Published September 20, 2026 in Market Update

The Middle Price Range Wins More Often in Brentwood

By Listing Leads

Real estate, Brentwood

Everyone talks about the top of the Brentwood market. The facts say the middle is where buyers compete hardest. I pulled every listing through September 16, 2026.

The Middle Range Gets the Most From Buyers

In the $800,000 to $1,250,000 range, 42.9% of homes sold at or above what they first asked. That is the highest share of any price range in Brentwood.

The range everyone chases, $1,900,000 and up, hit just 24.1%. That is the lowest share in the market. The gap is real and it is consistent.

The $1,250,000 to $1,900,000 range came in at 27.2%. Even homes under $800,000 landed at 37.8%. The middle still leads.

Who Can Ignore This

If your home is simply worth $2,500,000 or more, you are not going to price it into the middle range to chase a better rate. This finding does not change your situation.

And if you are buying in the $1,900,000 and up range, you still have competition. The number is lower, but 24.1% of those sellers still got full price or better. You cannot walk in expecting a big discount just because the range is higher.

The High End Gives Up More Often Too

The give-up rate tells the same story from a different angle. In the $3M and up range, 29.8% of sellers came off the market with no sale. In the $750,000 to $1.25M range, that number was 12.6%.

What the Middle Range Sellers Are Doing Right

Homes priced from $750,000 to $1.25M at the start sold in 34 days on average. The $3M and up group took 104 days. A faster sale almost always means less negotiating and fewer chances for a deal to fall apart.

The $750,000 to $1.25M group also closed at 97.4% of what they first asked. The $3M and up group closed at 93.6%. That difference is real money.

What to Do With This

If you are selling, look hard at where your home sits in the range. Right now, 60.7% of the 349 homes for sale in Brentwood have already dropped their price. The typical drop is $107,500. Starting in the right range keeps you out of that group.

If you are buying in the middle range, know that you are not alone. Sellers there are getting full price more often than anywhere else in Brentwood. Come in prepared. A low offer in this range is less likely to work than buyers often expect.