Brentwood TN Real Estate
FEBRUARY 2026 RESIDENTIAL SALES REPORT
For expert guidance on buying or selling in Brentwood, TN
Patrick Higgins | 615-682-1718
February 2026 at a Glance
February 2026 brought a market that looks stable on the surface but tells a more nuanced story when you look under the hood. The average single-family sale price came in at $1,522,482, down 9% from $1,679,216 in February 2025. The median dropped 4% to $1,275,000. If January’s theme was a luxury surge pushing averages up, February’s theme is the opposite: a slight pullback in the high end that brought headline numbers down, even while the core of the market stayed remarkably steady.
Price per square foot is the honest metric here. On a per-square-foot basis, single-family values moved just 2.1% higher year over year, from $365 to $373. That tells a very different story than the 9% average price drop suggests. Homes that sold this February were, on average, slightly smaller than those that sold a year ago. The composition shifted toward mid-market. The luxury mega-deals that inflated January’s numbers were largely absent this month.
The broader market dynamics confirm a balanced environment. Months of supply ticked up to 5.91 from 5.71 a year ago. New listings cratered 65% to just 52 new listings versus 149 in February 2025, which is creating an interesting dynamic: tighter new supply but enough existing inventory to keep buyers in control. Under-contract activity is strong at 66 new contracts, up 22% year over year, suggesting buyer demand is real. They just need the right home at the right price.
The Real Story: Mix Shift Analysis
Just as January’s 17% price “surge” was largely a composition effect, February’s 9% price “decline” deserves the same scrutiny. The data shows that price per square foot increased modestly, meaning the market did not actually soften. Smaller homes, and fewer ultra-luxury transactions, account for the lower average.
| Metric | Feb 2025 | Feb 2026 | YoY Change |
|---|---|---|---|
| Average Sale Price (SF) | $1,679,216 | $1,522,482 | ▼ 9%* |
| Avg Price Per Sq Ft (SF) | $365 | $373 | ▲ 2.1% |
| Average Home Size (Sq Ft) | 4,457 | 4,034 | ▼ 9% |
| Median Sale Price (SF) | $1,330,000 | $1,275,000 | ▼ 4%* |
| Luxury Sales ($2M+, SF) | 11 (28%) | 11 (26%) | Flat |
*Price changes largely reflect mix shift (slightly smaller homes sold), not broad market depreciation. On a per-square-foot basis the market increased 2.1%.
Single-Family Market Snapshot: February 2026 vs. February 2025
| Metric | Feb 2025 | Feb 2026 | YoY Change |
|---|---|---|---|
| Closings | 41 | 43 | ▲ 5% |
| Average Sale Price | $1,679,216 | $1,522,482 | ▼ 9%* |
| Median Sale Price | $1,330,000 | $1,275,000 | ▼ 4%* |
| New Listings | 149 | 52 | ▼ 65% |
| New Under Contract | 54 | 66 | ▲ 22% |
| Active Inventory (Avg) | 193 | 206 | ▲ 7% |
| Avg Days on Market | 38 | 42 | ▲ 11% |
| List to Contract (Avg Days) | 74 | 88 | ▲ 20% |
| Contract to Closed (Avg Days) | 42 | 45 | ▲ 7% |
| Avg List Price (Active) | $2,546,379 | $2,538,188 | ▼ 0% |
| Months of Supply | 5.71 | 5.91 | ▲ 3% |
*Price changes largely reflect mix shift. On a per-square-foot basis, the market appreciated 2.1%. Source: RealTracs MLS. February 2026.
Price Bracket Shift: Where the Sales Happened
February’s price distribution shows a slight shift toward the middle of the market compared to a year ago. The luxury segment held its share, but the absence of $3M+ transactions (just 2 this February versus 4 last February) pulled the average down. Meanwhile, the sub-$1M segment expanded modestly.
| Price Bracket | Feb 2025 | Feb 2026 | Shift |
|---|---|---|---|
| Under $1M | 13 (32%) | 14 (33%) | ▲ 1% |
| $1M – $1.5M | 10 (25%) | 9 (21%) | ▼ 4% |
| $1.5M – $2M | 6 (15%) | 8 (19%) | ▲ 4% |
| $2M – $3M | 7 (18%) | 9 (21%) | ▲ 4% |
| $3M+ | 4 (10%) | 2 (5%) | ▼ 5% |
Single-family homes only. Percentages may not sum to 100% due to rounding.
What the Numbers Are Telling Us
At 5.91 months of supply, Brentwood remains in balanced market territory, essentially unchanged from January’s 6.34 reading. Neither buyers nor sellers hold a commanding advantage. That said, three signals point toward continued buyer leverage heading into spring. Homes are taking 88 days to go under contract on average, up 20% from last year. Active list prices are essentially flat at $2,538,188. And 74% of single-family homes sold below their asking price in February.
