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Featured local agent — Beech Bluff, TN
Sarah Mitchell
Compass Real Estate · Beech Bluff, TN
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Beech Bluff, TN Housing Market
The typical home in Beech Bluff, TN is worth $219,696, rose 2.7% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $369,900 (through May 2026). With 1.0 months of supply and homes going under contract in about 6 days, Beech Bluff is a seller's market. At today's 7.03% 30-year fixed rate, 20% down on a $219,696 home is about $1,173/mo in principal and interest.
Key numbers for Beech Bluff, TN
Typical home value
$219,696
+2.7% in 12 months
Zillow, August 2026
Median sale price
$369,900
Last published period
Redfin, through February 2026
Days on market
6
Fast-moving
Redfin, through February 2026
Active listings
1
1.0 months of supply
Redfin, through February 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$92,708
Home costs 2.4x income
U.S. Census ACS, 2023
Sale-to-list ratio
95.0%
Selling below asking
Redfin, through February 2026
Zillow figures are as of August 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Beech Bluff a buyer's or seller's market?
Beech Bluff, TN is a seller's market, based on 1.0 months of supply and homes selling in about 6 days. Under 2 months of supply is a severe shortage: expect competition on almost anything priced correctly, and little room to negotiate below asking.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Beech Bluff housing market data show?
Every row below is Redfin's final published month for Beech Bluff, TN. Redfin, through February 2026
| Metric | Value |
|---|---|
| Median sale price | $369,900 |
| Median price per sq ft | $161/sq ft |
| Median days on market | 6 days |
| Active inventory | 1 listings |
| Months of supply | 1.0 months |
| Sale-to-list price ratio | 95.0% |
| Homes sold (that month) | 1 |
| Listings with a price cut | 100.0% |
| Market condition | Seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Beech Bluff is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Beech Bluff is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Beech Bluff home prices moved?
Across the 15 months we hold for Beech Bluff, TN, the median sale price rose 89.7%, from $195,000 in April 2021 to $369,900. The live Zillow value series has rose 2.7% in the last 12 months, which is the more current read now that Redfin's series has stopped. 100.0% of Beech Bluff listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 1.0 months while the sale-to-list ratio slips below its current 95.0%. Watch those two together — they move before the median does.
Redfin, through February 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Beech Bluff?
Priced off the typical home value of $219,696 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $43,939 | $175,757 | $1,173/mo |
| 5% | $10,985 | $208,711 | $1,393/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $1,173, that implies roughly $50,265 a year before you add taxes and insurance. The median household in Beech Bluff earns $92,708, about $42,443 more than that threshold — the typical local household clears the payment on a typical local home with 20% down. That puts the price-to-income ratio at 2.4x — close to the historical 3x norm, which is unusual in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Beech Bluff in the next 12 months?
Tell us your timeline. We send the Beech Bluff market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Beech Bluff?
Zillow does not publish a rent index (ZORI) for Beech Bluff, TN, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Beech Bluff?
Active listings in Beech Bluff, TN went from 1 in April 2021 to 1 in February 2026, a +0.0% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| April 2021 | 1 | not published |
| June 2021 | 1 | 1 |
| October 2021 | 2 | 1 |
| December 2021 | 1 | not published |
| May 2022 | 2 | not published |
| June 2022 | 2 | 1 |
| July 2022 | 1 | not published |
| August 2025 | 1 | 1 |
| February 2026 | 1 | not published |
Redfin, through February 2026
How does Beech Bluff compare to Tennessee and the U.S.?
Beech Bluff homes sell for $369,900 — 10% below the Tennessee median of $413,200. Against the national median of $410,700, Beech Bluff runs 10% lower.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Beech Bluff, TN | $369,900 | not published | 6 days |
| Tennessee statewide | $413,200 | +3.0% | 61 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through February 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Beech Bluff
What buyers should watch
- Months of supply, currently 1.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 100.0%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $220 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $219,696 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Beech Bluff listing goes under contract in 6 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 95.0% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- Your equity moved +2.7% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Beech Bluff varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Beech Bluff
There are currently 1 homes listed for sale in Beech Bluff, Tennessee.
Active listings
1
Homes on market
Avg. days on market
6
Days until sale
How much do homes cost in Beech Bluff by property type?
How the Beech Bluff, TN market breaks down across single-family homes, condos and townhouses. Redfin, through February 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $369,900 | $161/sq ft | 1 | 6 days |
Who lives in Beech Bluff?
American Community Survey estimates for Beech Bluff. U.S. Census ACS, 2023
Population
511
Households
184
Median income
$92,708/yr
Median age
62.6 years
Owner-occupied
100.0%
Median home value
$139,600
Mean commute
29.3 min
100.0% of occupied homes in Beech Bluff are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $139,600 against Zillow's $219,696 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which cities are near Beech Bluff, TN?
Ordered by distance from Beech Bluff, not by size. Compare Beech Bluff side by side with any of them.
Beech Bluff housing market FAQ
Is Beech Bluff a buyer's or seller's market?
Beech Bluff, TN is currently a seller's market. That read comes from 1.0 months of supply, homes going under contract in about 6 days, and sellers getting 95.0% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Beech Bluff?
The typical home in Beech Bluff, TN is worth $219,696 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $369,900, about $161 per square foot.
Is Beech Bluff cheaper than the rest of Tennessee?
Beech Bluff's median sale price of $369,900 is 10% lower than the Tennessee statewide median of $413,200, and 10% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Beech Bluff?
Homes in Beech Bluff, TN spent a median of 6 days on market before going under contract, versus 61 days statewide. Under three weeks means well-priced listings move before most buyers can schedule a second showing. (Redfin, through May 2026.)
What income do you need to buy a home in Beech Bluff?
At the current 30-year fixed rate of 7.03%, 20% down on a $219,696 home is about $1,173 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $50,265 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $92,708.
Are home prices rising in Beech Bluff?
The typical home value in Beech Bluff, TN rose 2.7% over the last 12 months, from $213,875 to $219,696 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Beech Bluff?
Beech Bluff ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Beech Bluff?
That depends on your timeline, not on a headline. What the data says today: Beech Bluff, TN is a seller's market with 1.0 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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