Bluff City, TN—37618
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Bluff City, TN
As of Oct '25, the median home price in Bluff City, TN is $275,000, with a year-over-year change of 1.0%. This indicates that home prices in Bluff City, TN are increasing. According to Zillow, the 1-year price projection is 3.2%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $275,000 | 1.0% |
| Single Family | $277,000 | 1.1% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $195,000 | 0.5% |
3 Bed | $306,000 | 2.7% |
4 Bed | $391,000 | 1.6% |
| 5 Bed | N/A | N/A |
% of Housing Stock
Rental Trends — Bluff City, TN
As of July '25, Rentcast reports the average rent in Bluff City, TN is $1,680, with a year-over-year rent change of -29.7%. Per bedroom, the median rent as of July '25 in Bluff City, TN is 2-bedrooms: $1,370, 3-bedrooms: $1,150, 4-bedrooms: $2,420. The most common rental property sizes in Bluff City, TN are 3-bedroom and 2-bedroom, accounting for 49.8% and 35.4% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,200 | $1,680 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | N/A | N/A |
| 2 Bed Rent | $1,200 | $1,370 |
| 3 Bed Rent | $1,150 | $1,150 |
| 4 Bed Rent | $2,150 | $2,420 |
% of Rental Stock
Property Listings — Bluff City, TN
As of Oct '25, Realtor.com reports that the median days on market for a home in Bluff City, TN is 81. This is a increase of 37.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 20.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $368,000 | 4.0% |
Listing Count | 41 | -9.0% |
| Listings as % of Homes | 0.3% | -9.0% |
Days on Market | 81 | 37.0% |
Demographics — Bluff City, TN
As of the latest ACS Survey released in 2023, Bluff City, TN has a population of 13,200, which has increased by 1.5% over the past 5 years. Bluff City, TN is a moderately popular place for families, as children make up 21.5% of the population. The area has a poorly educated workforce, with 16.8% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 7.5% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 13,200 | 1.5% |
% Under 18 | 21.5% | 0.0% |
% Seniors | 20.6% | -5.9% |
% WFH | 7.5% | 36.4% |
% w/ College Degree | 16.8% | -18.4% |
As of the latest ACS Survey released in 2023, Bluff City, TN is a predominantly white area, with 94.1% of the population identifying as white. The white population has shrunk by 3.6% in the last 5 years. The second most common race or ethnicity in Bluff City, TN is black, making up 2.0% of the population. Foreign-born residents account for 1.9% of the population in Bluff City, TN, and this percentage has increased by 171.4% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 94.1% | -3.6% |
% Black | 2.0% | 233.3% |
% Hispanic | 1.5% | 200.0% |
% Asian | 0.5% | 66.7% |
% Foreign Born | 1.9% | 171.4% |
Mortgage and Risk — Bluff City, TN
According to HUD data as of 2023, there were 199 mortgage originations in Bluff City, TN, of which 81.0% of loans were conventional mortgages. The average loan-to-value was 57.0%, with 24.0% above 90% LTV (very high). This implies large mortgage risk in Bluff City, TN. Investor activity is low, as 1.0% of loans were by investors. 21.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 199 |
% Conventional Loans | 81.0% |
% Government Loans | 19.0% |
% Investor Loans | 1.0% |
% Second Loans | 3.0% |
% Cash Out Refinance | 21.0% |
Loan Activity
Rentals and Section 8 — Bluff City, TN
Bluff City, TN lacks sufficient Section 8 program data for analysis.
Section 8 Market Size
Total Units under HUD | 19 |
Total Units Section 8 | 19 |
% Rentals under Section 8 | 1.4% |
% Occupied Section 8 | 90.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | N/A | N/A | $870 |
| 2 Bedroom | -$100 | $1,200 | $1,100 |
| 3 Bedroom | $270 | $1,150 | $1,420 |
| 4 Bedroom | -$530 | $2,150 | $1,620 |
Affordability — Bluff City, TN
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 4.1 |
| Median Home Price | $275,000 |
| Median Household Income | $58,400 |