BERG Construction's proposed condominium community at the southeast corner of Lilly Road and Hampton Avenue would add 34 new homes to Brookfield. The developer's own application expects six of them to be finished in the first year. Most of the coverage has focused on the price, an estimated $600,000 to $700,000 per finished unit. For a Brookfield homeowner thinking about trading a house for something low-maintenance, the schedule is the harder number to plan around.
Here's the problem. In August 2026, the typical metro Milwaukee listing went from signed listing contract to accepted offer in 19 days, according to the Greater Milwaukee Association of REALTORS®. The house you sell can move in weeks. The condo you might buy next would be built over years.
The Schedule Written Into the Application
BERG's September 3, 2026 rezoning application assumes a four-year build-out. It also says the pace could be faster depending on market demand.
| Build-out year | Completed condos, cumulative | Added that year |
|---|---|---|
| Year 1 | 6 | 6 |
| Year 2 | 16 | 10 |
| Year 3 | 26 | 10 |
| Year 4 | 34 | 8 |
The application doesn't give a construction start date, and the project isn't approved yet. So "year one" is a planning assumption, not a date on a calendar. What the table does show is scarcity at the front end. Six finished homes in the first year is a short list for a city the size of Brookfield.
BERG's history points to real demand for this kind of product. The company's development arm lists Overstone in Lannon, a 172-unit condo community, and Bella Vista in Menomonee Falls, a 28-unit community, as fully sold. If that pattern holds on Lilly Road, the first phase is the one most likely to draw a line of interested buyers.
What the City Is Being Asked to Approve
The plan calls for 17 detached duplex buildings, two units in each, on an 11.05-acre vacant parcel at 4620 Lilly Road. The design details describe the kind of home the plan is meant for:
- Exteriors of brick, stone and fiber-cement siding under unified architectural controls
- A pergola gathering area, open space and a walking trail inside the community
- Two enclosed garage spaces and at least two driveway spaces per unit, plus 10 guest spaces, for 146 spaces in total
- A public multi-use path along the east side of Lilly Road and the south side of Hampton Avenue, which fills in part of the city's bikeway plan
The density is low for a condo project. Brookfield's 2050 Comprehensive Plan designates the site "Housing Focused – Medium Density," which typically means 2 to 6 units per net acre. BERG's plan comes in at 3.44, and the draft ordinance caps it at 3.5. The site is zoned M-1 today. The applicant says conventional M-2 zoning could support the same density and housing type, but it is asking for a Planned Development District instead. That would allow a private road, shared utilities, coordinated building placement and common amenities.
That density explains both the price and the pace. Thirty-four units spread across nearly ten net acres, with open-space and landscaping minimums, is a quieter kind of community. It also leaves the developer few units to sell, and phasing them out over time matches construction to demand.
Where the Approval Process Stands
The process so far has followed a set order:
- September 3, 2026. BERG files its PDD application.
- September 16, 2026. The city holds an open-house neighborhood information meeting at City Hall.
- October 20, 2026, at 7:45 p.m. The official notice sets a public hearing before the Brookfield Common Council. The same notice covers a city request to rezone part of an abutting city-owned outlot along the Butler Ditch environmental corridor to Conservancy.
- November 9, 2026. The draft ordinance in the hearing packet refers to a Plan Commission meeting on this date and leaves the commission's recommendation blank.
BizTimes reported the proposal on October 5. Until the Plan Commission and Council act, every date in the build-out table stays hypothetical.
Why the Rest of Brookfield's Pipeline Leans Toward Renters
Lilly Road gets attention partly because the larger residential projects around it are rentals. In February 2026, city staff recommended a PDD rezoning for Brookfield Reserve Phase 2. Fiore Companies and Atlantic Residential have proposed up to 210 apartments at 450 N. Sunny Slope Road in the Bishops Woods area, replacing an office building. In September 2025, the Milwaukee Journal Sentinel reported that The Flats, a 203-unit apartment building in a Brookfield office park, was getting ready to open. The 278 apartments planned for The Corners' West End are in the Town of Brookfield, a separate municipality from the City.
Apartments give a downsizer a place to land. They don't give equity a place to stay. That gap is what GMAR keeps pointing to. Its October 13 release says additional condominiums, townhomes and single-family houses would give buyers more options. It also names older homeowners looking for housing that better fits their changing needs as part of the demand.
The Sale Side of the Equation
The other half of a downsizing move is the house you already own. Waukesha County's numbers show a market that is busy without getting more expensive.
In September 2026, Waukesha County recorded 459 sales, up 4.6% from a year earlier, and 574 new listings, up 3.8%, according to GMAR's September release. From January 1 through September 30, 2026, the county's average sale price was $577,348, down 0.1% from the same period in 2025. Over the same nine months, the four-county metro average rose 4.5% to $492,400. Metro inventory in September was 3.4 months, or 1.9 months once listings with accepted offers were set aside.
Put those numbers next to the Lilly Road estimate. The county average covers all of Waukesha County, not Brookfield alone, so it's a reference point rather than an appraisal. Still, a new unit at $600,000 to $700,000 sits above that average. Many downsizers expect to move into something smaller and pocket the difference. For a typical county sale, this would be a move at about the same price or higher. With prices flat through the third quarter, waiting a year to sell isn't likely to change that much.
Supply is still tight enough that a well-presented house can attract offers quickly. Speed and price are where a seller has some control. The arrival date of a condo that hasn't been approved is outside anyone's control.
Planning Around a Phased Condo
A downsizer who wants a Lilly Road unit, or anything like it, is really managing two timelines. A few practical points follow from the record so far:
- Watch the November 9 Plan Commission meeting. The draft ordinance ties that date to the commission's recommendation, and it's the next real signal on whether the project moves forward.
- Ask which phase a unit belongs to. With six homes planned in year one and 34 at full build-out, the phase sets your move-in date more than the contract date does.
- Separate what's known from what isn't. The application doesn't give unit square footage, architectural style or basement details. It says condominium association documents will cover long-term care of the naturalized areas, but it doesn't spell out what the association maintains for each home. Those are the details that make "low-maintenance" mean something specific.
- Decide your sale timing on purpose. Selling early locks in today's market but may leave a gap before a new unit is ready. Selling later keeps you in your home but leaves your price exposed to whatever the market does over a longer stretch.
Association documents, purchase contracts for homes not yet built, and plans for bridging two transactions all carry terms that differ from deal to deal. This post is general information, not legal, tax or financial advice. Please confirm your own situation with an attorney, tax advisor or lender.
Questions Brookfield Downsizers Ask About Lilly Road
Is the Lilly Road condo community approved? Not as of the hearing packet. The Common Council hearing was set for October 20, 2026, and the draft ordinance points to a Plan Commission meeting on November 9 with the recommendation left blank.
Who is building it? BERG Construction Co., LLC, based on Gateway Road in Brookfield, with Marv Berg as president.
Will the new path be open to the public? The proposal includes a public multi-use path along Lilly Road and Hampton Avenue, offered as the community benefit tied to the PDD.
If you're weighing a Brookfield house sale against a condo that may arrive in phases, I'm glad to go over the timing with you, including when to list, how to price, and what to ask a developer before you commit. Karen Larson has spent more than four decades helping Southeastern Wisconsin homeowners make moves like this on their own schedule. Let's Connect.
