5 Signs Brentwood Buyers Have More Choices Right Now
Most people look at one number, the price, and stop there. But five other things in this market tell buyers a lot more about where they stand right now. I pulled every Brentwood listing through September 16, 2026 and counted them all. Here is what the numbers say.
1. More homes are coming on than going under contract
In August, 127 homes came on the market. Only 90 found a buyer. That is 1.4 new listings for every new contract signed. In June it was even wider: 186 new listings and 103 new contracts. When more homes arrive than leave, the pile of choices grows. Buyers who felt rushed a year ago have more time to look now.
2. Nearly 3 in 10 homes priced at $3M and up never sell at all
Across the whole market, 188 homes came off with no sale and never came back. But that pain is not spread evenly. At $3M and up, 29.8% of homes gave up. At $2M to $3M, it was 22.2%. The lower you go, the better the odds. Homes priced at $750K to $1.25M had the best record, with only 12.6% giving up. The price you start at shapes your odds more than almost anything else.
3. More than 6 in 10 homes for sale have already dropped their price
Right now, 349 homes are for sale in Brentwood. Of those, 60.7% have already dropped their price. The typical cut is $107,500, which works out to 6.1% of what they first asked. That is a real number. A buyer who finds a home that has not yet dropped its price may have room to ask for one.
4. Homes that gave up first asked $199,500 more than homes that sold
The typical first asking price of homes that gave up was $1,449,500. The typical first asking price of homes that sold was $1,250,000. That gap is $199,500. Nobody told those sellers that the number they picked at the start would matter so much at the end. A buyer who sees a home sitting with no offers can look at what it first asked and understand why.
5. Wait past the first month and sellers take less
Homes that sold in the first month got 100% of what they first asked. Homes that took two months got 95.3%. Homes that took five or six months got 89.9%. Homes that took over six months got 90.2%. The longer a home sits, the more the seller ends up giving back. A buyer looking at a home that has been on the market for a while has a fact on their side.
- In August, 1.4 new listings came on for every new contract signed.
- Nearly 3 in 10 homes priced at $3M and up came off the market with no sale.
- 60.7% of homes for sale now have already dropped their price, by a typical $107,500.
- Homes that gave up first asked $199,500 more than homes that sold.
- Homes that took 5 to 6 months sold for only 89.9% of what they first asked.
What this means before you list or make an offer
If you are selling, the first number you pick is the one that follows you. Homes that gave up first asked $199,500 more than homes that sold. With 60.7% of current listings already cutting their price, a high start does not buy you time. It costs you money.
If you are buying, 349 homes are for sale right now and more than 6 in 10 have already come down. The market is giving you options that did not exist a year ago. Homes priced at $750K to $1.25M moved fastest, with a middle of 34 days to sell, and had the smallest share give up at 12.6%. If you are looking above $2M, the numbers say you have more room to negotiate than the asking price suggests.
Would your home sell in month one or sit longer?
The difference between selling in the first month and waiting five or six months is more than 10 points of your asking price. Call or text me and I will send you your home's value today set against how long similar homes in your neighborhood took to sell and what they finally closed for. That one comparison changes how you price before you ever list.
Call or text me · (512) 555-0134- My market data, every listing, as of September 16, 2026