Brookhaven's luxury segment is not one market. Ashford Park, Drew Valley, Historic Brookhaven, and the Peachtree corridor behave differently enough that a single average price per square foot obscures more than it reveals.
The most consequential variable in Ashford Park and Drew Valley remains lot value. When a builder pays a number for a teardown, that number becomes the floor for the finished residence — and it prices out of the neighborhood's historic comps almost immediately.
For sellers of original homes, this means the buyer pool includes builders as well as families, and those two buyers value the property on entirely different math. Understanding which buyer you are pricing for is the single highest-leverage decision in the process.
For buyers of finished new construction, the question is whether the specification supports the price. Envelope, mechanical systems, window packages, and framing quality do not appear in listing photos but define what the home costs to own.