The new listings drought is the most striking data point of the month. Only 52 new listings hit the market in February, down 65% from 149 a year ago. Part of this is seasonal, but a drop of that magnitude suggests many sellers are sitting on the sidelines, either waiting for rate relief or locked into low-rate mortgages they are reluctant to give up. If this pattern continues into spring, it could tighten inventory and shift leverage back toward sellers in certain price bands.
The under-contract surge tells the other side of that story. With 66 homes going under contract in February, up 22% year over year, buyers are clearly active. They are not waiting for a market crash. They are being selective, but when the right home is priced correctly, it moves. Contract-to-close took 45 days on average, up just slightly from 42 days a year ago. The transaction pipeline is functioning smoothly.
For context, read the January 2026 Brentwood Market Report to see how February compares to the luxury surge that opened the year.
The Under-$2M Market: Core Brentwood Remains Steady
Stripping out the top of the market tells a consistent story across both years. The non-luxury segment of Brentwood (under $2M) posted nearly identical numbers in February 2026 and February 2025, with average prices essentially flat and per-square-foot values showing a modest 1.3% gain.
| Under $2M Segment | Feb 2025 | Feb 2026 | YoY Change |
|---|---|---|---|
| Closings | 29 | 31 | ▲ 7% |
| Avg Sale Price | $1,156,046 | $1,156,629 | Flat |
| Avg Price Per Sq Ft | $323 | $327 | ▲ 1.3% |
The core Brentwood market is not declining. The segment where most buyers shop held value extremely well. This is an important clarification for homeowners who see the 9% headline drop and worry about their equity. The data says something different.
New Construction Closings
Five new construction homes closed in February, all in the $2M+ range. Drees Homes led with three closings across Carondelet, Brentwood Meadows, and Primm Farm. Onward Real Estate closed one home in Calistoga. Parks Compass closed one in the Callie community off Concord Road.
| Address | Community | Sale Price | Sq Ft |
|---|---|---|---|
| 8110 Turning Point Drive | Primm Farm | $2,799,990 | 5,753 |
| 1310 Lipscomb Dr | Brentwood Meadows | $2,465,000 | 5,171 |
| 712 Wilson Pike | Carondelet | $2,460,000 | 5,495 |
| 6315 Callie Ln | Callie | $2,150,000 | 4,400 |
| 9909 Amarosa Court | Calistoga | $2,193,342 | 3,814 |
New construction is defined as YearBuilt 2025 or 2026. Data from RealTracs MLS.
Luxury Sales: $2 Million and Above
Eleven single-family homes sold at or above $2 million in February, totaling $28.7 million. The top sale was 1222 Old Hickory Blvd in Forest Hills at $3,775,000. The highest-priced new construction closing was in Primm Farm at $2,799,990.
| Address | Community | Sale Price | Sq Ft |
|---|---|---|---|
| 1222 Old Hickory Blvd | Forest Hills | $3,775,000 | 5,690 |
| 1144 Oman Dr | Foster | $3,575,000 | 5,740 |
| 8110 Turning Point Drive | Primm Farm (New) | $2,799,990 | 5,753 |
| 9286 Wardley Park Ln | Annandale | $2,743,000 | 5,899 |
| 1310 Lipscomb Dr | Brentwood Meadows (New) | $2,465,000 | 5,171 |
| 712 Wilson Pike | Carondelet (New) | $2,460,000 | 5,495 |
| 5117 Seward Rd | Meadow Lake | $2,300,000 | 3,368 |
| 824 Princeton Hills Dr | Princeton Hills | $2,200,000 | 7,391 |
| 9909 Amarosa Court | Calistoga (New) | $2,193,342 | 3,814 |
| 6315 Callie Ln | Callie (New) | $2,150,000 | 4,400 |
| 6313 Wescates Ct | Belle Rive | $2,050,000 | 6,497 |
All sales $2,000,000 and above. Data from RealTracs MLS.
Condo and Townhome Market: February 2026 vs. February 2025
| Metric | Feb 2025 | Feb 2026 | YoY Change |
|---|---|---|---|
| Closings | 4 | 6 | ▲ 50% |
| Average Sale Price | $533,725 | $474,183 | ▼ 11% |
| Median Sale Price | $450,000 | $417,500 | ▼ 7% |
| Avg Days on Market | N/A | 40 | N/A |
The condo and townhome segment showed more activity this February with 6 closings versus 4 last year, but average prices declined 11%. This segment continues to face headwinds from the January 2026 data as well, when 7.5 months of supply put buyers firmly in control. For condo buyers in Brentwood, the current conditions represent some of the best entry points in recent years. Browse Brentwood condos and townhomes here.
