How Competitive is the Brentwood, TN Housing Market?
Brentwood, a city near Nashville, TN, is a moderately competitive housing market. About 16% of homes sold above list price in the 3 months ending June 2026—up 2 percentage points from a year ago—with a median price of nearly $1.43 million.
The National Picture
Brentwood's 15.5% sold-above rate falls below the national 24.6%, which might surprise given its premium pricing. But at luxury price points, bidding wars are less common, the national benchmark is skewed by more affordable markets where entry-level demand drives overbidding. Brentwood's 56 days on market is slightly above the national 50, a modest gap.
Strong Demand at Premium Prices
Homes sold jumped 15% year over year to 232, and pending sales rose 9%. Despite a $1.4 million median, the sold-above rate climbed 2 points. Nearby Carnton in Franklin sees 20% sold above asking with homes moving in just 38 days, while McEwen hits 19.4% with 53% going under contract within two weeks. Brentwood's 36.8% off-market-in-two-weeks rate is strong for a luxury market but below these Franklin hotspots.
Why is Brentwood Moderately Competitive?
Brentwood is moderately competitive because rising prices haven't deterred buyers, yet enough luxury inventory exists to prevent intense bidding. Prices surged 12% year over year, yet buyer demand grew alongside them, suggesting confidence in the market. Supply rose 6% to 574 active listings, and months of supply sits at 4.5. The combination of rising prices, moderate inventory, and steady demand creates a market where well-maintained homes attract competitive offers, but the high price point prevents the widespread bidding wars seen in more affordable areas.
Nearby Neighborhoods
| Neighborhood | Sold Above List | Sale-to-List | Days on Market | Off Market in 2 Wks |
|---|---|---|---|---|
| Brentwood | 15.5% | 97.6% | 56 days | 36.8% |
| McEwen | 19.4% | 98.8% | 47 days | 52.9% |
| Seward Hall | 15.5% | 97.5% | 44 days | 40.2% |
| Berrys Chapel | 15.0% | 97.8% | 40 days | 36.2% |
| Central Franklin | 12.9% | 97.5% | 50 days | 44.4% |
| Carnton | 20.0% | 97.5% | 38 days | 58.4% |
Limited to neighborhoods with at least 10 home sales in the period.
All data comes from Redfin and represents a three-month rolling average ending June 2026. This article has been generated, in whole or in part, using generative artificial intelligence (AI) technology, with input from Redfin head of economics research Chen Zhao. While efforts have been made to ensure the accuracy and reliability of this information, you should independently verify all data, facts, and citations contained in this article before relying on it for any purpose. This information is not a substitute for advice from a real estate agent, financial advisor, or other licensed professional. Check the Redfin Data Center for additional in-depth housing market data.
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