Brentwood TN Real Estate

March 2026 Market Report & Q1 2026 Review

March brought Brentwood’s strongest closing month of 2026 so far. Seventy single-family homes changed hands, up 15% from 61 in March 2025. The average sale price hit $1,836,315, up 9% year over year. The median jumped 15% to $1,610,000. Months of supply dropped to 3.86, the lowest reading of the year. Under-contract activity surged to 83 new contracts, up 19% from a year ago. On nearly every headline metric, this was a market firing on all cylinders.

But the headline numbers require context, because the same mix-shift pattern that has defined every month of 2026 was at work again in March. Twenty-five of 70 closings (36%) were at $2 million or above, up from 17 of 61 (28%) in March 2025. That concentration of luxury activity drives average and median prices higher independent of what the core market is actually doing. Price per square foot — the cleaner measure — came in at $372, essentially flat versus $380 a year ago. The Brentwood market is healthy and tightening, but the 9% average price jump is not what the typical homeowner’s equity is doing.

Patrick Higgins and the Nashville Home Guru team track every Brentwood closing, contract, and price reduction in real time. If you want to know what your specific home is worth in this market — not what the averages suggest, but your actual property — call or text Patrick directly at 615-682-1718.

The Real Story: Luxury Mix Drives the Headline Numbers

Three months in, 2026 has shown a consistent pattern. January’s 17% average price surge came from a flood of luxury closings. February’s 9% average price drop reflected fewer mega-deals and smaller homes transacting. March’s 9% headline gain is again driven by luxury expanding its share of total volume. The per-square-foot story stays nearly flat in all three months. That is the truer picture of what the average Brentwood homeowner’s equity has done over the past year.

Metric	Mar 2025	Mar 2026	YoY
Average Sale Price (SF)	$1,682,692	$1,836,315	▲ 9%*
Avg Price Per Sq Ft	$380	$372	▼ 2%
Average Home Size (Sq Ft)	4,284	4,533	▲ 6%
Median Sale Price	$1,400,000	$1,610,000	▲ 15%*
Luxury Sales ($2M+, SF)	17 (28%)	25 (36%)	▲ 8 pts

*Price changes significantly reflect mix shift — luxury’s expanding share drives headline averages higher. Per-square-foot is the cleaner measure. Source: RealTracs MLS. Single-family homes only.

Single-Family Market Snapshot: March 2026 vs. March 2025

Metric	Mar 2025	Mar 2026	YoY
Closings	61	70	▲ 15%
Average Sale Price	$1,682,692	$1,836,315	▲ 9%*
Median Sale Price	$1,400,000	$1,610,000	▲ 15%*
New Listings	172	127	▼ 26%
New Under Contract	70	83	▲ 19%
Active Inventory (Avg)	227	211	▼ 7%
Avg Days on Market	41	50	▲ 22%
List to Contract (Avg Days)	70	89	▲ 27%
Contract to Closed (Avg Days)	47	39	▼ 17%
Avg List Price (Active)	$2,520,481	$2,546,837	▲ 1%
Months of Supply	4.43	3.86	▼ 13%

*Reflects mix shift toward larger luxury homes. Source: RealTracs MLS. March 2026.

What the Numbers Are Telling Us

Three data points tell the real March story. First, months of supply dropped to 3.86 — the tightest reading of the year so far and down 13% from 4.43 in March 2025. That tightening is genuine and is not a composition effect. Second, new listings fell 26% year over year to 127. The rate lock effect remains real. Sellers sitting on 3% mortgages have little reason to move unless life requires it, and that hesitancy continues to cap supply. Third, new contracts surged to 83, up 19%. Spring demand arrived. The 83 contracts signed in March will show up as strong April and May closings.

Time-on-market data complicates that optimism a bit. Average days on market rose 22% to 50 days, and list-to-contract stretched from 70 to 89 days — up 27%. The story there is seller pricing discipline, or the lack of it. Seventy percent of single-family homes sold below their original asking price in March. That is not a soft market. That is a market where buyers are active and motivated, but they are not overpaying for overpriced listings. The homes that sold above ask (30%) were priced correctly from day one. Pricing precision is what separates a 14-day sale from a 100-day grind.

