Thinking about selling your Brentwood home and wondering which upgrades will really move the needle? You are not alone. Buyers in Williamson County want livable luxury and smart function, and the right features can boost your home’s marketability and final sale price. In this guide, you will learn which improvements matter most, typical costs, and how to prioritize your budget for the strongest impact. Let’s dive in.
Why these features matter in Brentwood
Brentwood attracts professionals and families who value quality-of-life amenities, well-finished spaces, and larger lots. Many buyers prefer homes that feel turnkey with upgraded kitchens, flexible workspaces, and inviting outdoor areas. Remote and hybrid work patterns continue, so dedicated home offices and robust home networks still rank high.
Because many neighborhood lots are generous, you can thoughtfully add outdoor kitchens, covered patios, and even pools, depending on HOA rules and local setbacks. Well-planned improvements that enhance daily living tend to stand out and can help your home compete among move-up and luxury listings.
Chef kitchens that sell
Kitchens are a primary decision driver for Brentwood buyers. You win attention with a functional layout, high-performance appliances, and durable, attractive finishes.
What to include
- Large island with seating and storage
- High-end appliance suite such as Thermador, Wolf, or Viking
- Gas cooktop with double ovens or a professional range
- Quartz or granite countertops and quality cabinetry
- Walk-in or butler’s pantry and strong ventilation
Cost ranges and ROI
- Minor refresh: mid four-figures to low five-figures for refacing, counters, and appliance swaps.
- Major remodel: mid five-figures to low six-figures for layout changes, custom cabinets, and premium appliances.
- Midrange updates often recoup a meaningful portion of cost and increase buyer appeal. Full luxury remodels rarely return dollar-for-dollar but can elevate price positioning in higher tiers.
Local notes
- Confirm gas availability and electrical capacity before selecting appliances.
- Structural changes and major electrical or plumbing work require permits through local building departments.
Outdoor living that extends space
Usable outdoor space is a top priority. Covered areas, outdoor kitchens, and low-maintenance hardscaping can make your home feel larger and more functional.
What to include
- Covered patio or porch with lighting and fans
- Built-in grill, undercounter fridge, and storage
- Composite or wood decks, or stamped concrete patios
- Gas fire pit or outdoor fireplace
- Professional landscaping that is attractive and easy to maintain
Cost ranges and ROI
- Covered patio or modest outdoor kitchen: low to mid five-figures.
- Larger outdoor kitchens and extensive hardscaping: mid five-figures to six figures.
- Decks, patios, and smaller outdoor kitchens often show strong cost recapture and boost perceived square footage.
Local notes
- Mind drainage, grading, and mature trees, which can affect design.
- Check HOA rules, setbacks, impervious-surface limits, and stormwater requirements before you build.
Home offices buyers use
Dedicated or flexible office space remains in demand. The good news is you can create a polished office at a relatively modest cost.
What to include
- Enclosed room with a door for privacy
- Built-ins or storage, quality flooring, and good task lighting
- Sound dampening where possible, such as insulation or door sweeps
- Strong internet infrastructure with Cat6 wiring and ample outlets
Cost ranges and ROI
- Cosmetic and wiring updates: low four-figures.
- Converting a bedroom or bonus room: low to mid four-figures.
- Flexible rooms that can double as a guest room can appeal to more buyers.
Marketing tip
Stage an attractive video-call backdrop and highlight internet speeds and wiring in your listing materials.
EV readiness that signals modern
EV ownership continues to grow among higher-income suburban buyers. A home set up for Level 2 charging sends a strong signal of convenience and future readiness.
What to include
- Dedicated 240V Level 2 charger on a 40A to 60A circuit
- Electrical panel capacity check and upgrades if needed
- Pre-wiring or conduit during other garage work to reduce future costs
Cost ranges and ROI
- Level 2 charger on a suitable panel: roughly $800 to $2,500, depending on site complexity.
- Panel or subpanel upgrades: about $1,500 to $5,000 or more.
- EV readiness is a relatively low-cost upgrade that can help your home sell faster with EV-focused buyers.
Local notes
- Use a licensed electrician and pull required permits and inspections.
- Incentives and utility programs change frequently. Buyers can check current options with local utilities and government programs.
