Confused by housing market charts and numbers in Brentwood? You are not alone. If you are buying or selling, understanding a few core stats can help you price right, write stronger offers, and time your move. In this guide, you will learn how to read months of supply, days on market, price per square foot, and list-to-sale ratio for Brentwood, plus how to use them for real decisions. Let’s dive in.
Brentwood’s key market metrics
Months of supply
Months of supply tells you how long it would take to sell the current inventory at the recent pace of sales. You calculate it by dividing active listings by the average monthly closed sales for a chosen time window. Many agents use the last 3 or 12 months for that average.
- Rough benchmarks:
- Under 3 months = stronger seller’s market
- 3 to 6 months = more balanced
- Over 6 months = buyer’s market
Watch-outs: Months of supply changes if a builder releases a batch of new homes or if you switch time windows. Always segment by property type and price range, since entry-level single-family homes can behave very differently than luxury properties.
Example (illustrative): If Brentwood has 120 active single-family listings and averaged 40 closed single-family sales per month over the last 3 months, months of supply = 120 ÷ 40 = 3 months, which is balanced to slightly seller-leaning.
Median days on market (DOM)
Median DOM is the middle number of days between listing and contract for the sales in your sample. The median is preferred because a few very slow sales will not skew it.
- What it signals:
- Under 10 to 15 days = homes move fast, competition likely
- 15 to 45 days = more balanced
- Over 45 to 60 days = slower demand or overpricing
Watch-outs: Some listings are cancelled and relisted, which can reset DOM. Also be consistent about measuring to contract acceptance versus closing.
Example (illustrative): If median DOM for Brentwood condos is 7 days, while single-family resales are at 18 days, condos are moving faster relative to their inventory and may face more competitive offers.
Price per square foot ($/sqft)
Price per square foot is the sale price divided by the living area. It is a quick way to compare similar homes across neighborhoods or communities.
- How to use it:
- Benchmark a home against very comparable properties
- Adjust for condition, upgrades, lot size, layout, and age
Watch-outs: $/sqft is not ideal for comparing homes with very different lots, amenities, or ages. New construction and remodeled homes often command higher $/sqft. Square footage sources can vary, so know whether the data comes from assessor records or the MLS.
Example (illustrative): If Brentwood’s median $/sqft for 3-bedroom single-family homes in one neighborhood is 420 dollars and another is 360 dollars, that is a meaningful gap that may reflect school boundaries, commute times, or the age of housing stock.
List-to-sale ratio (LSR)
List-to-sale ratio is the sale price divided by the original list price, expressed as a percentage. It shows how buyers and sellers are meeting in the market.
- How to read it:
- Over 100 percent = homes selling over list on average
- 98 to 101 percent = near list price
- Under 98 percent = buyers getting discounts from list
Watch-outs: Decide whether you are using original list price or final list price. Using the original list helps you see how the market reacted to the first pricing strategy.
Example (illustrative): If Brentwood’s median LSR is 102 percent for homes under 800,000 dollars but 98 percent for homes over 1.2 million dollars, lower-priced segments are seeing stronger competition.
Segment Brentwood’s market
Brentwood is a growing East Bay suburb with both resale neighborhoods and ongoing new-home communities. You will get the best read when you segment the data.
- Property type: Compare single-family vs. condo or townhome markets separately.
- Price tiers: Entry-level vs. move-up vs. higher-end homes often behave differently.
- Micro-areas: Neighborhoods and school boundaries can influence pricing trends. Use neutral, data-based comparisons and similar home types.
- New construction vs. resale: Builders release inventory in batches and may offer different concessions. Keep these separate when you analyze.
Because Brentwood’s sample sizes can be smaller than large cities, one month can swing sharply. Use rolling 3-month and 12-month views for clearer trends.
Turn stats into buyer moves
Use the four metrics together to tune your strategy.
- Months of supply under 3 in your target segment: Expect competition. Consider a strong, clean offer, a realistic escalation clause, and a shorter inspection period that still protects your interests.
- Months of supply over 6: You may be able to negotiate price, repairs, or credits. Do not overreach, but know the leverage is shifting toward buyers.
- Short DOM in your segment: Be ready to act fast. Have pre-approval in hand, review disclosures early, and prepare earnest money and inspection options.
- Long DOM: Sellers may be flexible on price and timing. You can include inspection and appraisal contingencies as appropriate.
- $/sqft above neighborhood norms: Ask for reasons such as recent upgrades, larger lot, or views. Validate with comparable closed sales.
