39 homes sold in Bluff City in the last year, at a typical $302K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Bluff City homes are listed.
Every place Bluff City homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Bluff City.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 95% of Bluff City’s sales, at a typical $314K
39 homes sold in the year to May 2026.
typical sale · 37 sold in 12 months
- Per square foot
- $187TN $209
- Days to sell
- 67
- Sold over asking
- 19%
- Listings with a price cut
- 24%
Condos: 2 sold, typical $229K
Too few sales in 12 months for reliable figures.
About as many homes sell as usual, at 2.3 times the 2016 price
39 sales in the last year, against 69 in 2021 and a low of 31 in 2014. The typical sale went from $129K in 2016 to $302K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $300K buys in Bluff City
Check a listing against what Bluff City homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Bluff City are back to pre-pandemic levels, but a quarter fewer homes come up for sale
We read every month of Bluff City’s home sales since 2014 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 39 sales.
If you’re buying in Bluff City
- Shop in August. It brings about 5 new listings a month, close to the busiest month, with fewer bidding wars (17% over asking).
- Bid near asking. Buyers paid 98.4% of the list price on average; 18% paid over.
- You’ll usually have time. Only 43% of homes go under contract within two weeks; the typical one takes 62 days.
Fall brings both the most homes and the most bidding wars
September has the most new listings (about 6 a month), and the most competition: 49% close over asking. August offers nearly as much choice with fewer homes bid up (17%). January has the least competition (15%) but only about 3 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like Tennessee as a whole
| Bluff City now | 2017–19 | 2021 peak | TN now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 18% | 19% | 36% | 14% |
| Gone within two weeksShare of homes under contract within 14 days | 43% | 5% | 10% | 27% |
| Listings with a price cutShare of homes for sale that cut their price | 26% | — | — | 25% |
| Price paid vs. askingAverage sale price ÷ list price | 98.4% | 97.2% | 99.8% | 97.3% |
| Days to sellMedian days from listing to contract | 62 | 90 | 51 | 70 |
10 homes for sale on a typical day
That’s twice the 2022 low (5), 25% fewer than in 2017–19 and well under 2014’s 18.
1 in 4 listings has cut its price
26% in the last year, against — in 2017–19 and 25% across Tennessee.
Source: Redfin Data Center, city market tracker, January 2014 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Bluff City home costs about $1,714 a month
Price: Bluff City’s typical sale, last 12 months. Property tax at Bluff City’s 0.6% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Bluff City is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in September
The month with the most choice. December has the fewest, about 2.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $302K home, about $1,660 a year.
Taxes vs. neighborsSchools
The schools grade for Bluff City, from test results, graduation and how much students grow.
Schools in Bluff CityTypical commute
The average one-way trip to work for people who live in Bluff City.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Walnut Hill, Bristol and Elizabethton sell for less a square foot
The busier markets within 25 miles of Bluff City, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Bristol | 570 | $254K | $159 | 19% | 58 |
| Elizabethton | 221 | $253K | $171 | 15% | 58 |
| Oak Grove | 69 | $379K | $191 | 25% | 53 |
| Blountville | 58 | $314K | $176 | 24% | 59 |
| Bluff City | 39 | $302K | $179 | 18% | 62 |
| Walnut Hill | 37 | $253K | $162 | 22% | 77 |
| Hunter | 25 | $288K | $185 | 16% | 75 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Bluff City, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Bluff City. People who follow the town see it, and so do people comparing Bluff City with their own town. No commission, no listing fee.
Questions about buying a home in Bluff City
What do homes sell for in Bluff City, TN?
39 homes sold in the year to May 2026 at a typical $302K, $179 a square foot.
Is Bluff City a buyer’s or seller’s market?
A balanced market: 15 homes were for sale in May 2026 and 3 sold, about 5 months of supply. Buyers paid 98.4% of asking on average, and 26% of listings cut their price.
When is the best time to buy in Bluff City?
September brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Bluff City?
About 0.6% of a home’s value a year. On a $302K home that’s near $1,660.
Where can I see homes for sale in Bluff City?
Zillow, Redfin, Realtor.com and Homes.com all carry Bluff City’s MLS listings; the search links above open each one filtered to Bluff City.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).