The Tale of Two Brentwoods: Why Condos are Sprinting While Luxury Homes Offer New Opportunities

Key Takeaways: November 2025

• Condos: A “Balanced-to-Hot” market. Inventory is down, and units are selling fast (median 20 days).
• Single-Family Homes: A specific opportunity for buyers. Listings are priced high ($7.5M median), but sales are closing significantly lower, with room to negotiate.
• The Big Number: $5,100,000 – The median sold price for SFRs via public records, showing the ultra-luxury segment is still moving.

Is Brentwood cooling down or heating up? The answer depends entirely on what you are buying.

As we head into late autumn, the Brentwood real estate market is presenting two very different realities. If you are looking for a maintenance-free lifestyle in a condo, prepare to move quickly. However, if you are eyeing a single-family estate, the data suggests you might have more leverage than you think.
To Read the Full Condo or SFR November 2025 Marketing Reports, Click Here: CONDOS | SFR

The Condo Market: Speed is the Name of the Game

The condo and townhouse sector in Brentwood is tightening. We are seeing a “Balanced Market” technically, but the activity feels much brisker.

• Inventory is Tightening: We ended the period with 66 active listings, a decrease of 13.2% month-over-month.
• Days on Market: This is the metric to watch. The median days on market for sold condos dropped to just 20 days, a massive 47.4% decrease from the previous month.
• Pricing Discipline: Sellers are getting what they ask for. The Sold-to-List price ratio is essentially 100% (99.9%), meaning there is very little “haggling” happening in this segment.

Strategic Insight: If you see a condo you love, do not wait for the weekend open house. With inventory dropping and sales volume up 63.6%, the best units are going under contract immediately.
To Read the Full Condo November 2025 Marketing Reports, Click Here: CONDOS

Single-Family Residences: The “Expectation Gap”

The single-family home market tells a different story. While some reports label this a “Seller’s Market”, the underlying numbers show significant opportunities for savvy buyers.

• The Price Gap: There is a stark difference between what sellers want and what the market is paying. The Median List Price is hovering at $7,497,500 , but the Median Sold Price (MLS) is $3,950,387.
• Negotiation Room: Unlike the condo market, SFR buyers are negotiating. The Average List-to-Sale Price is 94.34%. On a $5M home, that’s a potential negotiation of roughly $280,000.
• Inventory Levels: We have about 6.57 months of inventory for single-family homes. In real estate economics, anything over 6 months typically signals a shift toward a Buyer’s Market, giving you more time to decide.
  To Read the Full SFR November 2025 Marketing Reports, Click Here: SFR

What This Means for You

For Sellers: If you are selling a single-family home, pricing strategy is critical. With active list prices soaring 7.2% month-over-month but active buyers negotiating hard, overpricing can lead to your property sitting stagnant. Condos, however, are primed for quick sales if prepped correctly.

For Buyers: Condo buyers need to be fully underwritten and ready to strike. Single-family home buyers should look at properties that have been on the market for 30+ days; the data suggests sellers may be willing to bridge the gap to get the deal done.

Are you curious how your specific street or complex is performing in this shifted market? Let’s run the numbers for your specific property.

Melissa Menard | Compass | DRE# 01858710 | 310.729.9726

Disclaimer: Data sourced from Realtors Property Resource® as of 11/25/2025. Information deemed reliable but not guaranteed.