Published September 20, 2026 in Market Update

Brentwood Listings Rose While Contracts Held Steady

By Listing Leads

Real estate, Brentwood

In June, 186 homes came on the market in Brentwood. Only 103 found a buyer. That is nearly two new listings for every contract signed. July and August followed the same pattern, though the gap closed a little each month. I pulled every listing through September 16, 2026 to see where things landed.

This is not a crash. Homes are still selling. The typical home sold for 97.8% of its last asking price. But the direction matters, and the direction has been toward more supply and steadier, not rising, demand.

More homes are sitting, and sellers are cutting to compete

Right now, 349 homes are for sale in Brentwood. 60.7% of them have already dropped their price. The typical cut is $107,500. That is not a small adjustment.

At the pace homes have been selling lately, it would take 3.6 months to move every home currently for sale. That puts Brentwood just inside seller territory. Under 4 months generally favors sellers. Over 6 generally favors buyers. At 3.6, it is close.

The homes that gave up entirely tell a sharper story. Homes that came off the market without a sale had a typical first asking price of $1,449,500. Homes that sold had a typical first asking price of $1,250,000. That is a $199,500 difference. Price was the dividing line.

The obvious next question is whether those sellers who gave up tried again. Of the 486 homes that came off the market without a sale, 166 came back and eventually sold. Another 132 are for sale again right now. That means 188 never sold at all, and are not trying anymore. For every 10 homes that sold, 2.1 gave up for good. That is a meaningful share, and it is concentrated in the higher price ranges.

The most common mistake is starting high and waiting for an offer that does not come. Buyers in Brentwood right now are watching prices fall on 60.7% of active listings. They have learned to wait. A seller who starts sharp does not give buyers a reason to hold back.

The change helps some sellers and hurts others

If your home is priced between $750K and $1.25M, you are in the best spot. Only 12.6% of homes in that range gave up without a sale. The typical home there sold in 34 days, the quickest of any price range. Buyers in that range are active and they are committing.

Move up to $3M and above, and the picture changes. Nearly 3 in 10 homes in that range gave up without a sale. The typical home took 104 days to sell. Sellers there are competing against a long list of similar homes, and buyers have time to be patient.

The last bidding war in this data saw a buyer pay $100,000 over asking. That home found a buyer on July 1, in Laurelwood. In the 77 days after that, 113 lived-in homes found buyers, and not one sold 3% or more over its asking price. That stretch says something about where negotiating power sits right now.

It is worth noting that homes sold at or over their asking price were most common in the $800K to $1.25M range, where 42.9% of sales hit or beat asking. In the $1.9M and up range, only 24.1% did. If you are selling above $1.9M, the data says to expect negotiation, not a bidding contest.

One thing each side should do differently right now

If you are selling, price it close to where you expect to land, not where you hope to start. Homes that sold had a typical first asking price of $1,250,000. Homes that gave up first asked $1,449,500. The gap between those two numbers is where listings go quiet. 60.7% of homes currently for sale have already cut their price, which means buyers are used to waiting for a drop. If you start sharp, you skip that wait and keep the momentum.

If you are buying, the data gives you room to negotiate, but not everywhere. Homes priced between $750K and $1.25M are still moving in 34 days and selling close to asking. Push too hard there and you may lose it. Above $1.25M, you have more time and more leverage. The typical home in the $1.25M to $2M range got 94.4% of its first asking price. In the $2M to $3M range, that number was 93.3%. The higher the price, the more room there has been to negotiate.