Pool-centric backyards: proceed wisely
Pools can be a lifestyle win for a segment of Brentwood buyers, especially on larger lots in higher-end neighborhoods. They also come with notable costs and ongoing maintenance.
What to include
- In-ground pool type suited to your goals: gunite/concrete, fiberglass, or vinyl
- Surrounding decking, landscaping, and required safety barriers
- Optional pool house or cabana and integrated outdoor living features
Cost ranges and ROI
- Basic fiberglass or vinyl installs: low to mid five-figures.
- Custom concrete plus decking and landscaping: mid to high five-figures and beyond.
- Luxury builds can exceed six figures.
- Pools typically do not recoup full cost on resale. They can position a home at a higher tier if pools are common in the neighborhood.
Local notes
- Expect required pool barriers and fencing and confirm compliance documentation for resale.
- Check grading, stormwater, tree coverage, and HOA restrictions early in planning.
What to prioritize first
Not every upgrade is right for every home. Use this simple order of operations to plan.
- High priority: kitchen updates, outdoor living that expands space, and home office improvements.
- Medium priority: EV readiness and primary suite or bathroom refreshes, based on your price tier and lot.
- Situational: full luxury kitchen overhauls and pools. Consider neighborhood norms and your target buyer segment.
Focus first on projects that reduce buyer friction, like functional kitchen flow and basic systems. Then choose classic, durable finishes and thoughtful design that appeal broadly.
Permits, HOAs, and practical steps
Most structural, electrical, plumbing, HVAC, and pool work needs permits through the city or county. Skipping permits can create closing delays. Many Brentwood neighborhoods have HOAs with design guidelines for exterior structures, pool equipment, and tree removal.
For major projects, get three or more bids and ask for licensing, insurance, references, and recent local project photos. For electrical work, request a written load calculation and a permit plan. Schedule exterior projects well before listing, and line up staging for kitchen updates if you will live through the remodel.
Quick seller checklist
- Review recent neighborhood comps to align features and finishes.
- Tackle must-do repairs before cosmetic upgrades.
- Decide between a kitchen refresh and a full remodel based on comps and budget.
- Verify setbacks, stormwater rules, and HOA approvals for outdoor projects.
- Have an electrician assess panel capacity for EV wiring and provide a quote.
- Get a full, realistic pool estimate including decking, fencing, and landscaping.
- Pull and keep permits, warranties, and invoices for all major work.
- Prepare a buyer info folder with permits, warranties, manuals, and recent utility bills.
How we can help you prepare
If you want the benefits of smart upgrades without managing every detail, you have options. With design-forward guidance and staging, you can target improvements that speak to Brentwood buyers. If you need help covering upfront costs for pre-listing projects, Compass Concierge can front those expenses to streamline your path to market. Professional photography and full MLS exposure help your finished product shine.
Ready to plan your sale? Let’s tailor a strategy for your home, timing, and budget. Connect with Suzy Sells TN to get started.
FAQs
What kitchen upgrades add the most resale appeal in Brentwood?
- Midrange improvements like updated countertops, a high-quality appliance suite, a larger island, and a walk-in pantry often deliver strong buyer appeal without the disruption and cost of a full gut remodel.
How much should I budget for outdoor living upgrades in Brentwood?
- Covered patios or modest outdoor kitchens often run low to mid five-figures, while larger kitchens with extensive hardscaping can reach mid five-figures to six figures, depending on scope and materials.
Is a dedicated home office still important to buyers in Brentwood?
- Yes. Hybrid work remains common, so a quiet, enclosed office with good lighting and strong wiring is a frequent request and a relatively low-cost upgrade.
What does EV-ready mean for my Brentwood home sale?
- EV-ready typically means having a dedicated 240V Level 2 charging circuit in the garage, with adequate panel capacity and proper permitting, which signals convenience for EV owners.
Do pools add value to Brentwood homes?
- Pools appeal to a subset of buyers and can position your home higher in neighborhoods where pools are common, but they usually do not recoup full installation cost and require ongoing maintenance.
Do I need permits or HOA approval for these upgrades in Brentwood?
- Most major work, including structural changes, electrical and plumbing updates, and pools, requires permits, and many neighborhoods require HOA approval for exterior changes. Always confirm requirements before starting work.
