You only get one shot to make the best choices at the design studio. In Brentwood, where buyers expect smart layouts, quality systems, and timeless curb appeal, the right selections can protect your resale value for years. If you’re building new, you want a plan that fits your life now and sells confidently later. This guide shows you how to prioritize structural options, spend wisely, and time your decisions so you keep flexibility and protect long-term value. Let’s dive in.
What drives resale in Brentwood
Brentwood sits at the top of greater Nashville’s suburban market, and most buyers are looking for well-finished, family-friendly homes with practical layouts and strong curb appeal. That means function, flow, and storage matter as much as style. In higher price tiers, buyers expect features like an open kitchen-to-living flow, a workable home office, and usable outdoor space.
Your goal is to lock the items that are expensive or impossible to change later. Then choose durable, neutral finishes that appeal broadly. Finally, use data on what projects hold value so you don’t overspend where it won’t pay you back.
Prioritize structure first
Structural choices shape how your home lives day to day and how it shows when you list. Focus on these before you spend a dollar on decor.
Floor plan and layout
If you need an extra bedroom, a first-floor suite, or a larger great room, decide that now. These changes are hard to fix after framing. You’ll protect resale by putting function first, like a flexible room that can serve as a home office or playroom. For a simple rule, prioritize structural selections you cannot change later before cosmetics.
Kitchen and pantry
The kitchen sells the home. Maximize counter space, include an island with seating, and add a walk-in pantry if offered. Buyers love a kitchen that works without a future renovation. National benchmarks show midrange kitchen updates have stronger returns than full gut jobs, which supports investing in smart layouts and quality within the existing footprint per the 2025 Cost vs. Value report.
Bathrooms that work
Bath count and placement matter more than ultra-luxe tile. Double vanities, a walk-in shower, and good storage in the primary suite help daily living and resale. If a full bath can be added near a bonus room or secondary bedroom, that often expands your buyer pool. National data also supports practical improvements over major overhauls in terms of payback, aligning with the Cost vs. Value benchmarks.
Outdoor living and curb appeal
First impressions start outside. A covered patio, usable deck, and thoughtful landscaping can elevate both your lifestyle and your listing photos. Exterior projects like garage doors, entry doors, manufactured stone veneer, and decks show unusually high recoup rates in the Cost vs. Value report. That makes outdoor and curb-appeal upgrades smart targets for builder credits.
Parking and garage capacity
In Brentwood, a two-car garage is typical and a three-car or extended garage can set your home apart. Storage and parking are tough to add later. A garage door replacement ranks near the top for return on cost in national data according to Cost vs. Value, which underscores how visible, functional exterior elements influence buyers.
Systems and energy efficiency
Well-specified HVAC, better insulation, efficient windows, and strong electrical capacity are both comfort and marketing points. They also reduce friction for future buyers who want lower operating costs. Select core performance features now, since retrofits are disruptive. Several mechanical and window projects show solid value retention in the Cost vs. Value report.
Storage, mudroom, and laundry
Daily life is easier with a defined drop zone, walk-in pantry, and a well-placed laundry room. These features are consistently shown as buyer favorites in national roundups of features buyers want, like storage and laundry placement. They’re inexpensive to frame in now and tough to add cleanly after the fact.
Finishes and color palette
Paint, cabinet hardware, many lighting fixtures, and window coverings are simple to change after closing. Keep your palette neutral and durable so your home photographs well and appeals to the widest audience. Avoid big markups on purely cosmetic items at the studio and put budget toward function first, as outlined in this new-construction prioritization guide.
Budget smartly for upgrades
A common planning range is to reserve about 5 to 15 percent of the base price for design-center upgrades, with actual spend varying by builder standards and lot premiums. That range comes from industry guidance summarized here: set a realistic upgrade budget and stick to it. If you’re building at a higher price point, you may choose to invest more in layout, systems, and outdoor living.
Use national medians from the 2025 Cost vs. Value report to sense-check builder pricing. While it is a national benchmark, it can help you compare the relative payback of exterior projects, minor kitchen remodels, and other popular choices.
