60% of Brentwood Homes for Sale Have Already Cut Their Price
- Price cuts are not rare in Brentwood. They are the norm.
- Waiting does not help. The longer a home sits, the less a seller gets.
Most sellers hear that Brentwood holds its value. That part is true. What nobody says out loud is that 60.7% of the homes for sale right now have already dropped their price. I pulled every listing as of September 16, 2026. Here is what the numbers say.
The price cut is not a one-time fix. It is a pattern.
There are 349 homes for sale in Brentwood right now. Of those, 212 have already dropped their price at least once. The typical cut is $107,500. That is 6.1% off what the home first asked.
Sellers who cut once rarely stop there. The data shows that homes sitting the longest end up giving back the most. Homes that found a buyer in the first month got 100% of what they first asked. Homes that took three months got 93%. Homes that took four months got 92%. Homes that took five to six months got 89.9%.
That is not a small gap. On a home priced at $1,250,000, the difference between selling in month one and selling in months five to six is real money. The typical home that gave up entirely first asked $199,500 more than the typical home that sold. Pricing high and hoping does not end well here.
Three things I would do differently if I were selling now
First, I would price to sell in the first 30 days. Homes that found a buyer in month one got every dollar of what they first asked. That number drops with every month that passes. The first price is the most powerful tool a seller has.
Second, I would pay close attention to the price range. Homes priced between $750K and $1.25M gave up at a rate of 12.6%. Homes priced at $3M and up gave up at nearly 3 in 10. The higher the price, the harder the market gets. If a home sits near a range boundary, pricing just inside the lower range can change the outcome.
Third, I would not wait for spring. The second half of the file, March 2026 to September 2026, showed 535 sales with a middle sold price of $1,250,000 and homes selling in 49 days. The first half, September 2025 to March 2026, showed 359 sales, a middle sold price of $1,115,000, and homes taking 56 days. The market is moving right now.
What this means for you
If you are selling, the single most useful move is to price it right the first time. Homes that sold in month one got 100% of what they first asked. Homes that waited got less, sometimes much less. A $107,500 typical cut is money that does not come back. Price cuts also signal to buyers that something is wrong, even when nothing is.
If you are buying, 60.7% of what is for sale right now has already been reduced. That means there is room to negotiate on many of these homes. The market sits at 3.6 months of supply, which still leans toward sellers overall, but homes that have been sitting are a different conversation than homes that just came on. Look at how long a home has been listed and whether it has cut its price. That tells you more than the current asking price does.
Has your home already lost ground before you list?
I will send you your home's value today set against how homes in your price range and neighborhood have actually sold, including what sellers got versus what they first asked. That comparison helps you set a price that works before you list, not after you cut.
Call or text me · (512) 555-0134- My market data, every listing, as of September 16, 2026