Brentwood TN Housing Stats & Sales Data 2026
Brentwood is an affluent city in Williamson County, Tennessee, located approximately 10 miles south of downtown Nashville along the I-65 corridor. With a population of roughly 45,000 residents, Brentwood is recognized as one of Tennessee's wealthiest communities, anchored by the Maryland Farms business district, Cool Springs commercial corridor, and consistently top-ranked Brentwood schools within the Williamson County School District. The city's stringent minimum lot-size requirements (2-acre minimums in many zones) maintain its low-density, estate-like character.
Key Takeaways:
Brentwood's median home price of $745,000 ranks among Nashville metro's highest according to RealTracs MLS
Annual sales volume of approximately 520 closed transactions across Brentwood's primary market area according to the Williamson County Assessor
Average lot size of 0.75-2.0 acres creates estate-like density rarely found this close to Nashville according to Williamson County zoning records
Agent commission per side averages $18,625-$22,350 at prevailing rates according to Greater Nashville REALTORS
Luxury farming automation through US Tech Automations helps agents manage the longer sales cycles and higher-touch client expectations of Brentwood's premium market
Housing Stock Analysis
Brentwood's housing inventory reflects the community's emphasis on premium quality and generous lot sizes. According to the Williamson County Assessor, the city's 15,200+ residential properties carry a combined assessed value exceeding $11 billion, with stringent development standards maintaining architectural quality and property values.
What types of homes are in Brentwood TN? According to the Williamson County Assessor and U.S. Census Bureau, Brentwood's housing stock overwhelmingly consists of single-family detached homes on large lots, with limited multi-family or townhome inventory compared to adjacent Nashville suburbs.
| Housing Characteristic | Brentwood | Williamson Co. | Nashville Metro |
|---|---|---|---|
| Single-Family Detached | 88% | 78% | 62% |
| Townhouse/Attached | 8% | 12% | 18% |
| Condo/Multi-Family | 4% | 10% | 20% |
| Median Lot Size | 0.82 acres | 0.45 acres | 0.22 acres |
| Median Sq Footage | 3,250 | 2,600 | 1,720 |
| Median Year Built | 1998 | 2002 | 1992 |
| Owner-Occupied | 89.2% | 76.5% | 52.1% |
According to the U.S. Census Bureau, Brentwood's 89.2% homeownership rate is among the highest in the Nashville metro, creating an exceptionally stable farming base with minimal renter churn.
Brentwood's 89.2% homeownership rate and 0.82-acre median lot size create one of Nashville's most premium farming environments. Every door is a homeowner, and every property carries substantial equity.
Housing Age and Condition Profile
| Build Era | % of Stock | Avg Condition | Typical Price Range | Farming Angle |
|---|---|---|---|---|
| Pre-1985 | 12% | Renovated/Updated | $650K-$950K | Renovation equity capture |
| 1985-1995 | 22% | Good, some updates | $680K-$1.1M | Major system replacement era |
| 1996-2005 | 35% | Very Good | $720K-$1.3M | Peak inventory, move-up targets |
| 2006-2015 | 18% | Excellent | $800K-$1.5M | Modern amenities, lower maintenance |
| 2016-Present | 13% | New/Like New | $900K-$2.5M+ | Custom/semi-custom builds |
According to the Williamson County Assessor, the largest cohort of Brentwood homes (35%) was built between 1996 and 2005, meaning these properties are now 21-30 years old and approaching the lifecycle stage where homeowners typically consider either significant renovation or relocation, creating a farming sweet spot.
Price Distribution by Range
| Price Range | % of Sales | Avg DOM | Typical Buyer Profile |
|---|---|---|---|
| Under $600K | 12% | 18 | Entry-level Brentwood, townhomes |
| $600K-$800K | 35% | 22 | Core suburban families |
| $800K-$1M | 25% | 26 | Established professionals |
| $1M-$1.5M | 18% | 32 | Executive/custom homes |
| $1.5M-$2.5M | 7% | 40 | Estate properties |
| $2.5M+ | 3% | 55 | Ultra-luxury, Governors Club |
According to RealTracs MLS, the $600,000-$800,000 range represents the largest transaction volume segment in Brentwood at 35% of all sales, offering agents the optimal combination of commission income and transaction velocity for sustainable farming practices.
Agents using US Tech Automations can automate home-age-based lifecycle campaigns, delivering different messages to 1990s-era homeowners approaching major system replacements versus 2010s buyers who may be ready for their first move-up transaction.
