# Brentwood, TN Real Estate Guide | ABODE International Realty Canonical page: https://abodeintlrealty.com/communities/brentwood-tennessee/ Last updated: 2026-10-06 Publisher: ABODE International Realty LLC (Real Estate Firm TN 263936; FL Corporation CQ1070640) Williamson County · Middle Tennessee # Brentwood, Tennessee A Williamson County city with large-lot zoning and a hillside overlay Brentwood is a Williamson County, Tennessee city of 45,373 residents at the 2020 Census, incorporated in 1969. Its large-lot districts run from one to three acres, a Hillside Protection overlay covers land at 850 feet or higher, and many homes use grinder-pump sewer. The city property tax is \$0.19 per \$100 for 2026, billed with the county tax. In short: Brentwood is a Williamson County, Tennessee city of 45,373 residents with large-lot zoning, a hillside overlay, and a city property tax of \$0.19 per \$100. ## Brentwood at a glance | Fact | Value | Source | |--------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|------------------| | County | Williamson County, Tennessee | Note 8 | | 2020 Census population | 45,373 | Note 1 | | Land area | 41.11 square miles (Census); the city says about 42 square miles, 90% residential in land use | Notes 1, 3 | | Incorporated | April 15, 1969 | Note 2 | | Government | Commission and City Manager | Note 3 | | City property tax | \$0.19 per \$100 of assessed value for 2026 (city fiscal year 2026-27). The city says this is the same effective rate for the 36th year in a row; the nominal rate was \$0.29 per \$100 in 2024, before the 2025 reappraisal. The county Trustee bills it with the county tax | Notes 5, 6, 7, 9 | | County rate in Brentwood, 2026 | \$1.30 per \$100 county-wide (the county’s 2025 table also listed \$1.30 inside Brentwood), plus the city’s \$0.19, for \$1.49 per \$100 combined | Notes 8, 9 | | Comprehensive plan | Brentwood 2030 Plan, adopted October 2016 | Note 20 | | Growth boundary | The 2001 Williamson County Growth Plan set an urban growth boundary for Brentwood and the county’s five other cities | Note 21 | Brentwood, Tennessee. Updated October 2026. For rates across the county, see the [Williamson County guide](https://abodeintlrealty.com/markets/williamson-county-tennessee/). Next door: [Franklin](https://abodeintlrealty.com/communities/franklin-tennessee/). ## What is Brentwood’s setting? Brentwood is mostly residential, drained by the Little Harpeth River, and served by its own city water system. - The **Little Harpeth River Basin** covers the majority of the city (Note 17). - The 2030 Plan calls **I-65** the major direct commuting route and lists Franklin Road, Concord Road and Moores Lane as gateway corridors (Note 17). - The city lists **14 parks** and greenway trails, including Crockett Park, home to the historic Cool Springs House (Notes 18, 26). - **The Governors Club** describes itself as a private golf club community in Brentwood, and its property owners’ association site calls it a gated and staffed community (Note 19). - The city operates its own water system with more than 225 miles of water lines, and Harpeth Valley Utility District serves the far west end (Note 16). - Brentwood does not treat its own wastewater: it contracts with Metro Nashville, and many Brentwood homes use **low-pressure sewer with grinder pumps** (Note 16). ## What zoning and land rules apply in Brentwood? The Planning and Codes Department oversees planning, building permits and code enforcement, and the zoning rules are in Chapter 78 of the Code of Ordinances (Notes 4, 11). - Brentwood has **fourteen zoning districts**. Its estate and large-lot residential districts are **AR with a 3-acre minimum, R-1 Large Lot with a 2-acre minimum, and R-2 Suburban with a 1-acre minimum** (Note 10). - **Hillside Protection overlay:** applies to land at 850 feet of elevation or more and restricts land disturbance and tree cutting; the 2030 Plan says it was adopted in 2007 (Notes 10, 17). - **Floodplain:** designated floodways are kept undeveloped, and fringe areas allow development with compensating cut and fill. Flood damage prevention is in Chapter 56, which Ordinance 2024-09 revised (Notes 10, 12). - **Trees:** tree regulations are in Chapter 78, Article VIII, and the city has a Tree Board (Note 13). - **Short-term rentals:** the code bars rentals under three