Brentwood Just Changed the Math on New Construction

1. Brentwood Just Tightened the Rules for Residential Lots

Brentwood has approved a significant zoning change for new residential construction.

The city now requires a minimum of 40% green space on lots in the AR, R-1, and R-2 residential districts.

The change received final approval from the Brentwood City Commission on July 28, 2026, after discussion during earlier public meetings. It brings these districts closer to the green-space standard already used in Brentwood’s Open Space Residential Development district.

The stated purpose is practical. More pervious, vegetated land can help stormwater infiltrate into the soil. It can also support the mature-tree, low-density character that many Brentwood residents value.

This is not a minor landscaping preference. It changes how builders, buyers, and property owners need to think about land.

Action Step: If you own land or are considering a new build in Brentwood, confirm the parcel’s zoning district before making assumptions about what can be constructed.

Takeaway: The zoning label on a property now has an even greater impact on its development potential.

2. The Clear Fact: 40% Must Remain Green Space

The new standard applies to residential lots in:

• AR : Agricultural Residential

• R-1 : Large Lot Residential

• R-2 : Suburban Residential

Under the new rule, at least 40% of the lot must remain pervious and vegetated.

That generally means soil, grass, landscaping, or natural areas that allow water to move into the ground.

The required green space cannot be replaced with:

• A house or detached structure

• A garage, shed, or other vertical improvement

• A concrete or asphalt driveway

• A swimming pool

• A sport court

• Other impervious hardscape

As a practical shorthand, approximately 60% of the lot remains available for the home, accessory structures, driveway, parking, patios, and other hardscape.

But that does not mean a builder can automatically use the full remaining 60%.

Other rules still matter. Setbacks, building coverage, impervious-surface limits, easements, topography, stormwater requirements, and site access can reduce the usable area further.

For example, a one-acre lot may contain 43,560 square feet. The 40% requirement would preserve approximately 17,424 square feet as green space. The remaining area must still satisfy every other applicable zoning and engineering requirement.

That distinction matters. Lot size is not the same as usable building area.

For official background, review Brentwood’s Planning and Zoning 101 guide and the city’s Code of Ordinances.

Action Step: Ask for a current site plan or zoning analysis. Do not evaluate land based only on acreage.

Takeaway: The 40% figure is the starting point. The actual building envelope may be smaller.

3. Why This Changes the New-Construction Conversation

The policy creates a real tension.

On one side, preserving trees, vegetation, and open land can protect Brentwood’s established neighborhood character. It can help manage runoff. It can reduce the visual impact of new construction. It can also support the spacious setting many buyers expect when shopping for homes for sale in Brentwood TN.

On the other side, a more restrictive development pattern can make new housing more expensive.

Here is the basic development math:

• Less usable land can mean fewer lots.

• Fewer lots can reduce the number of homes delivered.

• More engineering can increase pre-construction costs.

• Larger required green areas can require more landscaping and maintenance.

• Higher land and construction costs may be reflected in the final price.

That does not mean home prices will rise immediately because of this ordinance. Real estate values respond to many variables, including mortgage rates, inventory, employment, buyer demand, construction costs, and comparable sales.

The better conclusion is more measured:

The rule may increase the cost and complexity of certain future projects.

It may also reinforce scarcity in a market where large, well-located residential properties are already limited.

That creates a difficult affordability question. Brentwood’s low-density character is a major reason buyers pursue the area. But the same protections that preserve that character can make it harder to add housing at a lower price point.

The community debate is not simply “growth versus no growth.” It is also about what kind of growth Brentwood can support while protecting infrastructure, drainage, trees, and neighborhood identity.

This is part of the city’s broader planning conversation. Brentwood is currently updating its long-term vision through the Brentwood 2040 Plan, which will address future land use, housing, transportation, infrastructure, and preservation.

Action Step: When evaluating a new development, look beyond the number of proposed homes. Review the lot layout, preserved areas, drainage plan, road capacity, and relationship to surrounding neighborhoods.

Takeaway: Preserving open space has value. It also carries a cost. Brentwood is now making that tradeoff more visible.

4. Elizabeth’s Practical Read for Buyers, Sellers, and Investors

If you are buying

Zoning affects more than what can be built today.

It can shape long-term neighborhood character, surrounding density, tree cover, traffic, and resale appeal.

If you are buying a luxury home in Brentwood, ask:

• What is the zoning district?

• Are nearby parcels likely to be redeveloped?

• Is the property part of a newer subdivision or an older platted neighborhood?

• Are there conservation areas or permanent open-space protections?

• Could future construction change the view, drainage, or access?

A property with mature trees and preserved green space may hold strong appeal over time. But you should understand whether those features are protected or simply present today.

If you are selling

Scarcity may support buyer interest in properties with larger lots, mature trees, and a strong sense of privacy.

But do not price from a zoning change alone.

Your asking price should still be based on:

• Current comparable sales

• Condition and updates

• Lot size and usability

• Location and school access

• Buyer demand

• Time on market

• Competing inventory

A new ordinance does not create an automatic premium overnight. The market will determine how buyers value these characteristics over time.

That is especially important in Williamson County TN real estate sales, where buyers often compare multiple communities and property types before making a decision.

If you are investing or developing

This is where the math changes most directly.

You need to model:

• Gross acreage

• Usable acreage

• Required green space

• Building and impervious coverage

• Setbacks and easements

• Stormwater systems

• Utility extensions

• Road improvements

• Landscaping and maintenance

• Entitlement timelines

• Carrying costs and approval risk

A parcel that looked attractive based on acreage alone may produce fewer homes than expected.

The key question is no longer, “How many acres do I have?”

It is, “How much of those acres can realistically support the project I am planning?”

That is a fundamentally different analysis.

Action Step: Have zoning, civil engineering, and financial assumptions reviewed before you make an offer on development land.

Takeaway: For buyers, zoning informs future livability. For sellers, it informs positioning. For developers, it belongs in the first version of the pro forma.

5. Final Thoughts: Brentwood Is Protecting Space, but the Math Still Matters

Brentwood’s 40% green-space requirement reflects a clear community priority.

The city wants future residential development to preserve more pervious, vegetated land. It wants growth to fit the established character of AR, R-1, and R-2 neighborhoods. It also wants to address stormwater and environmental concerns as new homes are built.

Those are reasonable goals.

The practical question is how the policy will interact with housing supply, construction costs, and future demand through 2027 and beyond.

You should not assume the rule will immediately change the price of every home in Brentwood. You should understand that it may influence how future projects are designed, how much they cost, and how many homes can be delivered.

The big takeaway:40% green space preserves more land: but it also reduces flexibility. That makes zoning, site planning, and careful market analysis more important than ever.

What do you think? Does Brentwood’s new requirement strike the right balance between preserving open space and creating attainable housing, or should the city take a different approach?

If you are evaluating a Brentwood property, planning a new build, or simply want to understand how local zoning may affect your real estate decisions, Elizabeth Story at Epique Realty is happy to talk through the questions with you.

Elizabeth Story, Real Estate Broker Epique Realty | REALTOR® elizabeth@storyestates.com (619) 742-3979 Mobile (888) 893-3537 Office TN DCI #361186 CA DRE #01773118 www.storyestates.com