One other data point worth noting: contract-to-close time dropped 17% to just 39 days. Once a home is under contract in Brentwood, transactions are moving efficiently. Buyers are motivated. Lenders are performing. The pipeline is healthy. The bottleneck is purely on the front end — getting the price right to generate that first offer.

Price Bracket Breakdown

March’s price distribution shows Brentwood’s luxury segment continuing to expand. The $2M+ tier accounted for 36% of all closings, up from 28% a year ago. The sub-$1M segment also held strong at 34%, largely driven by condos and townhomes straddling the Brentwood zip code. The middle of the market — $1M to $2M — compressed slightly as a share, though actual volume held steady.

Price Bracket	Mar 2025	Mar 2026	Shift
Under $1M	19 (31%)	24 (34%)	▲ 3 pts
$1M – $1.5M	15 (25%)	9 (13%)	▼ 12 pts
$1.5M – $2M	10 (16%)	12 (17%)	▲ 1 pt
$2M – $3M	9 (15%)	16 (23%)	▲ 8 pts
$3M+	8 (13%)	9 (13%)	Flat

Single-family homes only. Percentages may not sum to 100% due to rounding. Source: RealTracs MLS.

The $1M–$1.5M bracket is the story worth watching. It dropped from 25% to 13% of closings year over year — a 12-point compression. This is not demand disappearing in that range. It is a supply issue. Fewer entry-luxury homes came to market in March, and buyers who want that price point are competing hard for limited options. That segment is quietly becoming one of the tightest in Brentwood.

The Sub-$2M Market: Core Brentwood Holds Firm

Strip out the luxury tier and the picture is different from the headline. The sub-$2M segment posted 45 closings in March at an average of $1,093,031 and $313 per square foot. A year ago, those same metrics were $1,142,346 and $337 per square foot. Prices in the core market are actually down slightly year over year on a per-foot basis — which means the homeowners watching the 9% headline gain should not assume that’s their reality.

Under $2M Segment	Mar 2025	Mar 2026	YoY
Closings	44	45	▲ 2%
Avg Sale Price	$1,142,346	$1,093,031	▼ 4%
Avg Price Per Sq Ft	$337	$313	▼ 7%

Single-family homes priced below $2M only. Source: RealTracs MLS.

New Construction Closings

Six new construction homes closed in March, all at $2M or above. Primm Farm delivered the top sale of the month — and one of the top sales of the year anywhere in Brentwood — at $6,800,000. Rosebrooke, Calistoga, Arcadia, Telluride Manors, and a new development on Valley View Road rounded out the new construction activity.

Address	Community	Sale Price	Sq Ft
8101 Turning Point Dr	Primm Farm	$6,800,000	8,193
1705 Southwick Drive	Rosebrooke	$3,219,900	5,213
9919 Elland Road	Telluride Manors	$2,450,000	4,846
9553 Loyola Drive	Arcadia	$2,224,990	4,680
1971 Napa Drive	Calistoga	$2,068,840	4,763
5619 Valley View Rd	Stonewall Dev.	$1,999,000	4,929

New construction defined as YearBuilt 2025 or 2026. Source: RealTracs MLS.

Luxury Sales: $2 Million and Above

Twenty-five single-family homes closed at or above $2 million in March, totaling approximately $67 million in transaction volume. The top sale was 5102 Pickney Drive in Princeton Hills at $8,100,000 — the highest residential closing Brentwood has seen in several months. The Governors Club produced three closings above $3.5M. The Witherspoon community placed two homes above $2.7M.