months in single-family districts, and the city says it enforces this (Note 15). - **Historic sites:** the Historic Commission’s stated purpose is education and preservation. Cool Springs House, Ravenswood Mansion (1825) and Boiling Spring Academy are historic sites in city parks. A historic overlay district was not found in the city’s materials (Note 14). This page does not restate lot, setback or height rules. Ask the city for the current code for the address. ## What should you check before buying in Brentwood? | Check | Why it matters here | Source | |-----------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|-------------| | Zoning district | AR, R-1 and R-2 carry different minimum lot sizes. Confirm the district and any overlay with Planning and Codes | Notes 10, 4 | | Hillside Protection overlay | Land at 850 feet or higher is restricted for land disturbance and tree cutting, which can limit where and how a home can be built or added to | Note 10 | | Sewer type | Many homes use low-pressure sewer with grinder pumps. Ask who maintains the pump, what it costs to replace and what the records show | Note 16 | | Water provider | The city’s water system serves most addresses; Harpeth Valley Utility District serves the far west end | Note 16 | | Flood zone | Floodways stay undeveloped and fringe development needs compensating cut and fill. Check the address on FEMA’s map service as well | Note 10 | | Club membership | A private club community has its own membership terms separate from the home purchase. Ask the club | Note 19 | | Tax bill | City tax of \$0.19 plus the county rate (\$1.49 per \$100 combined for 2026 on the county’s figures); confirm the combined rate for the parcel with the Williamson County Trustee | Notes 5, 8 | Checks for a Brentwood property. Sourced where noted. This is a checklist, not advice. Confirm each item with the City and your attorney. ## How does Brentwood compare with nearby places? | Community | Setting | How it differs | |------------------------------------------------------|----------------------------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------| | [Franklin](https://abodeintlrealty.com/communities/franklin-tennessee/) | County seat to the south | City tax \$0.296 per \$100 against Brentwood’s \$0.19 for 2026 (Note 8); Franklin has an Estate Residential district with 2-acre minimum lots (Note 22) | | [Cool Springs](https://abodeintlrealty.com/communities/cool-springs-tennessee/) | Commercial and mixed-use area in both cities | Its northern part is described as being in Brentwood by Wikipedia, a secondary source; neither city defines one official boundary (Note 23) | | [Belle Meade](https://abodeintlrealty.com/communities/belle-meade-tennessee/) | Separate city in Davidson County (Nashville) | Different county and tax system: Metro Nashville and Davidson County’s rate plus Belle Meade’s own city rate apply there, not Williamson County’s (Note 24, 25) | Brentwood next to places buyers often compare it with. Sourced where noted. ## How does ABODE help in Brentwood? We start with the parcel: zoning district and hillside overlay, sewer type, flood status and club or association terms, then compare it with similar options. ABODE International Realty LLC is licensed in Tennessee (Real Estate Firm 263936), and its Murfreesboro office lists Brentwood as a service area. Conversations are private. [Talk about buying](#contact)   [Talk about selling](#contact) ## Which related guides should you read next? ### [Williamson County](https://abodeintlrealty.com/markets/williamson-county-tennessee/) County-wide property tax by city and school-tax district, unincorporated zoning, septic and greenbelt ### [Franklin](https://abodeintlrealty.com/communities/franklin-tennessee/) The county seat, with its own rate and a Franklin Special School District tax district ### [Cool Springs](https://abodeintlrealty.com/communities/cool-springs-tennessee/) A commercial and mixed-use area spanning Franklin and Brentwood ### [Nolensville](https://abodeintlrealty.com/communities/nolensville-tennessee/) A town with a 2023 zoning ordinance and its own tax rate ### [Belle Meade](https://abodeintlrealty.com/communities/belle-meade-tennessee/) A small city with five zoning districts and a citywide conservation overlay ### [Oak Hill](https://abodeintlrealty.com/communities/oak-hill-tennessee/) A