9905 Amarosa Ct, Brentwood, TN 37027
9905 Amarosa Ct, Brentwood, TN 37027, Pending at $2,410,951 ($442/sq ft). 5 bd · 5.5 ba (5 full, 1 half) · 5,458 sqft · $442/sqft · 1.18 ac.
9905 Amarosa Ct, Brentwood, TN 37027, Pending at $2,410,951 ($442/sq ft). 5 bd · 5.5 ba (5 full, 1 half) · 5,458 sqft · $442/sqft · 1.18 ac.
Pending · $2,410,951
MLS #3135977 · listed February 26, 2026 · 0 days on market · updated October 20, 2026
5-bed, 5.5-bath home at 9905 Amarosa Ct in Calistoga, Brentwood, 5,458 sqft, $2,410,951 ($442/sqft), by Onward Real Estate.
Status: this home is currently under contract, per Realtracs as of October 20, 2026.
9905 Amarosa Ct is a 5-bedroom, 5.5-bath home in Brentwood, TN 37027, offered at $2,410,951, about $442/sq ft across 5,458 sq ft.
At $442/sq ft, this home is about 3% above the Calistoga median list price per square foot of $429.
Recently sold in Calistoga: 10 comparable homes from $1,949,900 to $2,722,837, a median of $445/sq ft; this listing at $442/sq ft is about 1% below recent sold prices.
Market read: the Calistoga market is seller-favored as of October 17, 2026, at about 2.4 months of inventory; recent sales have closed near 99% of list in the 12 months to October 21, 2026.
All-in, about $15,154/mo at 20% down (7.46% 30-year fixed).
Beyond principal and interest, the recurring carrying costs on this home (property tax, insurance, and HOA) run about $1,721/mo, roughly 11% of the all-in monthly payment.
At the current 7.46% 30-year jumbo rate, principal and interest on this home runs about $13,433/mo; at the 6.85% rate of about three months ago it would be roughly $12,638/mo, so monthly P&I is about $795 higher now.
School zone: assigned to Jordan Elementary School, Sunset Middle School, Nolensville High School. Attendance zones can change; verify current assignment with the district.
Next step: ask Grant Hammond anything about 9905 Amarosa Ct (comps, HOA, tours) and he replies personally, usually same day.
Analysis by Grant Hammond, Compass RE. Figures as of November 12, 2026. Realtracs via IDX.
This is a standard residential home, not a permitted short-term rental.
More context: homes for sale in Brentwood.
Pre-Sale of a custom Westchester II plan - Welcome to Calistoga, where elegance meets modern comfort in this stunning Westchester II plan by Turnberry Homes. Nestled on a sprawling 1.18 Acre homesite, this residence is designed for those who love to entertain and live beautifully. Step into the elegant living room, where a grand fireplace and custom built-ins create a warm, inviting ambiance. The hearth room with vaulted ceilings and fireplace adds a cozy touch, perfect for gatherings. A butler's serving bar elevates entertaining to an art form. The main-level study offers a quiet retreat, while the private guest suite with a full bath and closet provides ultimate comfort for visitors. The private friend's entrance adds a thoughtful touch of convenience. Upstairs, the dream bonus/media room is the ultimate escape, featuring an additional finished out storage room to be used as a bourbon tasting room. The laundry room, filled with cabinetry and a built-in sink, ensures effortless organization. Outside, the covered porch with a fireplace extends your living space into the fresh air, offering the perfect setting for year-round enjoyment. With premium homesites, incredible included features, and the opportunity to personalize your finishes, Calistoga is your next place to call home. Don't wait, homesites are selling fast.
Listing remarks via the Realtracs Internet Data Exchange.
Complete reported fields for 9905 Amarosa Ct (reference).
| Date | Event | Price | Change |
|---|---|---|---|
| Price change | $2,410,951 | +$53,929 (+2.3%) | |
| Price change | $2,357,022 | +$169,622 (+7.8%) | |
| Listed | $2,187,400 | ||
| Under contract |
Listed February 26, 2026, this listing was on the market 0 days before it went under contract. It was originally listed at $2,187,400; the last asking price was $2,410,951 (+10.2%). It has been under contract since February 26, 2026.
