Which Brentwood Price Range Held Up Best at the Closing Table
- Price range shapes your outcome more than almost anything else. In Brentwood, the $800K to $1.25M range outperformed every other tier on the one number that matters most: how often sellers got what they asked.
- The higher you go, the harder it gets. At $1.9M and up, fewer than 1 in 4 homes sold at or over their asking price.
I pulled every lived-in home that sold in Brentwood through September 16, 2026. Then I split them into four price tiers by what they actually sold for, and looked at one question: how often did sellers get at or over their asking price? The answer was different in every tier, and the gap between the best and the worst was bigger than I expected.
| Under $800K | $800K to $1.25M | $1.25M to $1.9M | $1.9M and up | |
|---|---|---|---|---|
| Sold at or over asking | 37.8% | 42.9% | 27.2% | 24.1% |
| Typical days to sell | 55 | 34 | 52 | 62 |
| Got of first price asked | 96.5% | 97.4% | 94.4% | 93.3% |
What the numbers say about each tier
Under $800,000, about 37.8% of homes sold at or over their asking price. That is a solid number, but it is not the top. The typical home here took 55 days to sell and got 96.5% of what it first asked. Not bad. Not the best.
$800,000 to $1,250,000 is where Brentwood ran the hottest. Nearly 43 out of every 100 homes in this range sold at or over their asking price, more than any other tier. The typical home here found a buyer in 34 days, the fastest of any range. Sellers got 97.4% of what they first asked. That combination of speed and price is hard to beat.
$1,250,000 to $1,900,000 is a different story. Only 27.2% of homes sold at or over asking. The typical home took 52 days and got 94.4% of its first price. That is a real drop from the tier below it, and sellers who expected the same competition often found less.
$1,900,000 and up was the toughest tier. Just 24.1% of homes sold at or over asking. In the $2M to $3M range, the typical home took 62 days and sellers got 93.3% of what they first asked. At $3M and up, the typical home took 104 days and sellers got 93.6% of their first price. The pool of buyers is smaller, and they know it.
Do this, not that
- Do price into the $800K to $1.25M range if your home supports it. Not above it. Homes first asking $750K to $1.25M sold in 34 days and got 97.4% of their first price.
- Do not stretch your first price hoping to negotiate down. Homes that first asked $3M or more got only 93.6% of that price, and the typical one sat for 104 days.
- Do track how long your home has been on the market. Homes that took more than 6 months to sell got only 90.2% of what they first asked.
- Do not ignore the price-drop signal. Right now, 60.7% of Brentwood homes for sale have already dropped their price, with a typical cut of $107,500.
The most common mistake: starting too high
The homes that gave up, meaning they came off the market with no sale and never came back, first asked a typical price of $1,449,500. The homes that sold first asked $1,250,000. That is a $199,500 gap at the start, before a single showing.
That gap is not a coincidence. Homes priced above where buyers are shopping sit longer. Sitting longer means price drops. The typical price drop on homes for sale right now in Brentwood is $107,500. That is 6.1% of the first asking price, gone before the sale even closes. Starting at the right number is cheaper than correcting later.
188 homes gave up entirely. They never sold, they are not for sale now, and they represent real time and real cost for the people who listed them. For every 10 homes that sold, 2.1 gave up. In the $3M and up range, nearly 3 in 10 homes that tried to sell gave up without a sale.
What this means for you right now
If you are selling, the single most useful thing you can do is find out where your home lands before you pick a number. The $199,500 gap between homes that sold and homes that gave up is not about the home itself. It is about where the price sat relative to where buyers were looking. If your home can honestly be priced into the $800K to $1.25M range, the data says that is the strongest place to be in Brentwood right now.
If you are buying, the tier you shop in changes what you can expect at the table. In the $800K to $1.25M range, nearly 43% of sellers got full price or better, and the typical home was gone in 34 days. You need to be ready to move. Above $1.9M, buyers have more room. In the $2M to $3M range, sellers got 93.3% of their first price and the typical home sat for 62 days. There is more time and more negotiating room at the top end of the market.
Your next step
(307) 249-0947Text me your address and I will send back where your Brentwood home sits against what homes in your price tier actually got at the closing table. Takes a day, costs nothing.
Text me- My market data, every lived-in home listed and sold in Brentwood, as of September 16, 2026