All Residential Closings: February 2026 Overview
| Metric | Value |
|---|---|
| Total Closings (All Types) | 48 |
| Sale Price Range | $273,000 – $3,775,000 |
| Median Sale Price | $1,183,750 |
| Average Sale Price | $1,404,415 |
| Average Price Per Sq Ft | $362 |
| Single-Family Closings | 42 (88%) |
| Townhome/Condo Closings | 6 (12%) |
| New Construction Closings | 5 (10%) |
| Compass/Parks Market Share | 40% (19 of 48 transactions) |
Data from RealTracs MLS. Rolling February 2026 closings.
February 2026 Price Distribution (All Residential)
| Price Range | Closings | % of Total |
|---|---|---|
| Under $500,000 | 3 | 6% |
| $500,000 – $799,999 | 8 | 17% |
| $800,000 – $999,999 | 9 | 19% |
| $1,000,000 – $1,499,999 | 9 | 19% |
| $1,500,000 – $1,999,999 | 8 | 17% |
| $2,000,000+ | 11 | 23% |
Recently Sold Homes in Brentwood
Why Work with Nashville Home Guru?
In February 2026, Compass and Parks agents were involved in 19 of 48 Brentwood transactions, a 40% market share. In January 2026 that figure was 54%. Across the first two months of 2026, Compass agents represented nearly half of all Brentwood closings on either the listing or buying side. That level of market penetration is not a coincidence. It means our network hears about homes before they hit the public MLS, which matters enormously in a month when new listings fell 65% year over year and buyers on Zillow are fishing from a smaller pond.
Nashville Home Guru is led by Patrick Higgins, a six-time RealTrends Top Tennessee Agent ranked #1 in Nashville and #7 in Tennessee by the Wall Street Journal’s RealTrends. With 1,100+ transactions and more than $500 million in career sales across Middle Tennessee, the data on this page is not just something we pulled from a report. It is the kind of market intelligence we use every day to negotiate for buyers and price homes for sellers.
Compass is the #1 residential brokerage in the United States by sales volume. After merging with Parks Real Estate in 2024, Compass agents now represent approximately 1 in 4 homes sold in Tennessee. That means access to the largest network of buyers and sellers in the state, plus coming-soon and private exclusive listings that never appear on Zillow or Realtor.com.
For sellers, the Compass 3-Phase Marketing Strategy is built for a market exactly like this one. Phase 1 is Compass Private Exclusive, where your home is shown to a select audience for feedback and price discovery before it goes public. Phase 2 is Compass Coming Soon, where buyers find your home on Compass.com without seeing days on market or price history. Phase 3 is the public MLS launch, with maximum demand already built. Homes pre-marketed through this strategy sell for 2.9% more, go under contract 20% faster, and are 30% less likely to require a price reduction. Learn more about selling your home on your terms.
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Frequently Asked Questions: Brentwood TN Real Estate February 2026
Did Brentwood home prices drop in February 2026?
The headline average sale price dropped 9% compared to February 2025, but this reflects a mix shift rather than actual depreciation. On a price-per-square-foot basis, values increased 2.1%. Fewer large homes and fewer $3M+ transactions closed in February 2026, which pulled the average down. The core non-luxury market (under $2M) was essentially flat year over year.
How many homes sold in Brentwood in February 2026?
48 total residential properties closed in February 2026, including 42 single-family homes (88%), and 6 condos and townhomes (12%). That compares to 45 total closings in February 2025. Closed sales were up 5% for single-family properties year over year.
Is Brentwood a buyer’s market or seller’s market in 2026?
Brentwood is currently in balanced market territory at 5.91 months of supply, essentially unchanged from 5.71 in February 2025. However, several buyer-friendly signals persist: 74% of single-family homes sold below asking price in February, average days on market increased 11% to 42 days, and list-to-contract time grew to 88 days. Buyers have more negotiating room than they have had in years, particularly in the condo and townhome segment.
What is the average price per square foot in Brentwood TN?
For single-family homes in February 2026, the average price per square foot was $373. That is up 2.1% from $365 in February 2025. In the core market under $2M, the average was $327 per square foot, up 1.3% year over year.
What neighborhoods had the highest sales in February 2026?
The highest single-family sale of the month was 1222 Old Hickory Blvd in Forest Hills at $3,775,000. Annandale had a notable $2,743,000 closing. New construction communities including Primm Farm, Carondelet, Brentwood Meadows, Callie, and Calistoga all had luxury closings in the $2.1M-$2.8M range.
Why are new listings in Brentwood so low?