Estimated monthly ownership for 9905 Amarosa Ct at $2,410,951: principal & interest, property tax, insurance, and HOA. Estimate only; not a loan offer.
| List price | $2,410,951 |
|---|---|
| HOA dues | $130 / mo |
| Property tax basis | Assessed value × 25% (TN residential ratio) × the Williamson County rate |
Estimated total monthly payment for 9905 Amarosa Ct is about $15,154/mo, 20% down on a 30-year fixed at 7.46% (a jumbo loan), including principal & interest $13,433, estimated property tax $748, homeowners insurance $843, and HOA dues $130. Estimate only; not a loan offer.
| Principal & interest | $13,433/mo |
|---|---|
| Property tax (est.) | $748/mo |
| Homeowners insurance (est.) | $843/mo |
| HOA dues | $130/mo |
| Estimated total | $15,154/mo |
Assumes 20% down, 30-year fixed at 7.46% (Mortgage News Daily, as of November 12, 2026). Property tax uses the Brentwood, Williamson County rate at the 25% TN residential ratio. Estimate only; not a loan offer or appraisal. Enable JavaScript to adjust down payment, term, loan type, and rate.
| 30-year rate | Principal & interest | Est. total / mo | vs current |
|---|---|---|---|
| 6.46% | $12,140/mo | $13,861/mo | -$1,293/mo |
| 6.96% | $12,780/mo | $14,501/mo | -$653/mo |
| 7.46% | $13,433/mo | $15,154/mo | current |
| 7.96% | $14,099/mo | $15,820/mo | +$666/mo |
| 8.46% | $14,776/mo | $16,497/mo | +$1,343/mo |
Principal & interest on a 30-year fixed at 20% down ($1,928,761 loan), with property tax, insurance, and HOA held constant at $1,721/mo. Current 30-year fixed 7.46% (Mortgage News Daily, as of November 12, 2026). Estimate only; not a loan offer.
Owning 9905 Amarosa Ct runs about $15,154/mo all-in, from the payment estimate above. Whether buying beats renting turns on how long you stay, how fast prices and rents move, and the rent you would otherwise pay. Turn on JavaScript to model those assumptions and find the year buying pulls ahead.
Method: net cost to own equals down payment plus about 3% closing plus payments made, minus equity built (principal paid and appreciation) and about 7% exit costs, measured against cumulative rent. Broker commissions are not set by law and are fully negotiable. Estimate only; not financial advice.
| Metric | This home | Calistoga active | Recently sold |
|---|---|---|---|
| Price / sq ft | $442 | $429 median | $445 median |
| Price position | 76th pctile | +3% vs median | ~99% of list |
| Calistoga vs Brentwood 37027 area | - | +8% | - |
| Recent closings | - | - | 10 sales |
This listing beside the active Calistoga market and recent recorded closings. Computed by Grant Hammond from Realtracs via IDX, as of November 13, 2026.
Among the 14 active homes in Calistoga, this home at $442/sq ft falls in the 76th percentile on price per square foot.
Prices per square foot in Calistoga run about 8% above Brentwood 37027 area.
Taken together, this home is priced toward the higher end per square foot for Calistoga.
Computed by Grant Hammond from 14 Calistoga comparables (Realtracs via IDX), as of November 13, 2026, refreshed weekly.
Median list price per square foot for active single-family homes by high-school attendance zone. Attendance zones cross city mailing lines; this is a price comparison, not a rating.
| High-school zone | Median $/sq ft |
|---|---|
| Brentwood | $367/sq ft |
| Ravenwood | $351/sq ft |
| Franklin | $349/sq ft |
| Independence | $338/sq ft |
| Fred J. Page | $327/sq ft |
| Centennial | $306/sq ft |
| Nolensville | $300/sq ft |
| Summit | $271/sq ft |
| Fairview | $261/sq ft |
Computed by Grant Hammond from active Williamson County listings (Realtracs via IDX).
| Active listings | 2 in Calistoga |
|---|---|
| Recent absorption | about 0.8 sales / mo |
| Months of inventory | 2.4 months, a seller-favored market (tight supply) |
Over the past 12 months, homes in Calistoga sold at about 99% of list price.
Recorded sales in Calistoga: 10 in the past 12 months.
Supply-side and recent-sale context for Calistoga. Sale figures are trailing 6/12/24-month medians of recorded Calistoga closings. Source Realtracs via IDX, as of October 17, 2026.
