Bluff City, TN Airbnb Market Data, Statistics, and Occupancy Rates

Bluff City Short-Term Rental Market Overview

Bluff City, TN is a small but growing short-term rental market with 29 active Airbnb listings and notable year-over-year listing growth of 109%. The market delivers an average annual revenue of $20,081 per listing, with an ADR of $186 that sits well below Tennessee's $309 state average — a dynamic that may appeal to budget-conscious travelers drawn to the area's outdoor and lakeside appeal. However, occupancy sits at 32%, slightly above the state average but still modest, meaning deal selection and pricing strategy matter more here than in high-demand urban markets.

Key Market Statistics

According to Rabbu market data, the Bluff City short-term rental market shows:

Data sources: Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Apr, 27 2026.

Why Investors Consider Bluff City

Investors are drawn to Bluff City for its relatively affordable property prices, growing visitor interest, and the potential to capture seasonal leisure demand in northeast Tennessee's lake and mountain region.

Expert Market Assessment

"Bluff City represents a competitive but selective opportunity for STR investors. The ROI score of 54 out of 100 reflects average revenue-to-price performance and growth trends, offset by below-average occupancy stability — meaning returns hinge on operational execution and smart seasonal pricing. Revenue swings sharply from a low of $786 in January to a peak of $3,060 in August, so investors should plan for lean winter months and capitalize aggressively on the April-through-October window. For those comfortable with a seasonal market and willing to differentiate on amenities and guest experience, Bluff City offers room to outperform the averages."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Bluff City

Average revenue by month in Bluff City

Revenue in Bluff City follows a pronounced seasonal curve, peaking at $3,060 in August and bottoming out at $786 in January — a nearly 4x spread. The strong April-through-October window accounts for the bulk of annual earnings, so investors should budget for significantly leaner winter months.

Active Airbnb listings by property size in Bluff City

Supply is relatively evenly distributed, with 9 three-bedroom, 8 two-bedroom, and 6 one-bedroom listings making up the market's 29 active properties. The balanced distribution means no single size dominates, though the slightly lower count of 1-bedroom units could signal either less demand or a gap worth exploring for smaller, lower-cost investments.

Average daily rate (ADR) by property size in Bluff City

ADR scales predictably with size: 1-bedroom units average $100 per night, 2-bedrooms reach $143, and 3-bedrooms top out at $181. The jump from 2 to 3 bedrooms represents a $38 premium, which — combined with stronger occupancy — suggests the best pricing leverage lies in larger properties.

Average RevPAN by property size in Bluff City

Three-bedroom properties deliver the highest RevPAN at $74, more than double the $31 and $29 earned by 1- and 2-bedroom units respectively. This gap makes 3-bedroom listings the clear efficiency leader, combining higher nightly rates with the market's best occupancy to generate the most revenue per available night.

Average occupancy rates by property size in Bluff City

Occupancy rates vary widely by size: 3-bedroom properties lead at 41%, 1-bedrooms follow at 31%, and 2-bedrooms lag noticeably at just 20%. The weak 2-bedroom occupancy suggests possible oversupply or pricing misalignment in that segment, while 3-bedroom units benefit from stronger demand consistency.

Average monthly revenue by property size in Bluff City

Two-bedroom listings edge out the pack on average monthly revenue at $1,777, narrowly beating 3-bedrooms at $1,698 and 1-bedrooms at $1,399. However, the gap is modest across all sizes, and when paired with RevPAN and occupancy data, 3-bedroom properties generally offer the most balanced performance profile.

Average annual revenue by property size in Bluff City

Two-bedroom properties generate the highest average annual revenue at $21,327, followed by 3-bedrooms at $20,380 and 1-bedrooms at $16,794. For investors weighing acquisition cost against return potential, 3-bedroom units remain compelling given their superior occupancy and RevPAN, even though 2-bedrooms slightly outperform on raw annual revenue.

Most common amenities for Airbnb listings in Bluff City

Kitchen and parking are universal at 100% of listings, while washer/dryer (83%), backyards (72%), and outdoor furniture (69%) round out the top amenities — signaling that guests expect a home-like, outdoor-oriented experience. Differentiators like hot tubs (28%), waterfront access (28%), and pools (14%) are less common and could help a property stand out in a competitive field.

Understanding Bluff City's ROI Score: 54/100

Rabbu's ROI Score is a proprietary metric that evaluates short-term rental investment potential based on multiple factors.

How the ROI Score is Calculated

What This Means for Investors

Bluff City's ROI score of 54 out of 100 places it in the Competitive Opportunity band, meaning the market has genuine potential but requires more selective deal sourcing to generate strong returns. The score reflects average revenue-to-price and market growth performance, balanced against below-average occupancy stability — a factor that underscores the seasonal nature of demand here. Investors should pair this data with on-the-ground regulatory research and a realistic seasonal cash-flow model before committing capital.

Short-Term Rental Regulations in Bluff City

Understanding local STR regulations is essential before investing in Bluff City. Here's the current regulatory landscape:

Permit Requirements

Short-term rental operators in Bluff City, Tennessee may need to obtain a local business permit or register their property with Sullivan County or the city itself. Investors should verify current requirements directly with Bluff City's municipal offices and the Tennessee Department of Revenue before listing.