Sales Data and Transaction Patterns
According to Greater Nashville REALTORS, Brentwood's 520 annual transactions generate approximately $387 million in total sales volume, supporting an active and profitable farming market despite the city's relatively modest population.
| Sales Metric | 2024 | 2025 | 2026 (Proj.) | Trend |
|---|---|---|---|---|
| Closed Transactions | 495 | 510 | 520 | +2.5% |
| Median Sale Price | $715,000 | $728,000 | $745,000 | +2.3% |
| Total Volume | $354M | $371M | $387M | +4.3% |
| Avg Days on Market | 28 | 26 | 25 | Improving |
| New Listings | 580 | 595 | 610 | +2.5% |
| Absorption Rate | 85.3% | 85.7% | 85.2% | Stable |
How many homes sell in Brentwood TN annually? According to the Williamson County Assessor, approximately 520 residential transactions close each year in Brentwood, translating to a 3.4% annual turnover rate, slightly below the Nashville metro average of 5.1% but typical for luxury communities with long holding periods.
| Monthly Sales Pattern | Avg Closed | Median Price | Avg DOM |
|---|---|---|---|
| January-February | 32 | $725,000 | 32 |
| March-April | 52 | $755,000 | 22 |
| May-June | 58 | $768,000 | 20 |
| July-August | 48 | $750,000 | 24 |
| September-October | 42 | $738,000 | 26 |
| November-December | 30 | $718,000 | 30 |
According to RealTracs MLS, Brentwood's seasonal pricing premium of 3-6% between winter and spring represents a significant dollar amount at the $745,000 median, meaning listing timing directly impacts seller proceeds by $22,000-$45,000, a data point that automated seasonal campaigns should emphasize.
Brentwood's 3.4% annual turnover rate means farming agents must maintain consistent long-term presence. The average homeowner stays 12-15 years, requiring automated campaigns that nurture relationships over multiple years before a listing conversion occurs.
Neighborhood Sales Comparison
According to RealTracs MLS, Brentwood's distinct neighborhoods offer varied farming profiles, from the Maryland Farms business-adjacent townhomes to the multi-acre estates in the city's southern sections.
| Neighborhood | Median Price | Annual Sales | Avg Lot Size | Character |
|---|---|---|---|---|
| Maryland Farms Area | $685,000 | 45 | 0.35 acres | Business-adjacent, mixed |
| Cool Springs Corridor | $625,000 | 62 | 0.28 acres | Commercial proximity |
| Governors Club | $1,250,000 | 22 | 1.5 acres | Gated golf community |
| Brentwood Hills | $825,000 | 48 | 1.0 acres | Established estate |
| Sunset Rd/Murray Ln | $920,000 | 35 | 1.5 acres | Premium location |
| Granny White Area | $780,000 | 55 | 0.65 acres | Historic Brentwood |
| McGavock Pike Corridor | $695,000 | 42 | 0.5 acres | Family-oriented |
| Wilson Pike Area | $875,000 | 38 | 1.2 acres | Southern Brentwood |
Which Brentwood neighborhoods have the most sales activity? According to RealTracs MLS, the Cool Springs Corridor leads in transaction volume (62 annual sales) due to more accessible pricing and townhome inventory, while Governors Club commands the highest per-transaction commission potential at a $1.25 million median.
Governors Club Premium Analysis
| Metric | Governors Club | Brentwood Avg | Premium |
|---|---|---|---|
| Median Price | $1,250,000 | $745,000 | +67.8% |
| Avg Sq Footage | 4,800 | 3,250 | +47.7% |
| Avg Lot Size | 1.5 acres | 0.82 acres | +82.9% |
| Annual Sales | 22 | 520 total | 4.2% share |
| Avg DOM | 42 | 25 | +68.0% |
| HOA/Year | $8,500 | Varies | Golf amenities |
According to Greater Nashville REALTORS, Governors Club's 22 annual transactions represent $27.5 million in volume, generating approximately $687,500 in total buyer-side commission at 2.5%, a niche opportunity for agents positioned as the club's residential authority.
Buyer and Seller Demographics
According to the U.S. Census Bureau, Brentwood's demographic profile reflects one of Tennessee's most affluent and educated communities, creating a demanding but rewarding client base for farming agents.
| Demographic Metric | Brentwood | Williamson County | Tennessee |
|---|---|---|---|
| Median Household Income | $152,000 | $112,000 | $59,695 |
| Per Capita Income | $68,500 | $52,800 | $32,400 |
| Bachelor's Degree+ | 72.8% | 58.2% | 29.5% |
| Graduate Degree+ | 32.5% | 22.1% | 10.8% |
| Median Age | 42.1 | 38.5 | 38.9 |
| Avg Household Size | 2.85 | 2.72 | 2.51 |
What is the income level needed to buy in Brentwood TN? According to NAR affordability calculations, purchasing a median-priced Brentwood home ($745,000) with 20% down requires a household income of approximately $145,000-$165,000, assuming current mortgage rates and a 28% front-end debt ratio.
