Brentwood, TN · Williamson County · ~47,000 Population · No Rent Control · TCA §66-35-101 Preemption (2023) · Tractor Supply Company HQ · Maryland Farms Business Park · Top-Ranked Schools · 14-Day Pay-or-Quit · No Deposit Cap · 30-Day Return · Williamson County General Sessions Court (Franklin)
Brentwood TN rent increase 2026 Tennessee has no rent control — TCA §66-35-101 (Public Chapter 256, 2023) prohibits every local government from enacting rent regulation. Brentwood (Williamson County; ~47,000 population; one of the highest-income cities in the US) hosts Tractor Supply Company HQ (5401 Virginia Way; ~700–900 corporate staff) and borders Franklin’s major corporate campus corridor. No security deposit cap. 14-day pay-or-quit notice (TCA §66-28-505). 30-day deposit return (§66-28-301). Evictions: Williamson County General Sessions Court, 135 Fourth Ave S, Franklin TN 37064.
Brentwood, Tennessee — one of the wealthiest cities in the southeastern United States, with a median household income consistently among the top ten highest of any city in the country — has no rent control of any kind.
Tennessee Code Annotated §66-35-101, enacted as Public Chapter 256 on April 27, 2023, bars the City of Brentwood, Williamson County, and every other local government in Tennessee from enacting any ordinance, resolution, or regulation that limits rent amounts, requires rent stabilization, or establishes rent control. Brentwood landlords may raise rent by any amount at lease expiration with proper notice.
Williamson County’s population exceeds the 75,000-person threshold that triggers the Tennessee Uniform Residential Landlord and Tenant Act (URLTA — TCA §66-28-101 et seq.), meaning the URLTA’s deposit, notice, and entry provisions apply to all residential leases in Brentwood. Key compliance points: 30-day deposit return (§66-28-301), 30-day advance notice for rent increases on month-to-month tenancies (§66-28-512), and 14-day pay-or-quit notice before filing a Detainer Warrant (§66-28-505).
Brentwood TN 2026 rent control status: quick reference
| Question | Answer |
|---|---|
| Rent control in Brentwood? | None. TCA §66-35-101 (2023) prohibits all local rent regulation statewide. |
| Annual increase cap? | No cap. Any amount at lease expiration with proper notice. |
| MTM notice to raise rent? | 30 days advance written notice required (TCA §66-28-512). |
| Security deposit cap? | No cap. Tennessee URLTA sets no maximum deposit amount. |
| Deposit account required? | Yes — §66-28-301(b): separate bank account; disclose bank name + account number within 30 days. |
| Deposit return deadline? | 30 days after tenant vacates with itemized deduction statement (§66-28-301(f)). |
| Non-payment eviction notice? | 14-day notice to pay or vacate (TCA §66-28-505) — tenant may cure within 14 days. |
| Eviction court? | Williamson County General Sessions Court, 135 Fourth Ave S, Franklin TN 37064. |
| Appeal period after judgment? | 10 days to appeal to Williamson County Circuit Court (de novo hearing). |
| Controlling law | TCA §66-35-101; §§66-28-101 to 66-28-521 (URLTA); §66-28-505; §66-28-512 |
Tennessee rent control preemption — TCA §66-35-101 (2023)
“A local government may not enact, enforce, or maintain an ordinance, order, resolution, regulation, or policy that limits the amount of rent or fees charged for the rental of residential property, imposes a fee limit on the rental of residential property, requires rent stabilization, or requires rent control.”
Tennessee Code Annotated §66-35-101 (Public Chapter 256, enacted April 27, 2023)
Tennessee’s 2023 preemption law is among the most comprehensive rent-control prohibitions in the South. The City of Brentwood has never sought to enact rent regulation, and under current law neither Brentwood nor Williamson County has any authority to do so.
Brentwood landlords operate in a fully market-rate environment: no rent board, no annual cap, no registration requirement, no just-cause eviction requirement tied to rent increases, and no administrative process before raising rents. The only binding constraints are the lease term for fixed-term tenancies and the 30-day advance-notice requirement for month-to-month changes under TCA §66-28-512.
Major employers driving Brentwood TN rental demand
Tractor Supply Company
Tractor Supply Company (5401 Virginia Way, Brentwood TN 37027; NASDAQ: TSCO) is the nation’s largest farm and rural lifestyle retail chain, operating more than 2,200 stores across 49 states with annual revenue exceeding $15 billion. The Brentwood corporate headquarters employs approximately 700–900 corporate and technology staff in merchandising, finance, supply chain, marketing, HR, and IT. Tractor Supply is one of Brentwood’s anchor employers, drawing professionals earning $70,000–$250,000+ to Williamson County’s residential market.