city with six residential districts and a Radnor Lake Natural Area Impact Zone on its map ### [Forest Hills](https://abodeintlrealty.com/communities/forest-hills-tennessee/) A city with ten zoning districts and a hillside overlay ## Brentwood real estate: frequently asked questions What is Brentwood, Tennessee? Brentwood is a city in Williamson County, Tennessee, incorporated April 15, 1969. It had 45,373 residents at the 2020 Census and the city describes itself as 90% residential in land use. I-65 is its major direct commuting route. What are Brentwood’s large-lot zoning districts? The city’s estate and large-lot residential districts are AR with a 3-acre minimum lot, R-1 Large Lot with 2 acres and R-2 Suburban with 1 acre. Confirm the district for an address with Planning and Codes, because the zoning chapter is Chapter 78 of the Code of Ordinances. What is Brentwood’s Hillside Protection overlay? It is an overlay district for land at 850 feet of elevation or more that restricts land disturbance and tree cutting. The Brentwood 2030 Plan says it was adopted in 2007. Check whether a parcel is inside it before planning construction. Do Brentwood homes use grinder pumps? Many do. Brentwood contracts with Metro Nashville to treat its wastewater, and the city says many homes use low-pressure sewer with grinder pumps. Ask the seller who owns and maintains the pump and request its service history. How much is Brentwood’s property tax? The city rate is \$0.19 per \$100 of assessed value for 2026 (fiscal year 2026-27), which the city calls the same effective rate for the 36th year in a row, and the Williamson County Trustee bills it with the county tax. The county’s 2026 page lists \$1.30 per \$100 county-wide, so the combined rate is \$1.49 per \$100 on those figures. Residential property is assessed at 25% of appraised value. Does ABODE International Realty work in Brentwood? ABODE International Realty LLC is licensed in Tennessee as Real Estate Firm 263936, and its Murfreesboro office lists Brentwood among its service areas. Request a consultation to discuss a purchase or sale. ## Sources and notes 1. [U.S. Census Bureau QuickFacts: Brentwood city, Tennessee](https://www.census.gov/quickfacts/fact/table/brentwoodcitytennessee/PST045224). Source for the 2020 Census population and land area. The city’s own “about 42 square miles” is a different measure. Checked October 5, 2026. 2. [City of Brentwood: history](https://www.brentwoodtn.gov/About-Us/History/City-History-Timeline). Incorporation date. Checked October 5, 2026. 3. [City of Brentwood: government](https://www.brentwoodtn.gov/About-Us). The city’s own pages and the state’s municipal directory word the form of government slightly differently (Commission/City Manager). Checked October 5, 2026. 4. [City of Brentwood: Planning and Codes Department (City Hall)](https://www.brentwoodtn.gov/Departments/Planning-and-Codes). City Hall address and ZIP 37027, and the department that oversees planning, building permits and code enforcement. Checked October 5, 2026. 5. [City of Brentwood: FY2026-27 budget](https://www.brentwoodtn.gov/News-articles/Brentwood-City-Commission-Approves-Budget-for-2026-27-Fiscal-Year). Approved rate for FY2026-27. The city’s Property Taxes page still shows an older \$.29 with 2022 examples, so it is out of date. Checked October 5, 2026. 6. [City of Brentwood: FY2027 operating budget](https://www.brentwoodtn.gov/files/assets/city/v/1/finance/budgets/fy-2027-operating-budget.pdf). States the same effective city rate for the 36th year. Checked October 5, 2026. 7. [City of Brentwood: property taxes](https://www.brentwoodtn.gov/Departments/Finance/Property-Taxes). The county Trustee bills and collects the city’s tax, with a city portion and a county portion on the same bill. Checked October 5, 2026. 8. [Williamson County: 2026 property tax rates and calculator (county page)](https://www.williamsoncounty-tn.gov/2211/2026-Property-Tax-Rates-Calculator). County rates by area and city rates for tax year 2026. Checked October 5, 2026. 9. [Williamson County: 2025 property tax rates (county document)](https://www.williamsoncounty-tn.gov/DocumentCenter/View/28580). County rates by area and city rates for tax year 2025, with 2024 comparison rates (Brentwood \$0.29 in 2024). Checked October 5, 2026. 