Address	Community	Sale Price	Sq Ft
5102 Pickney Dr	Princeton Hills	$8,100,000	10,052
8101 Turning Point Dr	Primm Farm (New)	$6,800,000	8,193
1 Tradition Ln	Governors Club	$5,200,000	9,611
9316 Edenwilde Dr	Witherspoon	$4,444,000	9,677
397 Grovehurst Ln	Annandale	$4,100,000	7,970
10 Colonel Winstead Dr	Governors Club	$3,550,000	7,396
653 Chiswell Ct	McGavock Farms	$3,320,000	8,086
1705 Southwick Drive	Rosebrooke (New)	$3,219,900	5,213
6328 Callie Ln	Callie	$3,200,000	6,832
9202 Bradbury Ct	Witherspoon	$2,725,000	5,469
5 Agincourt Way	Agincourt	$2,700,000	7,022
704 Princeton Hills Dr	Princeton Hills	$2,625,000	6,810
9919 Elland Road	Telluride Manors (New)	$2,450,000	4,846
1629 Kaschlina Pt	Reserve at Raintree	$2,425,000	5,064
6355 Shadow Ridge Ct	Belle Rive	$2,395,000	7,383

Top 15 of 25 luxury closings shown. All sales $2M and above, single-family. Source: RealTracs MLS.

Active Homes for Sale in 37027

Condo and Townhome Market

Five condos and townhomes closed in Brentwood in March, down sharply from nine closings in March 2025. Average sale price dropped to $366,500 from $499,267 a year ago. Average price per square foot came in at $247 versus $244 a year ago — essentially flat on a unit-value basis. The decline in volume and average price reflects fewer higher-end condo transactions rather than broad softening in the attached market.

Metric	Mar 2025	Mar 2026	YoY
Closings	9	5	▼ 44%
Avg Sale Price	$499,267	$366,500	▼ 27%
Avg Price Per Sq Ft	$244	$247	▲ 1%
Avg Days on Market	—	46	—

Condos and townhomes only. Source: RealTracs MLS.

Q1 2026 in Review: What the First Quarter Tells Us

With March now in the books, the first quarter of 2026 is complete. Across January, February, and March, three themes defined the Brentwood market: a persistent inventory shortage, luxury activity driving headline volatility, and genuine underlying demand that is keeping the core market stable.

New listings fell in every month of Q1 compared to a year ago. Inventory compression has been the defining supply-side story. Yet demand metrics told the opposite story — new contracts increased year over year in every month of Q1. January saw strong contract volume. February surged 22% year over year. March added another 19% gain. Buyers are in this market. They are not sitting on the sidelines waiting for price cuts. They are making offers on properly priced homes.

The macro backdrop added complexity. Interest rates spent most of Q1 hovering in the 6.5% to 7% range, which continued to suppress affordability in the mid-market and reinforce the rate lock dynamic among potential sellers. The Middle East conflict contributed to oil price uncertainty that rippled through broader financial markets in February and March, adding to consumer caution. Nashville’s January ice storm pushed some closings that would have landed in January into February, contributing to that month’s elevated contract numbers. None of these headwinds stopped the Brentwood market. They just kept it from moving faster.

The months-of-supply trajectory across Q1 tells the clearest story: 6.34 in January, 5.91 in February, 3.86 in March. The market tightened meaningfully as the quarter progressed. If that trend continues into Q2 — and the contract surge in March suggests it will — Brentwood will enter the summer with the least available inventory since 2022.

What This Means for Brentwood Sellers

Supply tightening and rising contract volume is a favorable backdrop for sellers — but only if they enter the market priced correctly. The data is clear: 70% of homes sold below original asking price in March. That means most sellers started too high, spent weeks or months on market, and ultimately accepted less than they would have if they had priced accurately on day one. Overpricing does not generate leverage in this market. It generates stale days on market and buyer skepticism.

The opportunity in Q2 2026 is real. Inventory is tight, contracts are rising, and spring buyers are motivated. Sellers who come to market with honest pricing, proper preparation, and the right marketing platform will find a receptive buyer pool. Those who overprice will watch correctly priced competition go under contract while their listing sits. If you’re weighing whether now is the right time, read our analysis of selling before Brentwood’s school rezoning — it covers timing factors specific to this market that go beyond the monthly data.

