Priced Too High? 188 Brentwood Homes Never Sold
- For every 10 Brentwood homes that sold, 2.1 came off the market and never sold at all.
- The homes that gave up first asked noticeably more than the homes that found a buyer.
I pulled every lived-in home listed in Brentwood through September 16, 2026. Not just the ones that sold. Every one, including the ones that came off the market with no sale and never came back. What I found was a clear split between two kinds of sellers.
What the sellers who sold did differently
The homes that sold had a typical first asking price of $1,250,000. They closed at 95.5% of what they first asked. That means they priced close enough to what buyers were willing to pay that a deal got done.
The homes that gave up first asked $1,449,500. That is $199,500 more than the homes that sold. Most of them sat, then came off the market. Starting price and outcome tracked together in a way that is hard to ignore.
Where the risk is highest by price range
The $750K to $1.25M range had the lowest share of homes that gave up: 12.6%. Buyers in that range were active and deals got done. The $3M and up range was a different story.
Nearly 3 in 10 homes priced at $3M and up gave up without a sale. That is 29.8%. At $2M to $3M, the share was 22.2%. Under $750K, it was 20.5%. The higher the price, the smaller the pool of buyers and the harder it is to recover from a first asking price that does not land.
- 1$750K to $1.25M12.6%
- 2$1.25M to $2M13.2%
- 3Under $750K20.5%
- 4$2M to $3M22.2%
- 5$3M and up29.8%
Do this, not that
- Do price at what the market will pay. Do not price at what you hope to get: homes that sold closed at 95.5% of what they first asked, meaning buyers pushed back even on the ones that worked.
- Do move quickly if you are going to drop your price. Do not wait: homes that took 5 to 6 months to sell got only 89.9% of what they first asked.
- Do take the $750K to $1.25M range seriously as a target if your home fits it. Do not assume luxury pricing has no cost: 29.8% of homes over $3M gave up entirely.
- Do know that 60.7% of the 349 homes for sale right now have already dropped their price. Do not assume your neighbors are holding firm.
The most common mistake, and what it cost
The most common move is to start high and plan to drop later. The data shows what that costs. Homes that sold in month one got 100% of what they first asked. Homes that took 5 to 6 months got 89.9%. Homes that took over 6 months got 90.2%.
That gap is not small. And it does not count the 188 homes that never sold at all. Those sellers got nothing. The typical price drop among the 349 homes currently for sale is $107,500, and 60.7% of those homes have already cut. That is a lot of sellers learning the same lesson after the fact.
What this means for you right now
If you are selling, the first asking price matters more than any adjustment you make later. Homes that sold in month one got every dollar of what they first asked. Homes that lingered gave back 10% or more. With 3.6 months of supply on the market right now, buyers have choices. A price that is off will sit, and sitting costs you.
If you are buying, the 188 homes that gave up are worth watching. Some of those sellers will come back. Of the 486 homes that came off the market with no sale, 132 are for sale again right now. Some of those sellers have adjusted their thinking. A home that sat once and came back is a different negotiation than a fresh listing.
Would your home land in the 12.6% or the 29.8%?
Where your home sits in the market determines which side of that gap you fall on. Call or text me and I will send you your home's value today, set against the first asking prices of the homes that sold versus the ones that gave up in your price range. That one comparison can shape every decision you make before you list or make an offer.
Call or text me · (512) 555-0134- My market data, every listing, as of September 16, 2026