Brentwood & Trilogy Market Update: August 2026

The typical Brentwood home is worth about $800,000, down 2.5% from a year ago per Zillow's Home Value Index through June 2026. Homes that sold in spring took a median 24 days and closed near 99% of list. The 30-year fixed averaged 6.69% the week of August 6. Cooling gently, not falling.

Figures current as of August 12, 2026. Next update: mid-September. Market data ages fast, so every number below is dated.

Brentwood at a glance — the whole post in six seconds

| Metric | Now | A year ago | Source | |---|---|---|---| | Typical home value | ~$800,000 | ~$821,000 | Zillow ZHVI, June 2026 | | Median sale price | $775,000 | $799,000 | Redfin, Mar–May 2026 | | Days on market | 24 | 20 | Redfin, Mar–May 2026 | | Sale-to-list | 99.4% | — | Redfin, Mar–May 2026 | | Months of supply | 2.5–2.7 | — | Redfin, Mar–May 2026 | | 30-year fixed | 6.69% | — | Freddie Mac, week of Aug 6 |

"How's the market, Margie?" I hear it at the grocery store, at line dancing, over the back fence. I went to the source data for this one rather than repeating headline numbers, and one thing I expected to find turned out not to be true.

What are Brentwood home values doing?

Cooling gently. Zillow's Home Value Index for Brentwood sat at roughly $800,000 in June 2026, down about 2.5% from roughly $821,000 in June 2025. That index smooths out the month-to-month noise, which is why I lead with it.

That flatness is the story of the year here. Eight months of movement under $6,000 is not a market in trouble; it's a market that stopped sprinting.

Actual sale prices tell a bumpier story. Redfin's Data Center shows a median sale price of $775,000 for March through May 2026, against $799,000 for the same three months of 2025 — about 3% lower. Single months swing wildly here because Brentwood only closes 30 to 65 homes a month, so one street of larger homes moves the median. Trust the three-month view, not the monthly headline.

How long are homes taking to sell?

Faster than you'd think from the chatter. Homes selling in Brentwood from March through May 2026 spent a median of 24 days on market, compared with 20 days in the same stretch of 2025. That's four days slower year over year, not the doubling I've heard people repeat.

Sellers who priced right did fine. The average sale-to-list ratio across those three months was 99.4%, meaning the typical home closed within a whisker of its asking price. Inventory ran 2.5 to 2.7 months of supply — tighter than balanced, which is usually called five to six months.

One honest caveat on all of it: Redfin's published city-level file currently runs through May 2026. June and July closings aren't in it yet. I'd rather tell you the freshest verified number and its date than guess at August.

What about mortgage rates?

The 30-year fixed averaged 6.69% for the week ending August 6, 2026, per Freddie Mac's Primary Mortgage Market Survey, up from 6.66% the week before. Rates drifted up through July after sitting near 6.43% in early July.

Looking ahead, Fannie Mae's July 2026 Housing Forecast expects the 30-year to average about 6.4% through the end of 2026 and 6.3% in 2027. That's a forecast, not a promise, and it's built on rates as of June 30. The short version: nobody credible is calling for a dramatic drop. Waiting for a magic number has cost people more than it's saved them.

Trilogy at the Vineyards, specifically

Trilogy is closed out. Shea Homes finished building here — roughly 1,100 homes — so there is no sales office, no builder incentive, no model-match pricing to anchor against. Every home you can buy today is a resale from a neighbor.

That changes the mechanics more than people expect, and this is the part I'd tell you over coffee. In a builder market, pricing is set for you. In a resale-only market, pricing is an argument you have to make from comparable sales, and the comps inside a gated 55+ community behave differently than the ones across Balfour Road. A Trilogy floor plan with a golf course view and one with a neighbor's fence twelve feet off the patio are not the same house, whatever the square footage says.

The other resale-only consequence is paperwork. HOA document turnaround and disclosure timelines drive your escrow calendar now, not a builder's construction schedule. I've written up what to expect from Trilogy HOA documents and resale disclosures in detail, because that timeline is where deals here get tight.

