Brentwood & Trilogy Market Update: September 2026

Somebody stops me in the parking lot at the Streets of Brentwood, or catches me after line dancing, and asks the same thing everyone asks: "Margie, what's the market doing?" And I give the same annoying answer every time. Which market?

Because there isn't one Brentwood market. There are at least two, they're behaving completely differently right now, and the median price you read in the paper averages them together into a number that describes almost no actual house. Below is what the September data says, and what I'd do about it. Last month's numbers are in the August update.

What are Brentwood home prices doing right now?

Prices in the 94513 ZIP code are essentially flat to slightly soft. Redfin puts the median sale price at $774,578 for the three months ending July 2026, down 2.6% year over year, with median price per square foot at $343, down 0.58%. That's not a decline anyone would feel in their equity. It's a market that stopped climbing.

Zillow's Home Value Index tells a similar story from a different angle: an average home value of $802,530 in 94513, down 3.0% year over year, as of May 31, 2026. Redfin reports what closed, Zillow estimates what everything is worth, so don't try to reconcile them. Read them as two instruments pointing the same direction.

Volume is up, which matters more than the price dip. Redfin counted 211 homes sold in 94513 in July, up 18.3% from 178 the year before. More houses are trading hands. That's a healthier signal than a flat median.

How fast are Brentwood homes selling this fall?

Faster than last year, but the average conceals a wide spread. Redfin's three-month figure is 27 days on market, down from 34 a year ago, with a 99.0% sale-to-list ratio and 29.8% of homes selling above list.

The countywide numbers look even tighter. C.A.R. reports Contra Costa County's median time on market at 15 days in July 2026, versus 18 days in July 2025, with an unsold inventory index of 2.6 months, down from 3.1 months a year ago.

Two clocks, both correct

Brentwood's 94513 homes took a median 27 days to sell. Countywide, homes went pending in 15.

C.A.R. measures time to pending on the county's single-family sales. Redfin measures a rolling three-month window in one ZIP code. Neither one describes your house.

27 days

median days on market, 94513, three months ending July 2026

The number I'd pay attention to instead: 35.1% of 94513 listings took a price drop. More than a third of sellers guessed wrong on price and had to correct in public. That share is down five points from last year, but it's still one in three.

What the median hides: Brentwood's two markets

This is the part that doesn't show up in any headline, and it's the reason I keep saying "which market."

Look at what closed in 94513 in the last two weeks of August and first days of September, per Redfin's recorded sales:

• A five-bedroom, 4,069-square-foot home on Cherry Blossom Court closed at $1,250,000 after 89 days, 2% under list.
• A five-bedroom on Lillian Street closed at $980,000 after 108 days.
• A two-bedroom, two-bath single-story on Prince Albert Way closed at $560,000 after 8 days, 5% over list.
• A two-bedroom, two-bath on Rubidoux Lane closed at $582,700 after 154 days, slightly under list.

Two nearly identical single-story two-bedroom homes, roughly $20,000 apart in final price, and one of them sat for five months while the other drew competing offers in a week. The market did not create that gap. Pricing, condition, and presentation did, and those are the three things a seller controls.

Median days on market: 27. Actual range on comparable homes: 8 to 154. If you're moving out of a larger two-story home into a single-story, or right-sizing into Trilogy at the Vineyards, this is the whole ballgame. The 55+ and single-story tier in Brentwood clears in the mid-$500s to high-$500s right now, and buyers in that tier are patient, informed, and comparison-shopping four floor plans at once. They know within a day whether you priced it honestly.

Where do mortgage rates stand?

The 30-year fixed averaged 6.71% the week of September 3, 2026, up from 6.66% the prior week, and up from 6.50% a year earlier, per Freddie Mac's Primary Mortgage Market Survey. The 15-year averaged 6.04%.

Rates have been grinding sideways in the high sixes all summer. Freddie Mac's chief economist described purchase demand as "relatively stable." My version: buyers stopped waiting for a number that isn't coming. If you've been sitting out since 2024 hoping for a five-handle, that's a bet, not a plan.

How does Brentwood compare to the rest of California?

Statewide, C.A.R. reported a median price of $887,680 in July 2026, down 1.9% from June's $904,640 but up 0.3% from July 2025. Contra Costa County came in at a median of $875,000, down 4.9% from June and up 1.4% year over year.

So Brentwood at roughly $775,000 sits about $100,000 below the Contra Costa County median and more than $110,000 below the state median. That gap is the single biggest reason buyers keep landing out here — and it's why I don't lose sleep over a 2.6% dip.

What I'd do if I were selling this fall

Price to the first three weeks, not to your neighbor's Zestimate. With one in three listings taking a price drop, the market is punishing optimism efficiently.

Close the condition gap before you list, not after. In the single-story tier, buyers walk four homes in a morning. Flooring, paint, and light are what separate the 8-day sale from the 154-day sale, and they cost less than the first price reduction.

Order your HOA resale packet the day you list, not the day you're in contract. In Trilogy that document is a hard gate on your closing date, not a formality. The timeline is in what to expect from Trilogy HOA documents and resale disclosures.

My walkthrough of what Brentwood sellers pay at closing in 2026 will tell you what comes out of your proceeds. And if Trilogy is the destination, the 2026 Trilogy at the Vineyards buyer's guide covers floor plans, fees, and resale now that the community is sold out.

What I'd do if I were buying

Inventory in Contra Costa is tighter than a year ago — 2.6 months versus 3.1 — but 35% of Brentwood listings are cutting price. Both things are true at once. It means the right home moves fast and the mispriced ones linger, so the winning strategy is to be fully pre-approved and ready to write on the good one, while being unsentimental about the ones sitting at 100-plus days. Those sellers will talk.

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Want to know what your specific house would do in this market, not the median, yours? Send me the address and I'll pull the single-story and two-story comps separately, show you which of the two Brentwood markets your home sits in, and tell you where the first three weeks would land you.

(925) 200-0717 — I answer my own phone, seven days a week, and the "which market" conversation takes about ten minutes.

This post is for general informational purposes only and is not legal, tax, or investment advice. Market data reflects the periods and sources cited and changes frequently. Individual home values depend on condition, location, and terms, and no statistic predicts what any particular property will sell for.

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

Sources

• Redfin, 94513 Housing Market — median sale price, days on market, sale-to-list ratio, price drops, and recorded sales. Accessed September 7, 2026 (data through July 2026 and recorded sales through September 3, 2026).
• Zillow, 94513 Home Values — Zillow Home Value Index, data through May 31, 2026. Accessed September 7, 2026.
• Freddie Mac, "Mortgage Rates Average 6.71%" — Primary Mortgage Market Survey, September 3, 2026.
• California Association of REALTORS®, July 2026 Home Sales and Price Report — released August 17, 2026; statewide and Contra Costa County median price, unsold inventory index, and median time on market.