10. [City of Brentwood: zoning districts](https://www.brentwoodtn.gov/Departments/Planning-and-Codes/Planning-Section/Planning-and-Zoning-101). Names the estate and large-lot districts and their minimum lot sizes. Checked October 5, 2026. 11. [Brentwood Code of Ordinances, Chapter 78 (Zoning), on Municode](https://library.municode.com/tn/brentwood/codes/code_of_ordinances?nodeId=PTIICOOR_CH78ZO_ARTIIIDIRE_DIV3LALORE_S78-150DEOPSP). The zoning chapter. This guide describes the rules from the city’s own planning pages and does not quote the code text. Checked October 5, 2026. 12. [City of Brentwood: Ordinance 2024-09 (Chapter 56 revision)](https://www.brentwoodtn.gov/files/assets/city/v/1/engineering/jc-files/17.-chapter-56-ordinance-2024-09_1.pdf). Amends Chapter 56, Article I, Divisions 1 through 4 (stormwater management, erosion control and flood damage prevention). The copy shows a publication date of August 29, 2024; its effective-date clause refers to final passage and publication, so the effective date was not separately confirmed. Checked October 5, 2026. 13. [City of Brentwood: tree regulations](https://www.brentwoodtn.gov/Your-Government/Volunteer-Boards-Commissions/Tree-Board). Tree rules and the Tree Board. Checked October 5, 2026. 14. [City of Brentwood: Historic Commission](https://www.brentwoodtn.gov/Your-Government/Volunteer-Boards-Commissions/Historic-Commission). The commission’s stated purpose and the historic sites in city parks. A historic overlay district was not found. Checked October 5, 2026. 15. [City of Brentwood: short-term rentals (Municipal Code section 78-19(e))](https://www.brentwoodtn.gov/Departments/Planning-and-Codes/Planning-Section/Short-Term-Rentals). Minimum rental period in single-family districts. Checked October 5, 2026. 16. [City of Brentwood: water](https://www.brentwoodtn.gov/Service-Center/Water-Services). City water system and the utility district at the far west end. The same page says the city contracts with Metro Nashville for wastewater treatment and that many homes use low-pressure sewer with grinder pumps. Checked October 5, 2026. 17. [Brentwood 2030 Plan: transportation](https://www.brentwoodtn.gov/files/assets/city/v/1/parks-amp-rec/documents/brentwood-2030-plan-15mb.pdf). Routes named in the plan (October 2016). The plan also says the Hillside Protection overlay was adopted in 2007. Checked October 5, 2026. 18. [City of Brentwood: parks](https://www.brentwoodtn.gov/Service-Center/Parks-Recreation/Parks-Trails-Greenways). The city lists 14 parks. Checked October 5, 2026. 19. [The Governors Club (official site)](https://www.thegovernorsclub.com/). The club describes itself as a private golf club community. Membership is the club’s own. Checked October 5, 2026. 20. [City of Brentwood: Brentwood 2030 Plan](https://www.brentwoodtn.gov/Departments/Planning-and-Codes/Planning-Section/Brentwood-2030-Plan). Comprehensive plan adopted October 2016. Checked October 5, 2026. 21. [City of Brentwood: Williamson County Growth Plan](https://www.brentwoodtn.gov/Departments/Planning-and-Codes/Planning-Section/Brentwood-Urban-Growth-Boundary). The 2001 growth plan set urban growth boundaries for the county’s six cities. Checked October 5, 2026. 22. [City of Franklin: Zoning Ordinance (effective January 13, 2026)](https://web.franklintn.gov/flippingbook/FranklinZoningOrdinance/). Source for Franklin’s Estate Residential district and its 2-acre minimum lot size. Checked October 5, 2026. 23. [Cool Springs, Tennessee (Wikipedia)](https://en.wikipedia.org/wiki/Cool_Springs,_Tennessee). Secondary source. It describes Cool Springs as having its northern part in Brentwood and the rest in Franklin; neither city confirms its informal bounds. Checked October 5, 2026. 24. [Revenue Overview FY26 - Metro Government Finance (nashville.gov)](https://www.nashville.gov/sites/default/files/2025-10/FY26_RevenueOverview.pdf). Checked October 5, 2026. 25. [Property Tax Questions and Answers - Metro Nashville Trustee (nashville.gov)](https://www.nashville.gov/departments/trustee/general-property-tax-questions). Checked October 5, 2026. 26. [City of Brentwood: Crockett Park and Cool Springs House](https://www.brentwoodtn.gov/Service-Center/Parks-Recreation/Parks-Trails-Greenways/Crockett-Park). Brentwood’s Crockett Park is home to the historic Cool Springs House. Checked October 5, 2026.