I'm not quoting a live Trilogy listing count in this post. The count I had was from early June, and a two-month-old inventory number for a community this size would be more misleading than helpful. Call me and I'll pull what's active this morning.

What to do with all this

Selling? Price to the comps. A 99.4% sale-to-list ratio sounds like sellers are getting their number, and they are — the ones who set a defensible number to begin with. Overpricing in a 24-day market is how you become the listing that sits and then sells for less than it would have. On the closing side, Contra Costa County's documentary transfer tax is $0.55 per $500 of sale price, and Brentwood is a general law city that adds no city transfer tax on top, unlike Richmond or El Cerrito. I break the rest down in what Brentwood sellers actually pay at closing.

Buying or right-sizing? You have room to work that buyers didn't have a few years ago — time for a real inspection, and standing to ask for closing cost credits or a rate buydown. If you're 55 or older, Prop 19 lets you carry your existing property tax base to a replacement home anywhere in California, up to three times, as long as you buy within two years.

Frequently asked questions

Is the Brentwood housing market cooling in 2026? Modestly. Zillow's Home Value Index for Brentwood was down about 2.5% year over year as of June 2026, and values have been close to flat since last fall. Sale prices from March through May 2026 ran about 3% below the same months in 2025. That is a gentle cooling, not a downturn.

How long does a Brentwood home take to sell right now? Homes that closed between March and May 2026 spent a median of 24 days on market, versus 20 days a year earlier. Inventory was running about 2.5 to 2.7 months of supply. Well-priced homes still move quickly; overpriced ones sit and then reduce.

Can I still buy a new home from the builder at Trilogy at the Vineyards? No. Shea Homes has closed out Trilogy at the Vineyards after building roughly 1,100 homes. Every available home is a resale, which means HOA documents and disclosure timelines set your escrow schedule instead of a construction calendar.

Will mortgage rates drop before the end of 2026? Fannie Mae's July 2026 forecast expects the 30-year fixed to average around 6.4% through the end of this year and 6.3% in 2027, against 6.69% in early August. That is a modest improvement at best, and forecasts change. I wouldn't build a plan around a rate that hasn't arrived.

Why do different websites show different Brentwood prices? They measure different things. Zillow's Home Value Index estimates what a typical home is worth, including homes nobody listed. Redfin's median sale price reflects only what closed that month. In a city that closes 30 to 65 homes a month, one cluster of large sales can swing a monthly median by tens of thousands of dollars while the underlying value index barely moves.

Let's talk about your street

Neighborhood numbers are a starting point, not an answer. What your home is worth depends on your floor plan, your lot, your view, and what closed within a few blocks in the last ninety days.

The numbers above are a month old by design — I'd rather date them than guess. Call me and I'll pull this morning's actives for your street, which is the only version of this that's current.

(925) 200-0717, or start with a free home value estimate.

Sources

• Zillow Home Value Index, City-level ZHVI (smoothed, seasonally adjusted), Brentwood, Contra Costa County, CA — data through June 30, 2026; accessed August 12, 2026.
• Redfin Data Center, City Market Tracker, Brentwood, CA (Oakland metro), All Residential — monthly data through May 31, 2026; accessed August 12, 2026.
• Freddie Mac Primary Mortgage Market Survey — 30-year fixed average 6.69% for the week ending August 6, 2026; accessed August 12, 2026 via the FRED MORTGAGE30US series.
• Fannie Mae Economic and Strategic Research, Housing Forecast: July 2026 — 30-year fixed forecast of 6.4% for Q3 and Q4 2026 and 6.3% for 2027, based on rates as of June 30, 2026; accessed August 12, 2026.
• Shea Homes, Trilogy at the Vineyards — community closed out; accessed August 12, 2026.
• Contra Costa County Clerk-Recorder, Documentary Transfer Tax — $0.55 per $500 of consideration; accessed August 12, 2026.

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Margie Lupo, Broker Associate, SRES® · eXp Realty of Northern California, Inc. · DRE #01193496 · Brokerage DRE #02188495 · Equal Housing Opportunity

This post is for general informational purposes only and is not legal or tax advice. Market data changes frequently — figures reflect the sources and dates cited.