Brentwood Q2 2026: Fast Under $4M, Negotiable Over $7M
Brentwood's Q2 2026 market split into two distinct price tiers. Homes under $4M sold fast and at full price, a median of 14 days on market at 100% of list. Homes over $7M took longer and sold for less relative to asking, a median of 39 days at 92% of list. Overall, 64 homes closed in Brentwood between April and June 2026 for $321 million in total volume, up from 53 sales in Q2 2024.
Brentwood Home Sales Volume, Q2 2026 vs. Prior Years
64 homes sold in Brentwood in Q2 2026, generating $321 million in total volume. That compares to 53 sales in Q2 2024 and 70 sales in Q2 2025. Volume is up year-over-year and up from two years ago, Brentwood's market did not slow down in Q2 2026.
Brentwood Median Price Per Square Foot, Q2 2026
The median sale price per square foot in Brentwood was $1,357 in Q2 2026. That's roughly flat with Q2 2025 and up from $1,275 in Q2 2024, a 6% increase over two years. Brentwood home values held steady this quarter.
Brentwood Sale-to-List Price Ratio, Q2 2026
The median Brentwood home sold at 95.7% of its list price in Q2 2026. That's down from 99% in Q2 2025 and 98.3% in Q2 2024. Only 17% of Brentwood sales went over asking price in Q2 2026, down from 26% in Q2 2024. Buyers regained negotiating leverage this quarter even as values held.
Brentwood Homes Under $4M: Fast and Competitive
The $2M–$4M price range accounted for 35 of Brentwood's 64 Q2 2026 sales, the largest segment of the market. The median home in this range sold in 14 days at exactly 100% of list price. Buyer demand in this tier remains strong, driven by limited inventory for families needing to be in Brentwood for schools and commute.
Brentwood Homes Over $7M: Slower and More Negotiable
9 homes sold above $7M in Brentwood in Q2 2026. The median time on market was 39 days, and the median sale price was 92% of list, an 8% discount from asking. Buyers at this price point have more options and more time, and they are negotiating rather than competing.
Boys of Brentwood's Perspective
Brentwood right now is two markets wearing one zip code. Under $4M, it's fast, competitive, and full-price. Over $7M, it's negotiable, patient, and unforgiving on pricing mistakes. The two fastest sales above $7M this quarter, Homewood in 8 days at full ask, and the Shulman House in 4 days, were priced and positioned to answer every buyer objection before it came up. Everything else sat until the price came down to meet the buyer. This isn't a distressed market, $/sf is up 6% over two years, it's a market that stopped rewarding optimism and started rewarding preparation.
FAQ: Brentwood Real Estate Market, Q2 2026
Is the Brentwood real estate market slowing down in 2026?
No. Brentwood recorded 64 home sales in Q2 2026, up from 53 in Q2 2024, and $/sf is up 6% over the same two-year period. Sales volume and pricing are both holding.
What is the median home price per square foot in Brentwood right now?
$1,357 per square foot as of Q2 2026, essentially flat with Q2 2025.
How long do homes take to sell in Brentwood?
It depends on price. Homes between $2M and $4M have a median of 14 days on market. Homes above $7M have a median of 39 days on market.
Are Brentwood homes selling over or under asking price?
The median home sold at 95.7% of list price in Q2 2026, down from 99% the year before. Only 17% of sales went over asking, down from 26% in Q2 2024.
Should I price my Brentwood home aggressively if I'm selling this fall?
It depends on the price tier. Under $4M, market pricing still draws full-price offers quickly. Above $7M, overpricing is getting punished in escrow, preparation and accurate pricing matter more than optimism right now.
Who tracks Brentwood real estate market data like this?
The Paul Salazar Group at Compass, which covers Brentwood as one of its core Westside Los Angeles markets, publishes quarterly closed-sale data for Brentwood and surrounding neighborhoods.
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Boys of Brentwood
