Trying to choose between Franklin and Brentwood, but the price per square foot and shifting inventory make the decision feel murky? You are not alone. You want the right fit for your lifestyle and budget, and you want facts you can trust. In this guide, you will see how price per square foot and inventory really compare, why numbers vary by source, and how to use them to buy or sell with confidence. Let’s dive in.
Franklin vs. Brentwood at a glance
Recent measures show both cities trading in the low to mid $300s per square foot on sold prices, with listing metrics landing higher. Franklin’s 12-month median sold price per square foot recently hovered near $334, while Brentwood’s 12-month sold figure appeared around $316. In month-to-month snapshots, Brentwood sometimes jumps into the upper $300s per square foot, especially when more luxury estates close. Listing medians trend higher in both cities.
What this means for you: Brentwood often commands a premium, especially in the luxury and estate segments. That gap narrows when you compare similar homes by size, lot, and age in the same timeframe using sold data.
What price per square foot really means
Price per square foot is sensitive to the dataset you use. Listing metrics reflect what sellers ask, which can sit above sold prices when inventory rises or sales slow. Sold metrics reflect what buyers actually paid, and they can vary month to month based on which properties closed.
Mix matters. A month with several large estate sales can lift Brentwood’s median per square foot, while a wave of smaller-footprint sales can push it the other way. Always compare like with like: same property type, size range, lot size, age band, and the same time window.
The inventory picture right now
Across Greater Nashville, inventory increased from the post-2020 lows, which gave buyers more time and leverage in 2024 and 2025. Regional coverage notes a more balanced market, with some homes selling below list in certain segments. You can see that broader context in recent Nashville reports that show steadier values as supply rose. For background on the metro trend, review this summary of the Nashville housing market settling into balance.
- Franklin typically shows more overall listings across a wider mix of neighborhoods, from historic downtown homes to newer subdivisions. That variety produces a broader range of price per square foot.
- Brentwood often has fewer, higher-priced active listings and more luxury inventory. That can lead to higher months of supply in some snapshots, even with solid demand for family-sized homes.
Bottom line: more supply usually means more negotiation room and longer days on market, but low-turnover neighborhoods in either city can be very tight and command premiums.
Why Brentwood often costs more per square foot
- Housing mix and amenities. Brentwood has many custom homes, estate lots, and gated communities. Franklin has a broader mix that includes historic homes and master-planned communities, which can bring medians down in some comparisons.
- School zoning and demand. Buyers often factor public high school pathways into pricing decisions. For context, U.S. News recognizes Williamson County high schools such as Ravenwood High School in its rankings, which can influence demand patterns in particular zones.
- Commute and location. Brentwood sits closer to downtown Nashville, about 10 to 12 miles away, which can command a premium for commuters. Check the approximate Brentwood to downtown distance. Franklin offers major employment and amenities in and around Cool Springs, which offsets commute needs for many buyers.
- New construction vs. resale dynamics. Builder incentives and product sizing can shift per square foot comparisons. In parts of the Nashville area, some new homes have sold at different per square foot levels than older resales, depending on plans and incentives.
How to compare apples to apples
Use this simple plan to get a clean read on value:
- Define your property profile
- Property type: single-family only when possible
- Size range: for example, 3,500 to 4,500 square feet
- Lot size: for example, 0.5 to 1 acre
- Age band and condition: similar era and finish level
- Use sold data first
- Pull 6 to 12 months of sold comps in each city that match your profile
- Record price per square foot, days on market, and sale-to-list ratio
- Check live competition
- Compare active and coming-soon listings that your home would compete with now
- Note builder incentives or upgrades that affect perceived value
- Adjust for unique features
- Premium lots, outdoor living, pools, and high-spec kitchens can add meaningful value that a simple per square foot average will not capture
Buyer takeaways
- Focus on sold price per square foot in your exact segment. Listing medians are useful context but can overstate value.
- Expect Brentwood to price higher per square foot in many scenarios, especially in top-tier neighborhoods, but do not assume a premium without like-kind comps.
- In a market with more inventory, you may gain negotiating power. Watch days on market and price reductions to gauge timing and leverage.
Seller takeaways
- Price to the micro-market, not the city median. Align with the closest comps in your neighborhood, lot size, and finish level.
- If you are up against new construction, consider strategic upgrades, staging, and pricing that highlight your home’s advantages.
- Monitor months of supply in your segment. Overpricing can extend days on market and cut into your net.
Data tips that protect your decision
- Match metrics. Compare sold to sold, or list to list. Mixing them can mislead you.
- Match time windows. A 12-month median reads differently than a single-month snapshot.
- Confirm boundaries. “Franklin” and “Brentwood” polygons differ by site. Verify the map area so you are not comparing different geographies.
- Confirm square footage method. Ensure you are looking at the same measurement standard for gross living area.
Ready to make a move with confidence?
You deserve a plan that blends design insight with clear market data. If you want a side-by-side, apples-to-apples comparison for your exact home profile or target neighborhood, reach out to Raven Robinson for a concierge, data-driven strategy tailored to Franklin and Brentwood.
FAQs
What does price per square foot mean when comparing Franklin and Brentwood?
- It is the sale or list price divided by finished living area, and it varies by data type, time window, and mix of homes that sold in each period.
Are sold or listing price per square foot figures better for decisions?
- Sold price per square foot is more reliable for estimating value because it shows what buyers actually paid, while listing figures reflect asking prices.
How does inventory affect pricing in Franklin and Brentwood?
- Higher months of supply or more active listings typically give buyers more negotiating power and can lengthen days on market, though low-turnover pockets can still command premiums.
Do schools influence pricing in Williamson County markets?
- Yes, many buyers consider public school zoning when choosing neighborhoods, and third-party rankings such as U.S. News can influence demand patterns in certain zones.
How does commute to Nashville factor into Brentwood vs. Franklin pricing?
- Brentwood’s closer proximity to downtown often adds value for commuters, while Franklin’s local employment hubs help balance the trade-off for many buyers.