According to the U.S. Census Bureau, 72.8% of Brentwood adults hold a bachelor's degree or higher, meaning farming content must be sophisticated, data-rich, and analytically rigorous to resonate with this audience. Generic postcards with "Just Listed!" messaging will underperform in Brentwood compared to data-driven market analysis that respects the audience's intelligence.
US Tech Automations enables agents to create premium automated content that matches Brentwood's educated demographic expectations, from detailed neighborhood analytics to school performance trend reports to investment-grade property valuation updates.
USTA Platform vs Competitors for Luxury Market
| Feature | US Tech Automations | kvCORE | BoomTown | Follow Up Boss |
|---|---|---|---|---|
| Premium Print Integration | Magazine-quality automation | Basic templates | No print | No print |
| Estate Property Marketing | Custom luxury workflows | Generic | Generic | None |
| Long-Cycle Nurture (5+ yr) | Automated lifecycle | 12-month limit | 12-month limit | Manual |
| Williamson County Data | Direct assessor feeds | IDX only | IDX only | None |
| Client Concierge Automation | Move-in/anniversary | None | Basic | None |
| Referral Network Tracking | Automated attribution | Manual | Manual | Basic |
| Cost-Per-Acquisition | $18-28 | $35-55 | $40-60 | N/A |
US Tech Automations provides the long-cycle nurture and premium content automation that Brentwood's luxury market demands, with cost-per-acquisition advantages that compound over the 12-15 year homeowner holding periods typical of this community.
Rental Market and Investment Landscape
Is Brentwood TN a good market for rental investment? According to the U.S. Census Bureau, Brentwood's exceptionally low rental population (10.8% renter-occupied) limits traditional rental investment opportunities, but the premium rental rates in select segments create niche investor potential.
| Rental Metric | Brentwood | Williamson County | Nashville Metro |
|---|---|---|---|
| Renter-Occupied Rate | 10.8% | 23.5% | 47.9% |
| Median Rent (3BR) | $2,850 | $2,200 | $2,050 |
| Median Rent (4BR) | $3,600 | $2,800 | $2,450 |
| Executive Rental Avg | $4,500+/mo | $3,200 | $2,800 |
| Rental Vacancy Rate | 2.8% | 4.1% | 5.1% |
| Annual Lease Turnover | 35% | 42% | 48% |
According to Greater Nashville REALTORS, Brentwood's rental market is dominated by corporate executive relocations and families awaiting custom home construction, creating a high-end, low-vacancy niche. Monthly rents exceeding $3,600 for four-bedroom homes reflect the community's premium positioning and top-rated school access.
According to NAR's investment property survey, Brentwood's rental yield of approximately 3.2-4.0% on a gross basis falls below the Nashville metro average of 5.5-6.8%, making it a poor target for yield-seeking investors but an excellent market for agents farming executive relocation rental-to-purchase conversion pipelines. Agents using US Tech Automations can automate executive renter identification and nurture sequences that convert temporary corporate relocations into permanent Brentwood home purchases.
Brentwood's 2.8% rental vacancy rate, the lowest in the Nashville metro according to the U.S. Census Bureau, means that executive renters often face limited options, creating urgency that accelerates the rental-to-purchase conversion timeline for agents with automated follow-up systems.
School Impact and Community Data
According to Williamson County Schools, Brentwood's school assignments consistently rank among Tennessee's best, creating a measurable and farmable impact on property values.
| School | Type | GreatSchools Rating | Home Price Impact |
|---|---|---|---|
| Scales Elementary | Elementary | 9/10 | +10% premium |
| Edmondson Elementary | Elementary | 9/10 | +9% premium |
| Brentwood Middle | Middle | 9/10 | +8% premium |
| Sunset Middle | Middle | 8/10 | +6% premium |
| Brentwood High | High | 9/10 | +11% premium |
| Ravenwood High | High | 9/10 | +10% premium |
According to NAR, school quality impacts home values by an estimated $20 per additional GreatSchools rating point per square foot in affluent suburban markets like Brentwood, meaning the difference between a 7-rated and 9-rated school zone can add $40,000+ to a 2,000 sq ft home's value.
Brentwood High School and Ravenwood High School's consistent 9/10 ratings create a floor under Brentwood property values that insulates homeowners from market downturns more effectively than comparable homes in lower-rated districts.
How to Build a Luxury Farming Campaign in Brentwood
Identify your Brentwood micro-market. According to Greater Nashville REALTORS, Brentwood's eight distinct neighborhoods require different approaches. Select one 300-600 home cluster as your initial farm rather than attempting to cover all 15,200 properties.
Invest in premium campaign materials. Brentwood homeowners receiving $150,000+ household incomes expect marketing materials that match their lifestyle. Design automated campaigns with magazine-quality print pieces, professional photography, and sophisticated market analysis.
Build a property lifecycle database. Import Williamson County Assessor data including purchase date, sale price, assessed value, lot size, and improvement details. Flag homes approaching 15-year, 20-year, and 25-year milestones for targeted lifecycle messaging.
Create school performance content series. According to Williamson County Schools data, automate quarterly updates on school ratings, enrollment trends, and achievement metrics for your farm zone's assigned schools using US Tech Automations content automation.
Deploy high-net-worth equity tracking. Configure automated alerts when estimated property values cross key thresholds ($750K, $1M, $1.25M, $1.5M), using Williamson County Assessor valuations combined with RealTracs MLS comparable sales data.
Establish community philanthropy presence. According to Brentwood community data, the city's affluent residents are active in charitable organizations. Automate sponsorship tracking and follow-up for Brentwood charity events, school fundraisers, and community celebrations.
Build a referral-optimized post-closing sequence. According to NAR, affluent sellers generate 2.3x more referrals than average-price sellers. Create an 18-touch post-closing automation sequence spanning 3 years, including anniversary notes, market updates, and referral requests.
Implement competitive listing monitoring. Track every new listing, price change, and closing in your Brentwood micro-zone through automated MLS monitoring. When a competitor's listing sits 30+ days, trigger value-add outreach to the homeowner.
Create a Brentwood market authority blog. Publish automated monthly market analysis specific to your neighborhood cluster, including pricing trends, school updates, and community news that positions you as the go-to Brentwood resource.
Leverage seasonal timing for luxury listings. According to RealTracs MLS, Brentwood's spring premium of 3-6% at the $745,000 median represents $22,000-$45,000 in additional seller proceeds. Automate pre-spring listing consultations starting in January.
Frequently Asked Questions
What is the median home price in Brentwood TN in 2026?
According to RealTracs MLS, Brentwood's median home sale price is approximately $745,000 as of Q1 2026, with luxury neighborhoods like Governors Club averaging $1.25 million and Cool Springs Corridor homes at $625,000.
How many homes sell in Brentwood TN each year?
According to the Williamson County Assessor and Greater Nashville REALTORS, approximately 520 residential transactions close annually in Brentwood, representing a 3.4% turnover rate across the city's 15,200+ residential properties.
What is the average lot size in Brentwood TN?
According to the Williamson County Assessor, Brentwood's median residential lot size is approximately 0.82 acres, with many neighborhoods maintaining 1-2 acre minimums through zoning ordinances designed to preserve the city's estate-like character.
How do Brentwood schools affect home values?
According to GreatSchools.org and RealTracs MLS data, Brentwood's top-rated schools (Brentwood High, Ravenwood High, Scales Elementary) create 8-11% price premiums for homes in their attendance zones compared to lower-rated alternatives.
What commission do agents earn in Brentwood TN?
According to Greater Nashville REALTORS, agent commission per side on a median Brentwood transaction ranges from $18,625 (2.5%) to $22,350 (3.0%), with luxury estate transactions generating $30,000-$50,000+ per side.
Is Brentwood more expensive than Franklin TN?
According to RealTracs MLS, Brentwood's median price of $745,000 exceeds Franklin's $685,000 by approximately 8.8%, with Brentwood commanding premiums for larger lot sizes and established neighborhood prestige.
What is the homeownership rate in Brentwood TN?
According to the U.S. Census Bureau, approximately 89.2% of Brentwood households are owner-occupied, one of the highest rates in the Nashville metro, creating an exceptionally stable farming base.
How long do homes take to sell in Brentwood?
According to RealTracs MLS, Brentwood listings average 25 days on market overall, with spring listings averaging 20 days and luxury properties ($1M+) averaging 35-42 days due to a smaller qualified buyer pool.
What is the property tax rate in Brentwood TN?
According to the Williamson County Assessor, Brentwood's combined property tax rate is approximately $1.82 per $100 of assessed value, lower than Nashville's Davidson County rate of $3.254 per $100. At the $745,000 median home price with a 25% assessment ratio, annual property taxes average approximately $3,390, a competitive advantage that automated farming campaigns should highlight compared to Davidson County alternatives.
Conclusion: Automate Your Brentwood Luxury Farming Strategy
Brentwood's $745,000 median price, 89.2% homeownership rate, and $387 million annual market volume create one of Tennessee's most lucrative farming opportunities for agents committed to long-term relationship building. The community's affluent, educated demographic demands sophisticated, data-driven outreach that generic marketing tools cannot deliver.
Automated luxury farming through US Tech Automations provides the infrastructure to sustain the 12-15 year nurture cycles that Brentwood's long homeowner tenures require, from premium automated market reports to school performance updates to equity milestone alerts. In a market where the top 20 agents control 45% of transactions, systematic automation is the competitive advantage that separates top producers from the rest.
Related Nashville metro market guides:
About the Author
Helping real estate agents leverage automation for geographic farming success.