9905 Amarosa Ct sits in Calistoga, Brentwood, Williamson County.
In Calistoga, homes there are priced around $429 per square foot; inventory is running at about 2.4 months, a seller-favored market; recent sales closed near 99% of list price; 10 sales have been recorded in the past year.
Neighborhood housing-market facts computed by Grant Hammond from Realtracs via IDX, as of October 21, 2026.
Approximately 16 miles from downtown Nashville (straight-line distance).
9905 Amarosa Ct is zoned for Jordan Elementary School, Sunset Middle School, Nolensville High School. Attendance zones and enrollment change, confirm current zoning with the Williamson County Schools district before relying on it.
Get the full details, recent comparable sales, and any off-market options for 9905 Amarosa Ct - plus tour times if you want them. Grant Hammond, Compass RE, replies personally, usually the same day.
Comparable listings near 9905 Amarosa Ct, by price and size.
Listed by Susan Gregory, Onward Real Estate. Properties marked with the MTRMLS logo are provided courtesy of the Realtracs Internet Data Exchange Program. Information believed accurate but not guaranteed. IDX by Diverse Solutions.
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Brentwood TN home prices over the trailing six months: 461 closings, a $1,320,000 median, and a build-era split from $373K established resales to $4.32M new construction. A broker's data read, with live market stats, current MLS listings, and how Brentwood compares to Franklin.
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Governors Club Brentwood homes for sale include luxury estate properties located in a gated Arnold Palmer golf community in Brentwood Tennessee just south of Nashville in Williamson County.
As of the latest update (November 12, 2026), 9905 Amarosa Ct, Brentwood is under contract and no longer being shown, per Realtracs. Contact Grant Hammond, Compass RE, for current availability.
9905 Amarosa Ct was listed on February 26, 2026 and went under contract on February 26, 2026, after 0 days on the market, per Realtracs.
Yes. It was originally listed at $2,187,400; the asking price is now $2,410,951 (+10.2%).
9905 Amarosa Ct, Brentwood is listed at $2,410,951, about $442 per square foot across 5,458 square feet.
5 bedrooms and 5.5 bathrooms (5 full, 1 half).
About $442 per square foot ($2,410,951 across 5,458 sqft).
9905 Amarosa Ct, Brentwood was built in 2026.
Yes, 3 garage spaces, per the listing.
HOA dues are $130 per month, as listed.
9905 Amarosa Ct, Brentwood is in the Calistoga subdivision of Brentwood.
About $15,154 a month with 20% down on a 30-year fixed at 7.46%, principal and interest $13,433, estimated property tax $748, insurance $843, and HOA $130. Estimate only; not a loan offer. Adjust the down payment, term, loan type, and rate in the financing calculator on this page.
9905 Amarosa Ct, Brentwood is zoned for Jordan Elementary School, Sunset Middle School, Nolensville High School. Attendance zones and enrollment change, verify current zoning with the Williamson County Schools district.
No, 9905 Amarosa Ct, Brentwood is a standard residential home, not a permitted short-term rental. Ask Grant Hammond about STR-eligible inventory if that is your goal.
Request a time using the tour form on this page (in-person or a live video walkthrough), or call or text Grant Hammond, Compass RE, at (615) 945-7123. Most showings are confirmed within 24 to 48 hours.
Grant Hammond, Compass RE, can prepare and present your offer, walk you through price, contingencies, and timeline, and represent you through closing. Start with the form on this page or call (615) 945-7123. Broker fees are not set by law and are fully negotiable.
Yes. This page shows the full photo set and reported MLS fields; contact Grant Hammond, Compass RE, for a disclosure packet, recent comparable sales, and any off-market options.
Grant Hammond, Compass RE (TN Broker), with 25+ years and $1B+ in Middle Tennessee sales and hundreds of millions in luxury closings. Use the tour or question form on this page.
At about $442 per square foot, 9905 Amarosa Ct, Brentwood ranks in the 76th percentile of active Calistoga listings by price per square foot, roughly 3% above the Calistoga median; recent comparable sales in Calistoga closed near $445 per square foot. This is comp-based analysis by Grant Hammond, Compass RE, not an appraisal.
The Calistoga market is currently seller-favored (tight supply), at about 2.4 months of inventory; recent sales have closed near 99% of list price over the past year, per Realtracs as of October 17, 2026.
Thinking of selling in Calistoga?
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