Brentwood
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Brentwood's median sits at $131,750, with a median of $108.88 per square foot — well below what buyers pay per foot in most of Jacksonville, and it tells you pricing here is still driven mostly by condition. That per-foot figure is the number to watch when comparing individual listings: two homes at the same size can land far apart in price depending on what's been updated.
The last 12 months brought a 10.5% pullback even though values are still up 675% since 2012 — a reminder that this is a market that has run hot for a long time and is now cooling into balance. With 12 active listings, 26 recent closings, and 5.3 months of supply, neither side has the clear upper hand right now. Sellers should price to the current median rather than to last year's numbers, and buyers have room to negotiate on condition and terms.
Brentwood right now
🟡 Balanced market. 4.3 months of supply and 29% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of August 23, 2026. Confidence: Very High (14 active and pending listings, 28 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($122K) is down 19.0% from the prior 12 months ($151K) and up 623% since 2012. With about 25 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 realMLS closed sales, 12-month windows ending August 23. Confidence: High (28 and 32 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 23, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Brentwood market snapshot (as of August 23, 2026): the median sale price is about $122K ($100 per sq ft over the trailing 12 months of closed sales), a median 51 days on market for closed sales, and 4.3 months of supply, a balanced market. The trailing-12-month median is down 19% from the prior 12 months and up 623% since 2012, computed from record-level realMLS closed sales (28 closings in the current window).
Brentwood is a community of 190 homes in Jacksonville, Duval County, built between 1908 and 2024 (median 1928), with a median living area of about 1,270 square feet. 37% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Brentwood is an established Duval County neighborhood in Jacksonville where at least one listed section is reported as gated — worth confirming directly with the HOA, since access and amenities can vary by section.
The setting & the homes.
Aerial and on-site photos of Brentwood. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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BrentwoodPhotos from realMLS listings in Brentwood; content deemed reliable but not guaranteed.
Who Brentwood is best for.
Best for
- Buyers targeting a purchase near the current $131,750 median who want gated access in Duval County.
- Investors comparing per-square-foot cost across Jacksonville submarkets, using Brentwood's reported $108.88/sqft as a data point.
- Sellers who can price close to the reported median and are prepared for a marketing timeline near the 53-day median days-on-market.
Probably not for
- Buyers who need predictable, move-in-ready finishes without doing condition diligence, since pricing here is largely condition-driven.
- Sellers expecting a sale well inside the reported 53-day median, given current balanced supply of 5.3 months.
- Anyone assuming the last year's 10.5% pullback will reverse on a set timeline — that isn't a figure this snapshot can predict.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($122K) IS the median in the snapshot above, and the move from 2025 ($151K) IS the -19.0% one-year change.
Windows contain 9 to 38 sales each (28 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Brentwood Townhomes Market Scorecard
Brentwood Townhomes is currently a buyer's market. About 6.7 months of supply, a median asking price of $130,000, and homes go under contract in about 74 days.
Go deeper: county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Brentwood, Jacksonville
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Brentwood
Live MLS inventory for Brentwood. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 152 daysTop listing
Active · 60 days
Active · 117 days
Active · 36 days
Active · 201 days
Active · 10 days
Active · 125 days
Active · 147 days
Active · 40 days
Pending · 64 days
Pending · 95 days
Pending · 190 days
Pending · 74 days
Pending · 21 daysActive and pending Brentwood listings as of 2026-08-24, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Brentwood on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Brentwood
- Security Gate · reported on 1 of 4 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Polk County Public Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent Brentwood listings and can change; always confirm with Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Brentwood address.
The Brentwood buying strategy.
If we were buying in Brentwood 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.
The Long Run vs. the Last 12 Months
Zoom out and Brentwood's story is a 675% gain since 2012 — a long runway that has rewarded patient ownership. Zoom in and the most recent window shows prices down 10.5% year-over-year, with a median days-on-market of 53 and a market heat score of 40. That combination — strong long-term trend, softer short-term read — is exactly what a balanced market looks like on paper.
Inventory is thin at 12 active listings against 26 closings in the recent window, and 5.3 months of supply keeps the market classified as balanced rather than tilted to either side. That's a market where pricing discipline matters more than urgency: overpriced listings will sit closer to the 53-day median or longer, while realistically priced ones move.
The location and the amenities are priced into every listing in Brentwood. 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 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 5 factors (4.4). Basis: Long-Term Appreciation +623% since 2012; Recent Direction -19.0% year-over-year; Liquidity & Demand 4.3 months of supply; Owner Commitment 37% owner-occupied; Pricing Power 86.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A neighborhood where pricing is condition-driven and the per-square-foot spread matters more than the headline median is exactly where local, listing-by-listing knowledge earns its keep. We track Brentwood's active listings, recent closings, and the reported gated-access details section by section — including flagging where amenities need HOA confirmation — so you're pricing or offering against the real current picture, not last year's.
Brentwood 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 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 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Brentwood, 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 home worth?
Get a no-obligation home value based on real comparable sales in Brentwood, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Brentwood on the map →
Frequently Asked Questions
What is the median home price in Brentwood?
How long do homes in Brentwood take to sell?
Is Brentwood a buyer's or seller's market right now?
How many homes are in Brentwood?
What share of Brentwood is owner-occupied?
When were the homes in Brentwood built?
Have Brentwood home prices gone up?
What schools serve Brentwood?
Who is the best real estate agent for Brentwood?
How do I find a top Jacksonville real estate agent who knows Brentwood?
Can Momentum Realty connect me with an agent for Brentwood?
Should you buy in Brentwood?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Brentwood with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 23, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 23, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 32206)) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (487 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 realMLS 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live your area comps.
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See how Brentwood fits the bigger picture — live prices, inventory, and Momentum Scores: