How Much Does It Cost to Live in Brentwood, Tennessee? Nik Shewmaker Explains

How much does it cost to live in Brentwood, Tennessee?
The cost of living in Brentwood, TN is significantly higher than national averages, especially when it comes to housing. In 2025, home prices, taxes, schools, and lifestyle amenities all factor into the premium—but many buyers find the added expense worthwhile for quality of life, strong schools, and proximity to Nashville.

Introduction: Why Cost Matters When Moving to Brentwood, TN

When you Google “moving to Brentwood Tennessee,” one of your first questions is likely: How much is this really going to cost? Whether you're relocating from another state or downsizing within the region, understanding all the expenses—beyond just the mortgage—is essential.

As a Nashville native and real estate professional, I (Nik Shewmaker) have guided hundreds of buyers and sellers through Brentwood and surrounding areas. I’ll break down the real numbers, share what many homeowners underestimate, and help you see whether Brentwood is a financially realistic move for you.

Brentwood: Market Snapshot & Home Price Realities

To understand cost of living, housing must be first.

• As of 2025, Zillow reports the average home value in Brentwood is about $1,393,796, reflecting ~5.9% year-over-year growth. Zillow

• Realtor.com lists approximately 565 homes for sale in Brentwood, with a median listing price around $1,599,900. Realtor

• Redfin data for the 37027 ZIP code (a large portion of Brentwood) shows a median sale price of ~$1,153,750 and ~57 days on market (up slightly year-over-year) Redfin

• In May 2025, Rocket reports a median sold price of $1,147,407, up 14.2% from the prior year, with median price per square foot around $319 Rocket Mortgage

• According to a mid-2025 market overview, Williamson County (which includes Brentwood) reported an average sales price of $1,237,293 and median near $990,000, with just 3.4 months of supply — indicative of a tight, seller-favored market LCT Team

Takeaway: Homes in Brentwood often fall in the high six-figure to multi-million range. Because supply is low and demand remains strong, pricing pressure tends to be upward, especially for desirable neighborhoods or luxury homes.

Beyond Mortgage: Other Key Cost Factors You Should Know

Living in Brentwood means more than just paying for your home. Here’s what many people underestimate.

1. Property Taxes & Insurance

• Brentwood’s property taxes tend to be higher than many surrounding suburban areas because of strong school funding, infrastructure, and municipal services.

• Homeowners insurance rates reflect the higher value of homes in Brentwood—especially if there is significant acreage, mature trees, or risks like flooding.

I recommend getting a personalized tax and insurance estimate early in your budgeting to avoid surprises.

2. Utilities, Maintenance & Landscaping

High-end homes often come with higher utility bills, extensive landscaping, and higher maintenance needs (roof, HVAC, pool, exterior features). If your future home has large lots or custom amenities, plan for ongoing costs.

3. HOA & Community Fees

Many Brentwood subdivisions—particularly luxury and planned communities—impose HOA fees. These can vary widely depending on amenities (e.g., clubhouses, common landscaping, security services).

4. Commuting & Transportation Costs

If you commute into Nashville (or beyond), factor fuel, vehicle maintenance, and travel time. Depending on your location in Brentwood, driving costs can be significant—even more than you anticipated.

5. Lifestyle & Local Services

Brentwood offers high-quality schools, parks, careful zoning, and maintenance. But aspects like private school tuition, local gyms, and social activities can add to household budgets.

Neighborhoods & Cost Variation: Where in Brentwood You Live Matters

Not all Brentwood homes cost the same.

Here are some examples and how they differ:

• ZIP 37027 (Brentwood core): Median sale ~$1.15M; homes sell in ~57 days. Redfin

• Villages of Brentwood (a more modest neighborhood): Median sold price around $399,999 (June 2025), representing a smaller, more affordable segment of the market. Rocket Mortgage

• Luxury / premium subdivisions: In highly desirable sectors, pricing per square foot often exceeds $300–$350, pushing total costs well into multi-million territory. (As seen in Rocket and other reports.) Rocket Mortgage+1

• Estate / acreage lots: Larger land parcels or custom homes with acreage drive up both purchase price and ongoing costs (maintenance, taxes, security).

Cost Comparison: Brentwood vs Neighboring Towns (Franklin, Nolensville, etc.)

To give you context:

• Franklin and Nolensville still offer relatively more moderately priced homes (though these markets are also heating up). You might find lower sticker prices—but you’ll often trade off in commute length, school ratings, or amenities.

• For some buyers, those trade-offs aren’t worth it; for others, they are. I can run side-by-side comparisons for specific neighborhoods if you like.

How to Use These Cost Estimates When Planning a Move

Here’s how I recommend you use the information above:

1. Set a realistic home-buying budget by including mortgage + property tax + insurance + maintenance + HOA + commuting.

2. Request cost breakdowns from your lender or financial advisor, using local comparables that reflect the Brentwood market.

3. Compare neighborhood-level costs (landscaping, HOA, utility rates) before choosing where in Brentwood to focus.

4. Plan a cash buffer—10–15% above your “ideal” cost—to cover unexpected costs.

5. Leverage local knowledge: As your agent, I can show you homes that match both your wish list and your budget constraints while avoiding cost traps.

Why Many Buyers Still Choose Brentwood Despite High Costs

Here’s what I consistently see drawing people in—even with the premium price tag:

• Top-tier public schools and strong district reputation

• Proximity to Nashville with suburban space

• Quality of life: parks (like Crockett Park, a ~164-acre signature property) Wikipedia, greenways, community programming

• Strong resale potential thanks to heavy demand

• Stability: demand remains high for luxury homes and family neighborhoods Nashville on the Move+1

For many buyers, paying more is justified by fewer inconveniences, better schools, and long-term property value growth.

What to Ask Early When Evaluating a Brentwood Move

When browsing listings or touring neighborhoods, make sure to ask:

• What are recent comparable sales in the same subdivision?

• What are the average utility and maintenance costs in that specific neighborhood?

• What are the HOA fees and what do they cover?

• How long do homes typically stay on market in that area?

• What are the projected tax increases or upcoming municipal changes (e.g. new roads)?

• Does the home sit in a restricted or flood-prone area?

These questions help you assess the true cost—not just the sticker price.

Nik Shewmaker (Nashville’s Nik)
📲 Call or text: (615) 585-0022
📧 Email: Nashvillesnik@gmail.com
🌐 Visit: www.NashvillesNik.com