Brentwood Real Estate Market Update: Q2 2026 by the Numbers

If you own a home in Brentwood, the market just repriced your house, and nobody sent you the memo.

A year ago, the average Brentwood home sold above its original asking price. This quarter, the average sale closed 11% below it. Same streets. Same buyer pool. A completely different game, and most owners are still playing the old one.

Here's exactly what the Q2 2026 MLS data says, what's driving it, and what it means if you're thinking about selling or buying in Brentwood this year.

How Many Homes Sold in Brentwood in Q2 2026?

74 single family homes sold in Brentwood between April 1 and June 30, 2026. Last year's Q2 total was 75, almost identical.

That number is more impressive than it looks.

Last year's Q2 wasn't a normal quarter. It came right after the Palisades fire, and many displaced Palisades families were buying in Brentwood, competing for the same homes, at the same time, with real urgency. That urgency is a big part of why the average sale closed at 102% of original ask a year ago. Some of those families are still looking, but the majority bought last year. That wave has passed.

So Brentwood just matched a fire-boosted quarter without the fire boost. That's not a flat market. That's underlying demand showing up on its own.

What Are Homes Selling for in Brentwood Right Now?

The median sold price in Q2 2026 was $3,625,000, down from $4,400,000 a year ago, a decline of almost 18%.

Before anyone panics: that is not your house losing 18% of its value. It's the mix of what sold. More entry-tier homes traded, fewer mid-luxury homes traded, and the median followed the traffic.

The cleaner measure is price per square foot: $1,447 last year, $1,385 now. Down about 4%. Real, but not dramatic.

The number that actually tells the story is the negotiating table. Last year, the average sale closed at 102% of its original list price. This quarter: 89%. Sellers who priced right still closed near list, 94% of final list price. Sellers who priced on 2025 nostalgia paid for it in reductions.

In 2025, buyers were the ones who got price wrong. In 2026, it's sellers.

Is the Brentwood Market Slowing Down or Heating Up?

Compared to Q1 2026, the numbers firmed up: 74 sales versus 46, median days on market down from 32 to 20, and list-to-sale up from 92% to 94%. Total sold volume rose from $328 million to $370 million.

One thing to keep straight: Q2 on the Westside is always stronger than Q1. Spring selling season, every year. So this isn't a comeback, it's the normal seasonal build, and a healthy one. Faster closings, firmer pricing, and 62% of everything that sold going pending in the first 30 days at 98% of asking. The year is developing the way a functioning market should.

The mood on the ground is a different matter. Before the war in Iran started, mortgage rates were slowly creeping under 6% on a 30-year fixed. Then the war hit, energy prices rose, inflation rose, and rates shot back to the mid 6s. That slowed the economy and slowed real estate nationwide. Not just Brentwood. Not just the Westside.

Buyers didn't leave. They just stopped chasing. The homes that are selling are priced right, positioned right, and photographed right, staged, or close to it. Those go fast, sometimes over asking. Everything else waits.

Brentwood Price Tiers: Where the Market Is Strong (and Where It Isn't)

"The Brentwood market" is really 4 markets wearing 1 zip code.

Under $2 million. 6 sales this quarter, double last year's 3, but still a sliver of the market. Median days on market: 51. This tier is mostly Brentwood Glen cottages and canyon fixers, and buyers here are patient because they can be. If you're selling under $2 million, your competition isn't other Brentwood homes, it's the buyer's willingness to wait.

$2 to $4 million. The engine room. 39 sales, more than half the entire quarter, up from 30 a year ago. Median days on market: 14, with sellers capturing 98% of list. Priced correctly, homes in this tier are gone in 2 weeks. The healthiest segment in Brentwood right now.

$4 to $7 million. 17 sales, down from 25 a year ago. Last year this tier had a median of 9 days on market and closed at 99% of list, the hottest tier in the neighborhood, and a lot of that heat was Palisades families landing here. Most of them bought last year. Now it's 25 days and 95%. Still solid, but the fastball is gone, and homes that need work are the ones sitting.

$7 million and up. 12 sales versus 17 last year. Median days on market: 39, closing at 93% of list. The luxury tier is thinner, slower, and more negotiable, but it's still transacting, and it produced the quarter's biggest numbers.

The 5 Biggest Brentwood Home Sales of Q2 2026

Notice the pattern. 260 Homewood sold in 8 days, over asking. 13187 Chalon took 84 days and a $3,389,000 negotiation. Same tier, opposite outcomes. The difference wasn't the house. It was the pricing strategy on day 1.

Should You Sell Your Brentwood Home in 2026?

The window is real, but it only opens for homes that are priced, positioned, and presented correctly. 62% of this quarter's sales closed in 30 days at 98% of ask. The rest reduced, sat, and negotiated, and you don't want to be the rest.

Price to the 2026 comp set, not the 2025 memory. The buyers who set those 2025 comps were competing with half the Palisades. Those days are done.

If you're a buyer above $7 million, this is your leverage window. Sellers at the top are averaging 7 points off list, and some are giving back millions. That doesn't last forever.

Click below to watch our Youtube video on Brentwood Q2 2026 Market Update

Frequently Asked Questions

What is the median home price in Brentwood, CA in 2026? The median sold price for a Brentwood single family home in Q2 2026 (April–June) was $3,625,000, with an average price per square foot of $1,385, per TheMLS data.

How long does it take to sell a house in Brentwood? The median in Q2 2026 was 20 days on market. Well-priced homes moved much faster, 62% of all sales went pending within 30 days, while overpriced homes took 60 to 120+ days and closed after reductions.

Is Brentwood a buyer's or seller's market right now? It's split by price tier. The $2M–$4M tier favors sellers (14-day median, 98% of list). Above $7M favors buyers, with sales averaging 93% of list price and multi-million-dollar negotiations on some closings.

What was the most expensive home sold in Brentwood in Q2 2026? 684 Firth Avenue, 6 bedrooms, 12,652 square feet, sold for $31,000,000 in May 2026 after 38 days on market.