HCA Healthcare spillover workforce
HCA Healthcare (One Park Plaza, Nashville TN 37203) — the largest for-profit hospital operator in the United States, with over 180 hospitals in 20 states and revenues exceeding $65 billion — is headquartered just north of Brentwood in Nashville. A substantial portion of HCA’s estimated 5,000–8,000 Nashville-area corporate employees reside in Brentwood and Williamson County, attracted by the school district and low crime. In addition, TriStar StoneCrest Medical Center (Smyrna) and TriStar Centennial Medical Center (Nashville) are HCA facilities that draw clinical and administrative staff to the Williamson/Rutherford County corridor.
Maryland Farms Business Park
Maryland Farms Business Park — a ~200-acre mixed-use office campus straddling the Brentwood/Nashville border along I-65 — hosts dozens of mid-to-large companies including Genoa Healthcare (pharmacy network), Bridgestone Americas (Nashville HQ spillover workforce), Synchrony Financial regional offices, and numerous healthcare IT and financial services firms. Maryland Farms companies collectively employ several thousand professionals who favor Brentwood rentals for the school district, proximity, and lifestyle amenities.
AllianceBernstein
AllianceBernstein (AB; NYSE: AB) relocated its global headquarters from New York City to Nashville in 2019, with over 1,200 employees in the Nashville metro area by 2026. AB’s Nashville workforce — portfolio managers, analysts, traders, and operations staff earning $100,000–$500,000+ — heavily favors Brentwood and Williamson County residential markets for the top-ranked schools, low crime, and proximity to the Nashville financial district.
Williamson County Schools
Williamson County Schools (WCS) is the primary driver of Brentwood’s rental premium. WCS is consistently ranked among the top 5 public school districts in Tennessee and among the highest-performing large districts in the South. Brentwood High School, Ravenwood High School, and Nolensville High School — all in WCS — are among the state’s highest-ranked schools by graduation rate, SAT/ACT scores, and AP enrollment. Families routinely pay 25–50% above comparable Nashville rentals to secure WCS-zoned properties.
Brentwood TN neighborhoods and rental market
Maryland Farms / Brentwood Office Park corridor
The apartment communities near Maryland Farms Business Park and the I-65 / Old Hickory Blvd interchange serve a corporate renter base of finance, healthcare IT, and consulting professionals. These properties see consistent demand from corporate relocatees and short-term lease tenants on corporate housing programs. 2026 rents: 1BR $1,700–$2,600; 2BR $2,200–$3,400.
Established Brentwood SFR (Old Hickory Blvd / Franklin Rd corridor)
The core residential neighborhoods of Brentwood — established subdivisions built 1980s–2000s along Old Hickory Blvd, Murray Lane, and Concord Rd — feature 3BR–5BR single-family homes on large lots, almost entirely owner-occupied but with a meaningful SFR rental segment. Corporate relocation packages frequently include temporary SFR leases at premium rates. 2026 rents: 3BR SFR $2,800–$5,000; 4BR SFR $3,800–$7,500.
Governors Club / luxury new-build
Governors Club is a gated private-golf-club community in Brentwood with executive homes and townhomes. The community and adjacent luxury developments command some of the highest single-family rents in Middle Tennessee. 2026 rents: 3BR $4,000–$8,000; 4BR–5BR estate $6,000–$15,000+.
Rent comparison table
| Submarket | 1BR | 2BR | 3BR |
|---|---|---|---|
| Maryland Farms / Corporate corridor | $1,700–$2,600 | $2,200–$3,400 | $2,800–$4,200 |
| Established Brentwood SFR | — | $2,400–$3,800 | SFR $2,800–$5,000 |
| Governors Club / luxury | — | — | SFR $4,000–$8,000 |
| City North / newer apartments | $1,600–$2,400 | $2,000–$3,200 | $2,500–$3,800 |
Detainer Warrant process — Brentwood / Williamson County
All residential evictions from Brentwood properties are filed at the Williamson County General Sessions Court in Franklin (135 Fourth Ave S, Franklin TN 37064), not at any Brentwood office.
- 14-day pay-or-quit notice: Written notice delivered to the tenant giving 14 days to pay all unpaid rent or vacate (TCA §66-28-505(a)(1)). Tenant payment in full within 14 days ends the eviction action for that episode. Deliver by hand, door posting, or certified mail; retain proof of delivery.
- File Detainer Warrant: After 14 days with no cure, file at Williamson County General Sessions Court. Approximate filing fee: $130–$165 for residential cases. Include the unpaid rent amount and any other damages claimed.
- Service and hearing: The Williamson County Sheriff or authorized process server delivers the Detainer Warrant to the tenant. Hearing scheduled within 6–15 business days. Tenant may file an Answer and appear.
- Judgment and appeal: If the landlord prevails, the judge issues a Judgment for Possession and a money judgment for unpaid rent. The tenant has 10 calendar days to appeal to Williamson County Circuit Court for a de novo hearing.
- Writ and lockout: After the 10-day appeal window with no appeal, the landlord requests a Writ of Possession. The Williamson County Sheriff posts notice and executes the lockout.
