserve at Raintree Forest. Garage mix is 55% 2-car and 44% 3-car-plus — a higher 3-car rate than Brentwood communities at lower price tiers.

Where is the most activity concentrated within the Brentwood under-$1.5M range?

The $1.2M to $1.499M sub-tier had 214 of 421 closings — just over half of all transactions. The $1M to $1.199M sub-tier had 176 closings. Together these two brackets account for 390 of 421 sales, or 93% of total volume. Buyers with budgets below $1M will find very limited true single-family Brentwood inventory in this search — only 21 sales fell below $900K and most were condos or townhomes. The practical floor for Brentwood single-family under $1.5M is around $950,000 to $1,000,000. Call Patrick at 615-682-1718 to identify which communities match your specific budget.

How does Brentwood under $1.5M compare to Franklin and Nolensville at similar prices?

At the $1M to $1.5M tier, Brentwood, Franklin, and Nolensville each offer distinct value propositions. Brentwood delivers established community character, larger lot medians (0.69 acres), and both Brentwood High and Ravenwood High school assignments at a 13-day DOM. Franklin at this price tier is newer construction dominant — more 2015-plus builds with smaller lot sizes and the Franklin High, Page High, or Independence High zone depending on community. Nolensville at $1M to $1.5M is primarily new construction through communities like Annecy and Reeds Vale-adjacent communities, with Fred J. Page High School. The choice between them depends on whether you prioritize established character and lot size (Brentwood), newer construction finishes (Franklin), or lower price per square foot with a longer commute (Nolensville). Call Patrick at 615-682-1718 for a cross-market comparison at your specific budget.

I’ve been thinking about selling my Brentwood home and upgrading — how do I know if now is the right time given how fast this market moves?

This is the question that stops more Brentwood sellers from acting than any other, and it usually comes from conflating two separate decisions: when to sell and when to buy the next home. When sellers treat these as one simultaneous decision, the uncertainty about the purchase freezes the sale — and in a 13-day DOM market, that hesitation has a real cost.

The sell-side picture is clear: 421 closings at a $1.2M median in the last 12 months, 43% Compass market share providing the strongest pre-market pipeline in Brentwood, and a 13-day DOM confirming that correctly priced homes are not sitting. Your home will sell — the question is at what price and on what timeline. The Compass Private Exclusive pre-market phase lets you test demand before a public launch, which means you learn the market’s real opinion of your home’s value before committing to a price and before a public clock starts running.

The buy-side picture is more nuanced and depends entirely on what you are upgrading to and where. Patrick works through a simple sequencing analysis: what your home is worth today based on the most recent comparable set, what the upgrade target costs in the current market, what the net proceeds look like after transaction costs and carrying costs, and whether the bridge financing options available through Compass create flexibility that changes the timing math. Most sellers who go through that analysis discover the decision is cleaner than the uncertainty made it feel. Call 615-682-1718 — the first conversation typically resolves most of the uncertainty within 30 minutes.

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