Key Restrictions

Common STR restrictions in Tennessee communities can include occupancy limits, minimum-stay requirements, noise ordinances, parking mandates, and HOA restrictions that may prohibit or limit rentals. Some jurisdictions also impose caps on the number of active permits, so confirming availability early in the due-diligence process is advisable.

Tax Obligations

Tennessee imposes a state sales tax and a local occupancy tax on short-term rentals, which platforms like Airbnb often collect and remit on behalf of hosts. Investors should confirm their obligations with the Tennessee Department of Revenue and Sullivan County to ensure full compliance.

Regulations subject to change. Always verify with local authorities before purchasing. A Rabbu partner agent specializing in Bluff City can provide current regulatory guidance.

Future Outlook & Long-Term Forecast

"Over the next 12–18 months, Bluff City's STR market is likely to see continued supply growth given the 109% year-over-year increase in active listings, which could put modest downward pressure on occupancy rates unless demand keeps pace. Seasonal patterns suggest revenue will remain heavily concentrated between April and October, with August as the clear peak month. Investors can reasonably expect ADR to hold steady or inch up 1–3% as the market matures, while occupancy may settle in the 28–34% range depending on how quickly new supply is absorbed. These estimates assume no major regulatory changes or shifts in regional tourism patterns."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Bluff City, TN

What is the average Airbnb occupancy rate in Bluff City?

The average occupancy rate for Airbnb listings in Bluff City is currently 32%, which edges out Tennessee's state average of 29%. Occupancy varies significantly by property size, with 3-bedroom units leading at 41% while 2-bedroom listings trail at 20%. Seasonal demand patterns also create wide swings, so hosts who optimize pricing during peak months can outperform this average.

How much do Airbnb hosts make in Bluff City?

On average, Airbnb hosts in Bluff City earn approximately $1,673 per month, or about $20,081 annually, based on the trailing 12 months of booking data. Revenue varies by property size — 2-bedroom listings average $21,327 per year, while 1-bedroom units bring in closer to $16,794. Peak-season months like August can push monthly revenue above $3,000, while winter months may drop below $1,000.

Is Bluff City a good market for Airbnb investment?

Bluff City scores a 54 out of 100 on Rabbu's ROI Score, placing it in the 'Competitive Opportunity' category. The market shows strong listing growth and sits in an appealing recreational area, but below-average occupancy stability means investors need to be strategic about property selection, pricing, and amenities. Larger properties — particularly 3-bedroom units — tend to perform best on both occupancy and RevPAN metrics.

What is the average daily rate (ADR) for Airbnb in Bluff City?

The current average daily rate in Bluff City is $186, which is significantly below the Tennessee state average of $309. ADR scales with property size: 1-bedroom listings average $100, 2-bedrooms come in at $143, and 3-bedroom properties command $181 per night. This pricing positions Bluff City as an affordable destination that can attract guests looking for value in northeast Tennessee.

Are short-term rentals legal in Bluff City?

Short-term rentals are generally permitted in Bluff City, Tennessee, though operators may need to comply with local permitting, zoning, and tax requirements. Regulations can vary at the city and county level, so prospective investors should check with Bluff City's municipal offices and Sullivan County for the most current rules before purchasing or listing a property.

When is peak season for Airbnb in Bluff City?

Peak season in Bluff City runs from roughly April through October, with August standing out as the top-earning month at an average of $3,060 in revenue. Summer months benefit from lakeside recreation and outdoor activities. The off-season from November through March sees a noticeable dip, with January and February averaging under $810 — making dynamic pricing and minimum-stay strategies important for managing cash flow year-round.

How many Airbnbs are there in Bluff City?

As of late April 2026, there are 29 active Airbnb listings in Bluff City. The market has grown rapidly, with a 109% year-over-year increase in active listings. Supply is concentrated among 1-, 2-, and 3-bedroom properties, with 3-bedroom listings being the most common at 9 units.

How is Airbnb revenue calculated in Bluff City?

The annual and monthly revenue figures shown for Bluff City are derived from the trailing 12 months of historical booking performance across active comparable Airbnb listings in the market — not a forward-looking projection. Rabbu averages each comparable listing's actual revenue per available night (RevPAN) by month over the past year, removes regional outliers, and rolls the results up to a market-level historical average. This approach anchors the figures to what hosts have actually earned recently while naturally reflecting seasonal peaks and slower months, since each month uses its own historical performance. Individual results can vary based on property quality, pricing strategy, and how actively the listing is managed.

About Rabbu Market Data

Rabbu provides Airbnb and short-term rental market data and statistics across the United States. Our mission is to empower investors with accurate insights and easy-to-use tools, so they can confidently identify and act on the best opportunities in the Airbnb market.

What this data includes

• Regularly updated active Airbnb and STR listing counts for the Bluff City, TN market
• Average daily rate, occupancy, and RevPAN trends by property size
• Monthly and annual revenue estimates based on trailing 12-month booking data
• Amenity prevalence across active listings to benchmark guest expectations
• Home value data sourced from the Zillow Home Value Index (ZHVI)

Sources and disclaimers

Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Apr, 27 2026. Revenue projections are estimates based on comparable properties and do not guarantee future performance. Data reflects trailing 12-month averages and may not capture very recent market shifts. Local regulations and tax requirements may change; investors should verify current rules with municipal and state authorities before purchasing.