- LSR over 100 percent: Expect competitive bidding. Structure your offer with care and counsel so you balance speed, price, and risk.
Extra tip: Watch the pending-to-active ratio in your segment. A high pending-to-active ratio often signals rising demand before it shows up in closed sales.
Turn stats into seller moves
Match your pricing and marketing plan to what the numbers say.
- Low months of supply: Price confidently within the market range. Create urgency with professional presentation and a clear offer deadline.
- High months of supply: Focus on accurate pricing and full marketing. Consider staging, small repairs, and offering buyer incentives such as credits or rate buydowns.
- Short DOM: You may need a shorter showing window and a structured review date. Choose offers based on net proceeds and certainty, not just the highest headline price.
- Longer DOM: If showings lag, re-evaluate presentation, price, and positioning by week two.
- $/sqft comps: Use recent, similar sales to set list price. Adjust for condition and upgrades that the market rewards, such as kitchens, baths, and energy features.
- LSR trends: If your segment sells over list, a slightly under-market list can spark competition. If it sells under list, price close to expected sale value to avoid chasing the market.
Timing and seasonality in Brentwood
Market speed and inventory often shift with seasons. Spring tends to be faster, while late fall and winter can slow. Mortgage rates and Bay Area employment trends also affect demand. New-home community releases can temporarily raise active inventory, which changes months of supply.
To avoid overreacting to a single month, compare the same months year over year and lean on rolling 3-month and 12-month averages.
Build accurate local snapshots
If you are tracking your own Brentwood segment, here is a simple approach that mirrors professional methods:
- Choose a window: Use the last 3 months for a fresh view and the last 12 months to smooth seasonality.
- Filter carefully: Set property type, bedroom and bathroom count, price bands, and neighborhood or ZIP. Separate new construction from resales.
- Calculate:
- Months of supply = active listings ÷ average monthly closed sales.
- Median DOM = median of days to contract for closed sales.
- $/sqft = sale price ÷ living area, then report the median across the set.
- LSR = sale price ÷ original list price, then report the median percentage.
- Be transparent: Note exclusions, such as withdrawn relists or sales with substantial list price changes.
Avoid common misreads
- Small samples: If there are fewer than 10 closed sales in your segment, treat the numbers as directional, not definitive.
- Relists: A cancelled and relisted home can reset DOM and blur true time on market.
- Mixed data: Do not blend new-builds with resales when you are setting pricing for a resale.
- Outliers: A single luxury sale or a bulk builder release can distort monthly stats. Cross-check with moving averages.
Real-world scenarios (illustrative)
- Hot seller market: Months of supply around 1.5, median DOM near 6 days, LSR about 103 percent. Expect multiple offers, appraisal gap planning, and careful contingency strategy.
- Balanced market: Months of supply around 4, median DOM near 20 to 30 days, LSR around 99 to 101 percent. Pricing close to comps and strong marketing drive results.
- Buyer-leaning market: Months of supply 8 or more, median DOM 60 or more, LSR near 95 percent. Expect room to negotiate on price and credits.
Where to find current Brentwood numbers
For the most reliable view, use your local MLS exports, Contra Costa Association of Realtors market reports, and City of Brentwood planning updates for new-home activity. Cross-check segments and time windows, and lean on rolling averages for clarity.
Ready to apply these numbers to your exact home or search? Connect with the neighborhood specialists at the Sold Buy Team for a tailored pricing or offer game plan.
FAQs
How often should I check Brentwood market stats?
- Monthly for a big-picture view, and weekly if you are actively buying or preparing to list. Use rolling 3-month averages to avoid reacting to one noisy month.
Which metric matters most for Brentwood decisions?
- No single metric is best. Use months of supply for balance, DOM for speed, $/sqft for value checks, and list-to-sale ratio for pricing power. Read them together by segment.
Can I rely on assessor square footage in Brentwood?
- Treat it as a starting point. Verify with MLS details and floor plans when possible, since measurement methods and updates can differ.
How do mortgage rates affect Brentwood stats?
- Rising rates reduce purchasing power, which can increase months of supply and lengthen DOM. Falling rates often boost demand and shorten time on market.
Are new construction sales different from resales in Brentwood?
- Yes. Builders may offer different concessions and release inventory in batches. Analyze new-builds separately from resales when setting expectations.
How should I structure a competitive offer in a hot Brentwood segment?
- Use very recent closed comps in the same neighborhood and price tier. If months of supply is low and DOM is short, consider a clean offer, practical escalation, and a short inspection period with guidance from your agent.
