Over the first half of 2026, Brentwood closed 461 home sales at a median price of $1,320,000 and $346 a square foot. In that same six-month window, one closing came in at $373,000 in an established subdivision built in the 1980s. Another came in at a median of $4.32 million in a new-construction enclave delivered in 2024. Both sales count toward the same city median. Both sit inside the same ZIP code, 37027.
If you are comparing Brentwood to another Williamson County suburb using that $1.32 million figure, you are not comparing houses. You are comparing an average of two different housing markets that happen to share a mailing address.
What one median actually contains
The median itself has other tells. The middle half of those 461 sales ran from about $810,000 to $2.1 million, one of the widest interquartile spreads of any submarket tracked in Middle Tennessee over that period. A typical sale closed at 98.3 percent of list price, on a median home size of roughly 3,809 square feet. Those numbers describe a market with real depth, buyers active from the high six figures through eight figures, but depth is not the same as consistency. A spread that wide usually means the median is doing the work of two or three separate markets at once, and Brentwood's is doing exactly that.
Two Brentwoods, sorted by year built
Pull the trailing 36 months of closings by subdivision and the split becomes visible immediately. It is not primarily about location within the city, and it is not primarily about lot size. It tracks almost entirely with when the house was built.
| Subdivision | Character | Typical closing price |
|---|---|---|
| Pasadena | Established, highest sales volume in the city | $1,578,687 median, $332/sqft |
| Liberty Downs | Established | $1,380,000 median, $344/sqft |
| Brenthaven / Brenthaven East / Brentmeade | Established | $1.3M to $3.0M range |
| Hampton Reserve | Guard-gated, built 2003 to 2019 | $2,475,000 median (trailing 12 months), roughly $355/sqft |
| Governors Club | Gated golf community, built 1999 to present | 14 active listings averaged $2,980,421 as of late August 2026, $409/sqft |
| Witherspoon | New construction | Roughly $3M to $4M depending on section |
| Rosebrooke | New construction, 248 homesites on 365 acres at Sunset and Split Log Roads | Mostly $3.0M to $6.3M, several entries in the annual Parade of Homes |
| Autumn View | New construction, entry-level | $500,000 to $630,000 |
Pasadena carries the most transaction volume of any single Brentwood subdivision and sits comfortably under the city median. Rosebrooke closes at roughly two to four times that price. The difference is not the neighborhood. It is the year on the building permit.
Brentwood is not one market. It is two markets sharing one ZIP code, separated almost entirely by build era.
The two-to-one gap, and what it actually buys
Brokers tracking the city through mid-2026 have watched the price-per-square-foot gap between new construction and established resale hold near two to one. That gap is not decoration. A resale buyer in Liberty Downs or Pasadena is paying for square footage, a working floor plan, and an established street. A Rosebrooke or Witherspoon buyer is paying roughly double per square foot for a 2023 or 2024 kitchen layout, current insulation and mechanical standards, and in Rosebrooke's case, a lot carved from 365 acres that will not be subdivided again.
Autumn View is the useful outlier here. Built by Regent Homes at $500,000 to $630,000, it proves the split is about construction era rather than exclusively about luxury. New construction in Brentwood clusters at the top of the market, but the two-to-one premium follows the newness of the build, not a fixed price floor.
Even "months of supply" depends on which Brentwood you're counting
The build-era split shows up in more than price. As of mid-August 2026, single-family supply estimates for Brentwood ranged from about four months to more than eleven months, depending on whether the count measured live listings against a full six-month closing pace or a narrower live-absorption window. Neither number is wrong. They are answering different questions about a market that does not behave the same way at every price tier.
Earlier in the year, broker reporting for January 2026 showed the $2 million-plus segment growing from 17 percent of single-family sales to 27 percent year over year. That shift alone was enough to push average sale prices higher without any individual home appreciating at a comparable rate on a per-square-foot basis. Redfin's tracking showed a similar pattern from a different angle: Brentwood's median sale price reached $1.6 million in March 2026, up 16.1 percent year over year, with typical days on market stretching from 71 to 92. Read alongside the subdivision data, that headline increase looks less like broad appreciation and more like a bigger share of new-construction closings pulling the average up. The market did not get 16 percent more expensive. It sold more expensive houses.
The friction that catches people off guard
Two details in Brentwood's structure surprise buyers who assume the city is a single, uniform jurisdiction.
- Brentwood spans two counties. Roughly 77 percent of new-construction closings over the past year landed in Williamson County, where lots run larger and school zoning falls under Williamson County Schools. The remaining 23 percent sit on the Davidson County side of the city, where school zoning falls under Metro Nashville Public Schools instead. The same city name covers two different school districts, and the county line is not always obvious from a listing photo.
- Short-term rental rules are stricter than many out-of-state buyers expect. Brentwood's municipal code, Section 78-19(e), sets a three-month minimum stay in single-family residential districts. That rules out the nightly-rental model some investors budget around before they check local code. Extended-stay corporate housing remains a legitimate structure under the same ordinance, but a straightforward short-term rental plan does not clear it.
Both details are easy to miss when a buyer is comparing Brentwood to Franklin or another Williamson County submarket purely on the headline median.
How to read a Brentwood comp before you trust it
A comp pulled without filtering for build era will mislead in either direction, showing a resale house as overpriced against a new-construction neighbor, or a new build as a bargain against a decades-old resale. Before trusting a number:
- Filter by year built first, then by square footage and lot size. Era explains more of the price than any other single variable in this market.
- Ask which subdivision phase a listing sits in. Governors Club alone spans 12 development phases with different HOA structures, and Hampton Reserve's current active listings carry a $3.58 million median list price against a $2.46 million closing median from the trailing 12 months, meaning current sellers are pricing ahead of where the last year of closings actually landed.
- Confirm HOA dues by section rather than by community name. Governors Club runs roughly $400 to $600 a month depending on phase, plus a separate golf membership. Hampton Reserve runs closer to $225 a month. Two "Brentwood gated community" listings can carry very different carrying costs.
- Verify county and school zoning per parcel rather than by city name. The Williamson-Davidson line runs through Brentwood, not around it.
- If a short-term rental income projection is part of the plan, check Section 78-19(e) before writing an offer, not after closing.
A short FAQ
Is Brentwood a buyer's market or a seller's market right now? It depends on which slice you're measuring. Supply figures reported across mid-2026 ranged from roughly four months to more than eleven months depending on the property type and the window used. Ask what window and what price tier a given figure covers before treating it as the whole market.
Why does new construction cost so much more per square foot than resale? Brokers tracking the city through mid-2026 have watched that gap hold near two to one. It reflects current floor plans, current mechanical and finish standards, and in communities like Rosebrooke, larger and more recently platted lots.
Do all Brentwood gated communities charge similar HOA fees? No. Governors Club runs roughly $400 to $600 a month depending on phase, with a separate golf membership. Hampton Reserve runs closer to $225 a month. Confirm the fee by section, not by community name.
Can I run a short-term rental in Brentwood? Not in the nightly-rental sense most buyers assume. Municipal Code Section 78-19(e) sets a three-month minimum stay in single-family residential districts. Extended-stay corporate housing is treated differently under the same code.
Reading a Brentwood comp well means asking which Brentwood you are actually looking at, not what the citywide median says. If you are weighing a resale in an established section against a new build a mile away, or trying to work out what a subdivision's HOA and school zoning actually mean for your monthly number, that is exactly the kind of parcel-by-parcel read Carla Patterson works through with clients on both sides of a Brentwood transaction. Schedule a consultation to talk through the specific subdivision, phase, and price tier you're considering before the comps lead you somewhere the data doesn't actually support.
