The story of this market
The typical home in ZIP 38221 sells for about $245,000, or $135 per square foot.
Prices are up +15.25% from a year ago, so sellers still have some momentum. Homes take about 82 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $639 a month.
ZIP 38221 — Big Sandy
The 38221 housing market is a stable, low-activity rural market characterized by high owner-occupancy and limited inventory. Prices have seen modest appreciation, but the market lacks the momentum of urban Tennessee, making it a niche area for lifestyle buyers rather than investors.
This ZIP is best suited for retirees, outdoor enthusiasts, and those seeking affordable rural living, rather than commuters or investors looking for high-growth opportunities.
Median prices moved up 15.3% year over year.
Homes spend a median of 82 days on market with 6.5 months of supply — a balanced-paced market.
12% of listings have cut prices · homes sell at 96.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 8.4% · poverty 19.0% — a mixed stability profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 3.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net outflow — more people moved out than in
ZCTA 38221, Benton County TN
Crime rates in the Big Sandy area are generally lower than the national average, with property crime being the primary concern in this rural setting.
Schools serving the area are part of the Benton County School District, which provides a standard rural educational experience with limited extracurricular diversity.
The area is subject to moderate flood risks near the Tennessee River and Kentucky Lake, with standard wildfire and wind exposure typical of West Tennessee.
Economic momentum is slow, driven primarily by local agriculture, tourism related to Kentucky Lake, and small-scale retail services.
Property taxes are assessed by Benton County; the area lacks significant special district overlays like MUDs, relying on county-wide levies for public services.
Commutes are primarily car-dependent, with residents traveling to nearby towns like Paris or Camden for employment; there is no public transit infrastructure.
The area is defined by its proximity to Kentucky Lake and the Big Sandy Unit of the Tennessee National Wildlife Refuge, offering extensive fishing, boating, and hiking opportunities.
The rental market is characterized by low inventory and modest demand, with most units being single-family homes; investor presence is limited due to low cap rates.
The local economy is heavily reliant on agriculture, forestry, and tourism-related services centered around the Kentucky Lake recreational area.
Transportation is entirely road-based, with no public transit or rail access; the area is served by state highways connecting to larger regional hubs.
There are no major commercial or residential developments currently approved or under construction in the ZIP code.
Benton County assesses property at a percentage of fair market value, with periodic reappraisals conducted by the county assessor's office.
Parcels are served by the Benton County School District and local utility districts for water and electricity.
Property insurance premiums are stable but reflect the regional risk of storm damage and proximity to water bodies.
Tennessee continues to see positive net domestic migration, though this is concentrated in urban centers rather than rural counties like Benton.
Tennessee is a non-judicial foreclosure state, allowing for relatively fast processing of foreclosures through a trustee sale process.
Tennessee requires sellers to provide a residential property disclosure statement, though many rural transactions are exempt if the seller has not lived in the property.
Data retrieved from Census Bureau ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
- Blues Landing4.416.2 mi
- Tater's Place4.614.6 mi
- Nathan Bedford Forrest State Park4.79.1 mi
- Eva Beach Recreation Area4.710.4 mi
- Patsy Cline Plane Crash Memorial4.611.7 mi
- Tennessee National Wildlife Refuge Visitor Center4.89.7 mi
- Tennessee National Wildlife Refuge - Big Sandy Unit4.712.1 mi
- Birdsong Resort, Marina and Family Lakeside RV Campground4.416.3 mi
- Buchanan Resort4.514.9 mi
- Turkey Creek Marina LLC4.87.4 mi
- Pebble Isle Marina4.611.3 mi
- The Breakers Marina4.518.2 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
Extensive protected lands along the Tennessee River offering bird watching and hiking.
Major regional reservoir providing boating, fishing, and recreational access.
Key-figure check: median price corroborated by the published ten-year series (2023) (within 12.5%).