What Renovations Actually Increase Value on a $1.5M+ Brentwood Home Before Selling? | Patrick Higgins & The Nashville Home Guru Team at Compass
Any Questions?
The Short Answer
The data reveals a renovation premium of $24.80/sqft on luxury Brentwood homes. For a 5,000 SF home, that translates to approximately $124,000 in additional value. However, NEW construction commands the highest premium at $537.90/sqft versus existing homes at $416.05/sqft. Pool homes average $988,245 more than non-pool luxury homes, but take longer to sell.
Renovation vs. New Construction: The Value Gap
| Home Status | Sales | Avg $/SqFt | Med DOM | LP/SP % |
|---|---|---|---|---|
| New Construction (2024-2025) HIGHEST VALUE | 122 | $546.80 | 14 days | 98.7% |
| Renovated | 28 | $440.84 | 26 days | 96.3% |
| Existing (Non-Renovated) | 216 | $416.05 | 17 days | 95.8% |
Home Age and Value: The Vintage Premium
| Home Age | Sales | Avg $/SqFt | Med DOM | LP/SP % |
|---|---|---|---|---|
| 0-5 Years Old HIGHEST $/SQFT | 147 | $537.90 | 14 days | 98.0% |
| 5-10 Years | â | $436 | â | â |
| 10-15 Years | â | $378 | â | â |
| 15-25 Years | â | $379 | â | â |
| 25-35 Years | â | $394 | â | â |
| 35+ Years (Vintage) VINTAGE PREMIUM | 55 | $471.20 | 19 days | 95.5% |
The Pool Premium: Value vs. Market Time
WITH In-Ground Pool
$3,307,422
$485.66/sqft
48.2 days avg DOM
WITHOUT Pool
$2,319,176
$422.02/sqft
36.1 days avg DOM
Pool Premium
$988,245
$63.65/sqft difference
+12 days on market
Strategic Recommendations
â The Renovation Math
Renovated homes command $440.84/sqft vs $416.05/sqft for non-renovatedâa $24.79/sqft premium. On a 5,000 SF home, that’s ~$124,000 in potential added value.
đ Vintage Home Opportunity
Homes 35+ years command $471.20/sqftâhigher than 10-25 year old homes. Historic areas in Brentwood reward character and established lots.
â ď¸ Pool Consideration
Pools add nearly $1M in value but extend market time by 12 days. The buyer pool narrowsâsome families avoid pools, while others specifically seek them.
đ° New Construction Benchmark
New builds at $537.90/sqft set the ceiling. Renovations should aim to close the $97/sqft gap between renovated and new construction values.
The Bottom Line
Renovations can add $24.80/sqft in value, but the gap between renovated homes ($440/sqft) and new construction ($537/sqft) remains significant. Patrick Higgins and the Nashville Home Guru team help luxury sellers determine which improvements deliver ROI and which simply delay the sale. Strategic, targeted updates often outperform full renovations in the Brentwood luxury market.
Recently Sold Homes in Brentwood
Explore these recently sold properties that showcase the value Patrick Higgins and the Nashville Home Guru team bring to Brentwood sellers:
Considering Renovations Before Selling Your Brentwood Home?
Patrick Higgins provides data-driven guidance on which improvements add value in today’s market. With analysis of 376 luxury sales, the Nashville Home Guru team helps sellers avoid over-improving and focus on updates that maximize return.
Check your home value here or contact Patrick at 615-682-1718 or [email protected] for a pre-sale renovation consultation.
Patrick Higgins | Nashville Home Guru at Compass
Serving Nashville, Franklin, Brentwood, Murfreesboro & Middle Tennessee
95+ Google Reviews | 70+ Zillow Reviews | Top Ranked Team in Tennessee
Phone: 615-682-1718 | Email: [email protected]
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