What’s the average price per sq ft for Brookhaven luxury homes in 2025?

Question & Answer: What’s the average price per sq ft for Brookhaven luxury homes in 2025? The overall Brookhaven market saw a median listing price per square foot around $283 in September 2025, while adjacent Buckhead posted about $321. In Brookhaven’s premier enclaves—think Historic Brookhaven or Ashford Park—luxury properties can command $550+ per square foot. Your exact number will depend on lot size, architectural pedigree, finishes and the micro‑neighborhood, so use price‑per‑foot as one data point rather than a definitive valuation.

Understanding price per square foot

Price per square foot (PPSF) is a simple calculation: the total sale price divided by the livable square footage. Buyers and sellers often use it to compare homes of different sizes and to gauge value across neighborhoods. In an area like Brookhaven—where estates range from renovated 1940s bungalows to newly built modern mansions—PPSF can vary dramatically. A home’s finish quality, lot size, privacy, location and historical significance all influence the ultimate PPSF, so it’s best viewed as a benchmark rather than the sole basis for pricing.

Brookhaven’s 2025 market snapshot

According to Realtor.com, the median listing home price in Brookhaven was about $649,900 in September 2025. The median listing price per square foot was $283 and the median sold price was around $640,000. Homes spent roughly 53 days on the market and sold for close to their list price, reflecting a continued seller’s market. For context, nearby Buckhead recorded a median listing price per square foot of $321 and a median listing price of $500,000, with homes selling about 3% below list on average.

Brookhaven’s median PPSF of $283 combines starter condos and luxury estates. To understand luxury pricing, you must drill into the micro‑neighborhoods where amenities, school zones and architectural prestige justify a higher price tag.

Historic Brookhaven: where PPSF leaps into luxury territory

Historic Brookhaven sits at the intersection of Brookhaven and Buckhead and remains one of Atlanta’s most coveted addresses. Homes here range from the mid‑$800s to over $2 million and often occupy large, manicured lots along tree‑lined streets. According to the Justin Landis Group, recent sales show the average price per square foot around $559.55—nearly double Brookhaven’s overall median. The median list price is roughly $2.65 million and properties tend to stay on the market around 114 days.

This price premium reflects not only square footage but also historical charm, membership in the Capital City Country Club, and proximity to top private schools. Many homes are renovated or custom‑built with high‑end finishes, spacious outdoor rooms and guest suites, attributes that drive up PPSF. Buyers are not just paying for bricks and mortar; they’re buying into an exclusive lifestyle.

Other Brookhaven micro‑neighborhoods

Beyond Historic Brookhaven, price per square foot varies widely across the city’s other neighborhoods:

• Ashford Park: This family‑friendly area features renovated ranches, new craftsman builds and walkability to Brookhaven Village. While precise PPSF data is scarce, recent sales often exceed the citywide median; it’s common to see renovated cottages approaching the mid‑$300s per square foot. Homes in Ashford Park commonly list between $800,000 and $1.5 million, with high demand for modern finishes and good schools.
• Drew Valley: Known for smaller homes and new construction, Drew Valley attracts young professionals looking for value close to the city. New builds can command PPSF in the high $300s due to modern amenities and efficient layouts.
• Brookhaven Village: The commercial heart along Dresden Drive features townhomes and condominiums above retail. Units here trade at a higher PPSF (often $350–$450) because buyers pay a premium for walkability to restaurants, shops and the MARTA station.

Remember: these numbers illustrate trends, not absolutes. Two homes across the street from each other can differ by more than $100 per square foot if one has been beautifully updated and the other needs work.