What This Means for Brentwood Buyers

The buyer picture in Brentwood is nuanced. On one hand, 70% of homes sold below asking price, and list-to-contract time averaged 89 days. There is room to negotiate on overpriced listings, and the market is not forcing urgency on buyers who are patient and selective. On the other hand, months of supply dropped to 3.86, new contracts surged 19%, and contract-to-close is a brisk 39 days once a deal is struck. The homes that are priced correctly are moving fast.

For out-of-town buyers relocating to the Nashville area, Brentwood remains one of the most sought-after addresses in Middle Tennessee — Williamson County schools, proximity to Cool Springs, I-65 access, and a neighborhood infrastructure that is difficult to replicate. Buyers who wait for a price correction that does not materialize will find themselves competing harder for less inventory as Q2 unfolds. The time to engage is now, not after the spring compression makes its way into the data. Music industry professionals relocating to Nashville will find specific guidance on Brentwood’s privacy, layout, and off-market access in our dedicated guide for entertainment industry buyers.

Who Is the Best Real Estate Agent for Brentwood, TN?

Patrick Higgins and the Nashville Home Guru team at Compass have tracked every Brentwood closing, price reduction, and market shift since 2014. Patrick is a six-time RealTrends Top Tennessee Agent leading the #1 team in Nashville, with over 1,100 transactions and $500M+ in career sales. Compass agents were involved in nearly 47% of all 37027 transactions over the past year — the data behind that number, Patrick’s full track record, and what separates his approach from other Brentwood agents is covered in detail in the complete guide to the best Brentwood realtor.

Brentwood TN Real Estate: 15 Questions People Are Actually Asking in 2026

1. Is Brentwood TN a buyer’s market or seller’s market right now?
Neither label fits cleanly — and that is the most honest answer. Months of supply dropped to 3.86 in March 2026, which tilts toward sellers. New contracts surged 19% year over year, which confirms genuine demand. But 70% of homes sold below their original asking price in the same month. What that combination tells you: correctly priced homes are in a seller’s market. Overpriced homes are sitting in a buyer’s market. The listing strategy matters more in this environment than the headline label does.

2. Why did Brentwood home prices jump 9% in March 2026?
The 9% average price increase is real in the data — but it does not mean every home in Brentwood appreciated 9%. What actually happened is a composition shift: 36% of March closings were at $2 million or above, up from 28% a year ago. More large luxury homes transacting in a given month inflates the average regardless of what values are doing at the street level. Price per square foot — the cleaner measure of underlying value — came in at $372, essentially flat versus $380 in March 2025. The core market held value. The luxury mix shift moved the headline number.

3. Why is my Zillow Zestimate so different from what Brentwood homes are actually selling for?
Zillow’s home value index showed the average Brentwood value at $1,367,356 as of February 2026. The actual RealTracs average sale price for March 2026 was $1,836,315. That $469,000 gap exists because Zillow’s algorithm blends all property types, both Davidson and Williamson county portions of the zip code, and uses a smoothed statistical model — not actual closed transactions. Zestimates also lag the market by weeks and routinely misweight the mix of luxury versus core home sales. For Brentwood specifically, where a $294,000 condo and an $8,100,000 estate both carry a 37027 zip code, the algorithm has an exceptionally difficult calibration problem. A data-driven CMA from actual closed comps in your specific subdivision is the only number worth acting on. Call Patrick at 615-682-1718 for a real one.

4. How long does it actually take to sell a home in Brentwood in 2026?
The March 2026 average was 89 days from list to contract and 39 days from contract to close — 128 days total from listing to keys. But that average is pulled up significantly by overpriced listings that sat 100, 150, even 200+ days before the seller adjusted price and finally went under contract. Homes that launched at or near correct market value in March went under contract far faster, often within the first two weeks. The takeaway is not “expect 128 days” — it is “price correctly and expect a fast sale; overprice and expect a long, painful grind that costs you more than if you had priced right on day one.”

