Brentwood Sub
Homes for Sale in Tampa, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Brentwood Sub is a tight, mid-1970s pocket where price is driven far more by condition than by square footage. The homes here landed in a two-year window and share a similar footprint, so what separates a strong sale from a soft one is almost always what an owner has done inside: kitchens, baths, roof, systems, and how the floor plan has been updated. The median sits at $466,250, or about $256 per square foot, but treat that as a midpoint on a wide spread rather than a going rate — an original home and a renovated one in the same subdivision can sit far apart.
The posture right now is balanced tilting toward negotiation. A median of about 16 days on market says clean, well-priced homes still move quickly, but the year-over-year figure is down 9.5%, so sellers who price to last year's comps will sit. For buyers, that combination is workable: there is room to negotiate on homes that need work, and the fast movers reward being ready with financing in hand. Sellers should lead with condition and realistic pricing rather than hoping momentum carries an unimproved home.
Brentwood Sub right now
🔴 Off the recent peak. The trailing-12-month median ($466K) is down 9.5% from the prior 12 months ($515K). With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 15. Confidence: Low (4 and 5 sales in the two windows).
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Updated July 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Brentwood Sub market snapshot (as of July 15, 2026): the median sale price is about $466K ($256 per sq ft over the trailing 12 months of closed sales), and a median 17 days on market for closed sales. The trailing-12-month median is down 10% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
Brentwood Sub is a community of 113 homes in Tampa, Hillsborough County, built between 1974 and 1976 (median 1974), with a median living area of about 2,208 square feet. 83% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A small, established Tampa subdivision of roughly 113 homes built within a two-year window in the mid-1970s, where updates and upkeep — not size — set one house apart from the next. A high homestead share suggests most owners occupy long-term, which tends to keep turnover measured.
Who Brentwood Sub is best for.
Best for
- Buyers comfortable with a mid-1970s home who want to renovate to their own taste and capture value through the work
- Long-hold buyers who value an established, low-turnover subdivision and are willing to move quickly on a clean listing
- Value-focused buyers ready to negotiate on a home that needs systems or cosmetic updates
Probably not for
- Buyers who want a new-construction or fully turnkey home with no near-term repair budget
- Buyers needing a wide selection of active listings, since inventory here stays thin
- Short-horizon buyers counting on quick resale in a market currently priced below a year ago
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($466K) IS the median in the snapshot above, and the move from 2025 ($515K) IS the -9.5% one-year change.
Windows contain 0 to 6 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period %s through %s. Deemed reliable but not guaranteed.
The Brentwood Sub buying strategy.
If we were buying in Brentwood Sub today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Brentwood Sub.
A condition-driven 1970s pocket
With a median build year of 1974 and a median of about 2,208 square feet, these are substantial single-story-era floor plans that vary mostly by what has been done to them. Roofs, HVAC, electrical, and plumbing are all at the age where they matter to both appraisers and inspectors, so the diligence work is real. Buyers should budget for verification; sellers who have already handled the big-ticket systems have a clear story to tell.
About 83% of homes here carry a homestead exemption, which points to owner-occupancy and a subdivision that does not churn. That scarcity of listings is part of why the well-prepared homes clear in roughly two weeks even with prices off 9.5% from a year ago. The market heat score of 55 reflects that middle ground: not a frenzy, not a stall — a market that rewards preparation on both sides.
The location and the amenities are priced into every listing in Brentwood Sub. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Brentwood Sub buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.9). Basis: Recent Direction -9.5% year-over-year; Owner Commitment 83% owner-occupied; Pricing Power 98.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a subdivision this uniform, pricing lives or dies on condition, and that is exactly where local read matters. We will walk you through which updates the current market is actually paying for, how to weigh a home's systems against the median, and how to negotiate when a listing has been sitting versus when it is priced to move in days. For sellers, that means a plan built around your home's real condition; for buyers, it means knowing what to concede and what to hold on.
Brentwood Sub in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Brentwood Sub buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Brentwood Sub sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Brentwood Sub, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Brentwood Sub home worth?
Get a no-obligation home value based on real comparable sales in Brentwood Sub, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Brentwood Sub?
How long do homes in Brentwood Sub take to sell?
How many homes are in Brentwood Sub?
What share of Brentwood Sub is owner-occupied?
When were the homes in Brentwood Sub built?
Do cash buyers compete in Brentwood Sub?
Who is the best real estate agent for Brentwood Sub?
How do I find a top Tampa real estate agent who knows Brentwood Sub?
Can Momentum Realty connect me with an agent for Brentwood Sub?
Should you buy in Brentwood Sub?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 33618)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2012 (45 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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