Factors influencing PPSF for luxury homes

Price per square foot rises with each layer of quality and rarity. In Brookhaven luxury markets, several factors push PPSF above the general median:

• Condition and capital improvements: Turnkey kitchens, spa‑like primary suites, new HVAC systems and roofs, and resort‑style outdoor living spaces command premiums. Renovated homes with these features require little immediate investment from buyers, justifying a higher price per square foot.
• Lot size and location: Larger, flatter lots (especially those with room for pools and level play areas) drive up PPSF. Proximity to Brookhaven Village, Ashford Park elementary, the Peachtree Creek Greenway or the Capital City Country Club also adds value. Homes on quiet, tree‑lined streets fetch more than those on busier thoroughfares.
• Architectural pedigree: Historic homes by noted architects like Hal Hentz or Neel Reid often sell at higher PPSF because of their craftsmanship and scarcity.
• Energy efficiency and smart upgrades: Luxury buyers increasingly value low operating costs and modern technology—think energy‑efficient windows, smart thermostats and EV‑ready garages. These improvements can boost PPSF relative to similar homes without them.
• Micro‑market dynamics: Supply and demand shift by neighborhood. Brookhaven overall had roughly 4.7 months of supply in mid‑2025, keeping upward pressure on prices. In Historic Brookhaven, limited turnover and steady demand allow sellers to set higher per‑foot pricing.

How to use PPSF when pricing your luxury home

While PPSF can help gauge whether your target price is in the right ballpark, it’s best used alongside a detailed analysis of comparable sales, current competition and unique features. Here’s how to approach it:

1. Choose true comparables: Compare your home to those with similar square footage, architectural style, lot size and upgrades. For instance, a renovated 4,000 sq ft home on a half‑acre lot in Historic Brookhaven isn’t comparable to a 3,000 sq ft cottage in Ashford Park.
2. Adjust for features: Add or subtract value for significant differences such as a pool, finished basement, guest suite or oversized garage. Homes with outdoor rooms or EV‑ready garages align with what Brookhaven luxury buyers seek.
3. Analyze recent sales and listings: Look at both sold PPSF and active listing PPSF. If current listings are priced well above recent sales, the market may be softening; if they’re selling faster at higher PPSF, conditions may favor sellers.
4. Work with a local expert: Price per square foot is just one metric. Seasoned agents like Judy Jernigan combine PPSF analysis with knowledge of micro‑market momentum, buyer preferences and negotiation tactics.

Market outlook for 2025 and beyond

Brookhaven’s luxury home values have remained resilient despite shifting mortgage rates. Heather Cummings’ 2025 forecast anticipates annual price appreciation of 4–7% due to limited inventory, strong demand and in‑migration of affluent buyers. With large equity positions and cash on hand, high‑end buyers often pay cash or put down hefty deposits to avoid today’s higher mortgage rates. This continues to support high PPSF for well‑located homes with premium finishes.

However, rising property taxes and higher construction costs could moderate growth. Buyers may scrutinize outdated properties more closely, putting pressure on sellers to invest in key updates. Homes that combine timeless style with modern convenience will attract the highest PPSF and sell faster than those needing significant work.

Expert insight: Judy Jernigan’s approach

As team lead of Sage & Grace Realty Group and founding partner of The Agency Atlanta, Judy Jernigan brings decades of negotiation and marketing experience. Growing up in her family’s antique shop taught her how to find hidden value and advocate for clients. Her 20‑year corporate background in media and live television translates into broadcast‑quality marketing. Judy’s parents were teachers, so she naturally steps into the role of educator—guiding you through each step of pricing, prepping and negotiating your sale.

One past client wrote in a Google review: “Judy’s pricing strategy and market knowledge helped us sell quickly and over asking.” Reviews like this underscore why working with a local expert is essential when interpreting PPSF and other market data.

Ready to maximize your Brookhaven sale?

If you’re considering selling a luxury home in Brookhaven, Buckhead or North Atlanta, begin with a personalized market analysis. Judy Jernigan and the Sage & Grace team will assess your property, evaluate comparable sales and recommend strategic updates that boost your price per square foot. Book a chat to discuss your goals, or explore insights on the How to Sell Your Atlanta Home with Sage & Grace podcast. For more details on Brookhaven and nearby neighborhoods, browse the Brookhaven and Buckhead neighborhood pages or read related blogs such as How do appraisals differ for luxury properties in Brookhaven–Atlanta?, What upgrades actually increase resale value in Brookhaven luxury homes? and Do luxury home buyers in Brookhaven pay cash more often?. Follow Sage & Grace Realty on social media for neighborhood updates and behind‑the‑scenes stories.