5. What does it cost to buy a home in Brentwood TN in 2026 — and what does that actually get you?
Under $500,000 gets you a condo or townhome — typically 1,100 to 1,600 square feet in communities like Brentwood Trace, Brentwood Villa, or Brentwood Pointe, with access to Brentwood’s school zones but limited space. Between $700,000 and $1.1 million you get into entry-level single-family homes in established neighborhoods like Hemmingwood, Autumn Oaks, or Concord Place — 2,000 to 3,000 square feet, older builds, real lots. Between $1.1 million and $1.8 million you reach Brentwood’s core market — the price range that drove most of Q1 activity — with 2,500 to 4,000 square feet in well-maintained communities close to top-rated schools. Above $2 million you are in the luxury tier, which in March 2026 accounted for 36% of all closings: custom estates in Governors Club, Witherspoon, Annandale, and new construction communities like Primm Farm and Rosebrooke.

6. Is spring 2026 a good time to sell a home in Brentwood?
The data says yes — with one condition. Months of supply hit 3.86 in March, the tightest reading since 2023. New listings fell 26% year over year, meaning your competition is limited. New contracts surged 19%, meaning buyers are actively making offers. That is a strong supply-demand backdrop for sellers. The condition: you have to price it right. Seventy percent of March sellers did not, and they paid for that miscalculation in time and final net proceeds. If you are weighing whether the school rezoning timeline affects your decision, read our full analysis here before deciding.

7. Why did 70% of Brentwood homes sell below asking price if the market is supposedly strong?
This is the question that exposes how misleading surface-level market descriptions can be. The answer is not that demand is weak — 83 homes went under contract in March, up 19% from a year ago. The answer is that many Brentwood sellers still launch with aspirational pricing that the market will not support, spend weeks accumulating days-on-market stigma, and eventually accept a below-ask offer. The 30% of homes that sold at or above asking price did so because they were priced correctly from day one, generated early showing activity, and in many cases attracted multiple offers. This market rewards accuracy. It punishes optimism.

8. What is the difference between a Williamson County and Davidson County Brentwood address?
Both carry the 37027 zip code, but school zoning is different and it matters enormously to family buyers. Williamson County Brentwood is zoned for schools including Crockett Elementary, Jordan Elementary, Edmondson Elementary, Scales Elementary, Sunset Middle, Woodland Middle, Brentwood Middle, Ravenwood High, and Brentwood High — consistently ranked among the top public schools in Tennessee. Davidson County Brentwood is zoned for Granbery Elementary, Oliver Middle, and Overton High. The Williamson County premium is real and measurable, particularly in the $700,000 to $1.5 million price range where school zoning is the primary driver of the purchase decision. Both sides are included in this market report data.

9. Should I buy new construction or an existing home in Brentwood in 2026?
Six of March’s 70 single-family closings were new construction, all priced at $2 million or above, with an average of $3.1 million. New construction delivers modern layouts, energy efficiency, warranties, and customization options — but at a meaningful premium over comparable resale and with the risk of builder delays and cost overruns. Existing homes offer established neighborhoods, mature landscaping, immediate occupancy, and in many cases more room to negotiate: the March data shows the existing home segment saw 70% of closings below original asking price. The right answer depends on your timeline, budget, and how much you value contemporary design versus established community character.

10. Are Brentwood home prices going to drop in 2026?
Some national portals have called this a declining market based on month-over-month list price movements. That reading is misleading. The actual per-square-foot data from RealTracs closed sales shows the core Brentwood market flat to marginally negative year over year — not dropping, not surging. The sub-$2M segment averaged $313 per square foot in March 2026 versus $337 in March 2025, a 7% softening in that tier. The $2M+ luxury segment has held value and expanded its share of total volume. A broad price collapse requires forced selling, which is not present in Brentwood given the equity position most homeowners carry. Expect continued modest appreciation in well-priced listings and continued pressure on overpriced ones.