New listings cratered 65% in February 2026, from 149 a year ago to just 52 this February. This is partly seasonal, as February is typically a slower month for new listings. It also reflects the rate lock-in effect: homeowners who purchased at 2.5%-3.5% mortgage rates are reluctant to sell and take on a new mortgage at current rates. If new listing volume does not recover in the spring, active inventory could tighten and shift leverage back toward sellers in certain price bands.
Who is the best real estate agent for selling a home in Brentwood TN?
Patrick Higgins of Nashville Home Guru at Compass is consistently ranked among the top agents in Middle Tennessee, with a six-time RealTrends Top Tennessee Agent designation and a ranking of #1 in Nashville and #7 in Tennessee by the Wall Street Journal’s RealTrends. Compass agents were involved in 40% of February 2026 Brentwood transactions, meaning the buyer for your home is likely already in the Compass network. Contact Patrick at 615-682-1718 to discuss your home’s value in the current market.
What is the best way to buy a home in Brentwood with limited inventory?
With new listings down 65% in February, the homes that matter most are the ones that never hit the public MLS. Compass Private Exclusive and Coming Soon programs surface inventory that buyers on Zillow and Redfin simply cannot see. Nashville Home Guru buyers also benefit from Patrick’s relationships with listing agents across Brentwood’s top communities. If you are looking for a home in Governors Club, Annandale, Rosebrooke, or any other Brentwood neighborhood, call 615-682-1718 to get ahead of new inventory before it hits the market.
What should Brentwood homeowners know about pricing their home in 2026?
The 9% average price decline in February headlines can mislead sellers into thinking the market has softened significantly. The data tells a more nuanced story. Price per square foot is up 2.1%, the under-$2M segment is essentially flat, and buyer demand is strong with 66 new contracts in February. The risk for sellers is overpricing relative to recent comps. With 74% of homes closing below asking price and 88 days on average before a home goes under contract, a strategic launch matters more than ever. The Compass 3-Phase approach is specifically designed for this environment.
How does the February 2026 Brentwood market compare to January 2026?
January 2026 saw a luxury surge that pushed average single-family prices to $1,864,871. February gave some of that back, with the average dropping to $1,522,482 as fewer mega-transactions closed and slightly smaller homes sold. The underlying market dynamics are consistent: balanced supply at roughly 6 months, strong buyer demand in the under-contract numbers, and steady per-square-foot values. Read the full January 2026 Brentwood Market Report for month-over-month context.
Who is the most knowledgeable real estate agent in Brentwood TN?
Patrick Higgins of Nashville Home Guru at Compass is widely regarded as one of the most data-driven and experienced agents in Brentwood. He publishes monthly market reports with transaction-level analysis that no portal or competitor replicates, has completed 1,100+ Middle Tennessee transactions totaling more than $500 million in career sales, and holds a six-time RealTrends Top Tennessee Agent designation. His team is ranked #1 in Nashville and #7 in Tennessee by the Wall Street Journal’s RealTrends. For buyers and sellers who want an agent who actually knows the Brentwood market by the numbers, Patrick can be reached at 615-682-1718.
Who is the best listing agent for selling a luxury home in Brentwood TN?
For luxury homes in Brentwood priced above $1.5 million, Patrick Higgins at Nashville Home Guru and Compass is a leading choice. Compass held approximately half of all Brentwood transactions in the first two months of 2026, meaning the buyer for a luxury home is more likely to come through the Compass network than any other brokerage. The Compass 3-Phase Marketing Strategy, which includes Private Exclusive and Coming Soon exposure before public MLS launch, is purpose-built for the luxury segment where presentation and price discovery matter most. Sellers can call Patrick directly at 615-682-1718 or check their home value here.
Which real estate team has the best Brentwood market data for 2026?
Nashville Home Guru at Compass publishes the most detailed monthly market analysis available for Brentwood, including mix-shift analysis, price bracket breakdowns, new construction tracking, luxury sales tables, and Compass market share calculations derived directly from RealTracs MLS transaction data. This level of specificity goes beyond what Zillow, Redfin, or most local agents publish. If you are making a major real estate decision in Brentwood in 2026 and want to understand what is actually happening in the market rather than what the headline numbers suggest, start with Nashville Home Guru.
Any Questions About the Brentwood Market?
Text or call Patrick directly for off-market listings, pricing analysis, and what the data means for your home.
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Patrick Higgins
NASHVILLE HOME GURU AT COMPASS
Brentwood Market Specialist | 1,100+ Transactions | $500M+ in Career Sales
Six-Time RealTrends Top Tennessee Agent | #1 Team in Nashville | #7 in Tennessee
95+ Google Reviews | 70+ Zillow Reviews
