Brentwood is a gated, maintenance-free golf village of near-identical villas — and that sameness is your edge: buyers comp one listing straight against the next, so an overpriced home shows on sight. The market has already repriced — value per square foot is down about 14.9% from its 2023 peak — and 12 of the 17 current listings have already cut. Competition has stiffened since August: 17 villas are for sale (up from 15) against just 3 under contract, so the correctly-priced villa is the one that gets the call. Priced to today’s comps, villas sold in about six weeks at roughly 95% of ask; overpriced, they sat five-plus months and gave up roughly $37,000. Your equity is real (about 11% above 2021), but it prices to the market that exists now, not the 2024 memory.
Brentwood is a gated, maintenance-free golf village of the Villages of Citrus Hills, on the Lecanto side — carefree villas built for easy, active-adult living, most on a handful of similar floor plans averaging about 1,660 square feet. Twenty-eight resold in the past year at a typical close near $243,000.00. The question isn’t whether your villa sells — it’s on whose terms.
And it has moved: the median stepped down from a 2024 high near $285,000.00 to the low-$240s, and today 17 villas are for sale against 3 under contract. Those listings ask a median of $156.60 per square foot; buyers recently paid $148.15. When the homes are this alike, that gap is visible to every buyer — and 12 of the 17 sellers have already had to cut, most after opening at yesterday’s number.
Here's the number that should drive your pricing decision — the 28 resale closings of the past 12 months, and the results are lopsided:
The 28 resale closings of the past 12 months. "Priced right" = sold with no price reduction; "overpriced" = reduced at least once before selling. New construction is negligible here (about 2% of sales, none in the past year), so these are effectively all resale figures.
Median resale value per square foot by calendar year (2026 is year-to-date through September, 21 sales). We chart per-foot value, not median price: because Brentwood’s villas come in just a few sizes, median price jumps on which models happen to sell, while price-per-foot shows what the market actually did — a climb to a 2023 peak, then an ease of about 14.9%. Your equity is still about 11% above 2021.
| Year | Sold | Median Price | $/SqFt | DOM | Ask |
|---|---|---|---|---|---|
| 2021 | 72 | $213,500.00 | $133.13 | 20 | 26% |
| 2022 | 46 | $271,000.00 | $164.16 | 22 | 35% |
| 2023 | 36 | $270,000.00 | $173.98 | 45 | 14% |
| 2024 | 28 | $285,000.00 | $169.82 | 53 | 11% |
| 2025 | 29 | $247,000.00 | $149.71 | 69 | 21% |
| 2026 YTD | 21 | $245,000.00 | $148.13 | 79 | 10% |
Resale homes only; full calendar years with 2026 as year-to-date through September. The $/SqFt column is the size-adjusted read. In 2021 homes sold in under three weeks with a quarter at or over ask; the sellers succeeding now price to 2026 — and the past year’s correctly-priced villas still went under contract in about six weeks.
The Peak Test: on resale value per square foot — the honest yardstick when every villa is a variation on the same few plans — Brentwood peaked in 2023 at $173.98 and sits at $148.13 today, about 14.9% below peak. Anchoring to the 2024 price is the single most expensive mistake a seller can make in this village right now.
Not every listing sells. About 42% of Brentwood listings in the current cycle ended without a sale — months of showings, carrying costs, and plans on hold, for nothing. Many of those owners will come back later at a corrected price, usually below where honest day-one pricing would have started.
That is the real cost of "let's try the higher number first." In a market that has already stepped down, overpricing doesn't just slow a sale — this cycle, about two times in five, it killed it. And buyers' agents see a listing's full history: long market time reads as an invitation to negotiate harder.
Five-year perspective: resale value per square foot is still about 11% above 2021. Priced to today's repriced market — not the 2024 peak — your home has every advantage: real equity, an affordable, established community, and the data on your side.