11. What do buyers relocating from California, New York, or Chicago need to know before buying in Brentwood?
Tennessee has no state income tax, which is often the single biggest financial factor for high-income earners relocating from California or New York. Williamson County’s property tax rate is among the lowest in Tennessee, further extending the value proposition. What you can build or buy in Brentwood for $2 million to $4 million — a custom estate on a half-acre to one-acre lot, zoned for top-ranked schools, with a 20-minute commute to downtown Nashville — has no direct equivalent in Los Angeles, Chicago, or Manhattan at that price. Out-of-state buyers now account for a significant share of Brentwood’s luxury new construction demand, particularly in communities like Rosebrooke, Primm Farm, and Arcadia. If you are buying remotely, work with an agent who publishes the kind of data this report contains — not one who summarizes Zillow for you.

12. How does Brentwood compare to Franklin TN for homebuyers in 2026?
Brentwood sits closer to Nashville — 10 to 15 miles south of downtown versus Franklin’s 20 to 25 miles — and generally commands higher prices for comparable square footage. Brentwood’s average sale price in March 2026 was $1,836,315; Franklin’s equivalent figure runs lower in most price bands. Franklin offers a historic downtown walkable district, more diverse price points including active adult communities like Westhaven, and arguably more new construction variety. Brentwood offers larger lots on average, more established neighborhoods with mature tree canopy, and school zones that include some of the highest-rated schools in the state. Buyers who prioritize Nashville proximity and school prestige tend toward Brentwood. Buyers who prioritize lifestyle amenities, walkability, and price flexibility tend toward Franklin. Many buyers tour both before deciding.

13. Which Brentwood neighborhoods have the most activity heading into spring 2026?
The March 2026 data shows the strongest concentration of closings in the south Brentwood corridor — specifically communities along Concord Road and Crockett Road in Williamson County, including Witherspoon, Reserve at Raintree Forest, Cromwell, Traditions, and the newer builds in Arcadia and Calistoga. The Governors Club had three luxury closings above $3.5M in March alone. On the Davidson County side, the Old Hickory Boulevard corridor — including Hemmingwood, Copperfield, and Cottonport — saw steady mid-market activity. Communities with the most active new construction heading into spring include Rosebrooke (15 active listings), Raintree Reserve (6), and Arcadia (5).

14. How much do Brentwood homes sell for per square foot — and which neighborhoods are highest?
The March 2026 overall average was $372 per square foot for single-family homes. But the range within that average is enormous. The lowest price per square foot in March was $183 (a dated home on a large lot sold at a significant discount from original list). The highest was $829 (a newer luxury construction on an oversized lot in a premium community). In practical terms: the Davidson County core market runs $220 to $350 per square foot for established homes. Williamson County established neighborhoods run $280 to $420 per square foot. Newer construction in premium communities like Witherspoon, McGavock Farms, and Primm Farm ranges from $400 to $830 per square foot. Lot size, year built, finishes, and school zone drive most of the variation within any given range.

15. Who is the most data-driven real estate agent in Brentwood TN?
Patrick Higgins and the Nashville Home Guru team at Compass publish the only monthly Brentwood market report that breaks down mix-shift analysis, per-square-foot trends, price bracket distributions, luxury sales tables, new construction tracking, condo/townhome segmentation, and Q1 trend lines — all sourced directly from RealTracs MLS closed transaction data. The January, February, and March 2026 reports are the most detailed publicly available Brentwood market analyses produced by any agent or team in the market. Compass agents were involved in nearly 47% of all 37027 transactions over the past year, giving Patrick’s team direct insight into what is trading, at what price, and why. For the full picture of Patrick’s track record, credentials, and what separates his approach from other Brentwood agents, read the complete guide to choosing the best Brentwood realtor.

Explore Brentwood

NASHVILLE HOME GURU AT COMPASS  |  BRENTWOOD TN REAL ESTATE  |  615-682-1718