Self-help eviction penalty: TCA §66-28-504 prohibits lockouts, utility shutoffs, or property removal without a court Writ. Violation results in actual damages plus three months’ periodic rent awarded to the tenant.
Top 8 Brentwood TN landlord compliance mistakes
- Commingling security deposits. TCA §66-28-301(b) requires a separate dedicated bank account. Brentwood deposits frequently total $5,000–$20,000+ for luxury SFR leases; commingling them with operating funds violates the statute even if the full amount is returned.
- Missing 30-day deposit return deadline. Failure to return or provide an itemized statement within 30 days after vacating forfeits the landlord’s right to retain any portion of the deposit — regardless of actual damage to the property.
- Insufficient rent increase notice. A rent increase notice for a month-to-month tenancy must be served at least 30 full days before the increase takes effect (TCA §66-28-512). Serving 25 days out is legally deficient.
- Filing Detainer Warrant before 14-day cure period expires. Filing before 14 days have elapsed from the notice results in automatic dismissal at Williamson County General Sessions Court.
- Deducting normal wear and tear. Tennessee courts consistently hold that ordinary carpet wear, minor wall scuffs, and standard cleaning in a well-maintained unit cannot be deducted. Document condition with professional move-in/out inspection reports and photographs.
- Unlawful entry. TCA §66-28-403 requires reasonable advance notice (best practice: 24 hours in writing) for inspections, repairs, or showings. Brentwood’s affluent tenant base is more likely to pursue damages for repeated unannounced entries.
- Self-help eviction. Changing locks, removing belongings, or cutting utilities without a court Writ of Possession violates TCA §66-28-504 and exposes the landlord to actual damages plus three months’ rent.
- SCRA compliance for corporate defense workforce. Brentwood’s corporate tenant base includes defense contractors (Lockheed Martin Nashville-area offices; Raytheon consultants; Boeing Engineering) who may have Reserve military obligations. Honor SCRA lease termination rights with a single month’s notice and orders documentation.
Related Nashville metro area rent increase pages
- Franklin TN rent increase 2026 (Williamson County seat; Nissan North America HQ; Cool Springs)
- Hendersonville TN rent increase 2026 (Sumner County; Old Hickory Lake; courthouse in Gallatin)
- Spring Hill TN rent increase 2026 (Williamson/Maury County split; GM Manufacturing)
- Smyrna TN rent increase 2026 (Rutherford County; Nissan Manufacturing Tennessee)
- Murfreesboro TN rent increase 2026 (Rutherford County; MTSU)
- Nashville TN rent increase 2026 (Davidson County; metro core)
Brentwood TN rent increase FAQ
Does Brentwood TN have rent control in 2026?
No. Brentwood has no local rent control, and TCA §66-35-101 (2023) prohibits it statewide. No cap, no rent board, no annual registration requirement. Williamson County operates under pure market-rate rules.
How much can a Brentwood TN landlord raise rent in 2026?
Any amount at lease expiration. No statutory increase cap in Tennessee. Month-to-month tenancy: 30 days advance written notice required (TCA §66-28-512). Fixed-term lease: rent locked for the term; offer renewal at any price at expiration. Fair Housing Act compliance required in all cases.
What are the security deposit rules for Brentwood TN landlords?
No cap on deposit amount in Tennessee. Must be held in a separate dedicated bank account (§66-28-301(b)); disclose bank name + account number within 30 days. Return deposit + itemized deduction statement within 30 days of vacating (§66-28-301(f)). No deductions for normal wear and tear. Failure to comply forfeits all retention rights.
How does eviction work in Brentwood / Williamson County?
14-day pay-or-quit notice (TCA §66-28-505). File Detainer Warrant at Williamson County General Sessions Court, 135 Fourth Ave S, Franklin TN 37064 (NOT in Brentwood). Hearing in 6–15 business days. Judgment → 10-day appeal → Writ of Possession → Williamson County Sheriff lockout. Total uncontested: ~5–8 weeks.
What are the major employers near Brentwood TN?
Tractor Supply Company HQ (~700–900 employees; 5401 Virginia Way), HCA Healthcare spillover workforce (~thousands of Williamson County residents), AllianceBernstein (~1,200+ Nashville metro), Maryland Farms Business Park (dozens of mid-size companies), Williamson County Schools (~6,000+ employees).
What are typical 2026 rent levels in Brentwood TN?
Maryland Farms corridor: 1BR $1,700–$2,600; 2BR $2,200–$3,400. Established SFR: 3BR $2,800–$5,000. Governors Club luxury: 3BR $4,000–$8,000; estate 4BR–5BR $6,000–$15,000+. Brentwood rents are among the highest in Middle Tennessee.
What are the biggest landlord mistakes in Brentwood TN?
Commingling deposits (§66-28-301(b)); missing 30-day return deadline; serving MTM rent increase notice with fewer than 30 days’ advance; filing Detainer Warrant before 14-day cure expires; deducting normal wear and tear; self-help eviction (3× monthly rent penalty under TCA §66-28-504).