Consider applying builder credits to:
- Structural items like a covered patio, added bath, or expanded garage.
- Kitchen and bath core features such as cabinet quality and quartz counters.
- Whole-house needs like EV charging rough-in, extra outlets, or upgraded insulation.
Timing and the design process
Many builders require you to finalize structural selections at contract or soon after, then complete finish choices at the design studio before framing and rough-ins. Understanding the sequence helps you avoid delays and lock the items that affect permits. Review a typical design-studio timeline and milestones so you arrive prepared with your must-have list and budget.
During construction, plan to attend the pre-drywall and final walkthroughs, since these are the best times to verify framing, electrical, and finishes before they are concealed or you close. Large builders outline these checkpoints in their pre-drywall and final walkthrough guidance. If a selection would alter permitting or inspections, confirm the deadline in writing and check the city’s Brentwood permitting and codes information for general context on process.
Know the payment impact
Financing upgrades increases your monthly payment. For example, rolling an extra 20,000 dollars of upgrades into a 30-year loan at a 6.5 percent fixed rate raises the payment by roughly 126 dollars per month. Run your exact numbers with a reliable mortgage payment calculator before you commit to large design-center spend.
Common mistakes to avoid
- Overspending on high-markup cosmetics at the studio instead of core function and durability. See the new-construction buyer checklist for how to sequence choices in this prioritization guide.
- Delaying structural decisions that may be required for permits. Many of these must be finalized early in the process per large-builder design and milestone timelines.
- Underestimating the monthly impact of financing upgrades. Always test scenarios with a mortgage payment calculator.
- Forgetting simple rough-ins, like EV charging or extra garage outlets, that are cheap now and costly later.
- Skipping the pre-drywall walkthrough, where layout, wiring, and plumbing can still be corrected, per builder walkthrough guidance.
- Missing the 11-month warranty walk, which many buyer guides recommend to capture fix items within the builder’s first-year warranty. A reminder appears in this new-construction process guide.
Quick Brentwood upgrade checklist
Focus here first to protect resale:
- Floor plan: correct bedroom and bath counts, plus a first-floor suite if you want multigenerational appeal.
- Kitchen: island seating, good work zones, and a walk-in pantry.
- Outdoor living: covered patio or deck, and a tidy, level yard.
- Parking: at least a two-car garage, consider a three-car or extended bay.
- Systems: efficient HVAC, upgraded insulation, adequate electrical capacity.
- Storage: a defined mudroom and a well-located laundry room.
- Finishes: durable main-floor flooring and neutral, classic palettes.
Work with a local advocate
Brentwood’s upper-tier market rewards thoughtful planning. A seasoned local advisor can help you compare builder inclusions, assess resale impact by neighborhood and price band, and steer credits to the highest-value items. If you want help sorting structural options, studio pricing, and timelines, connect with Susan Gregory for a focused, high-touch consultation.
FAQs
Which design-center upgrades add the most resale value in Brentwood?
- Structural layout, kitchen function and pantry, added baths, covered outdoor living, and garage capacity typically offer the strongest appeal, with exterior projects and midrange kitchen updates supported by the Cost vs. Value report.
How much should I budget for design-center upgrades?
- A common planning range is 5 to 15 percent of the base price, adjusted for your builder’s standards and lot premiums, per this new-construction budgeting guide.
When are selections due for a new Brentwood build?
- Structural choices are often due at contract and finishes before framing, with key checkpoints at pre-drywall and final walkthroughs per large-builder design studio timelines.
Do outdoor upgrades really help resale in Brentwood?
- Yes, curb appeal and usable outdoor space are major first-impression factors, and exterior projects like garage and entry doors show high recoup rates in the Cost vs. Value data.
How will financing upgrades affect my payment?
- Adding 20,000 dollars at 6.5 percent for 30 years increases the payment by about 126 dollars per month; confirm your exact numbers with a mortgage payment calculator.
