Big Sandy, Tennessee.
Typical home $188,703 (+4.8% in a year).
to buy the typical home at today's mortgage rate — +$550 (+125%) since Jan 2020.
- 1 year
- Up $8,708 +5%
- $179,995$188,703 since Sep 2025
- 5 years
- Up $32,376 +21%
- $156,327$188,703 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Big Sandy$990
- Tennessee$1,737
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 18 years.
Typical home values in Big Sandy, TN rose 4.8% over the past year — faster than the nation's +1.2%.
Living in Big Sandy, Benton County, Tennessee
Big Sandy is a town of 486 people in Benton County. Unemployment in Benton County was 4.7% in August 2026, and the county had 4.1% more jobs in 2025 than the year before. The most people in Benton County work in schools and health care, then manufacturing.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Big Sandy is a very small town in Benton County, Tennessee, with a population that puts it among the smaller places in the state. Homes here are valued below what is typical across the country, and few adults hold a four-year degree. Winters are cold, with little snow, and summers are warm, with plenty of rain through the year.
Work. Residents work mostly in schools, hospitals and social care, with manufacturing, shops, and restaurants and hotels also employing many. Across Benton County, the largest workplaces include Benton County Schools, Walmart and Carhartt. Commutes tend to be fairly long, which is common where people drive to jobs in neighbouring towns.
Things to do. The Tennessee National Wildlife Refuge, a protected area, is a short drive away. A longer drive brings you to the Big Sandy River, and to Fort Donelson National Battlefield, an archaeological site and one of the best known historic places in the region. Nathan Bedford Forrest State Park, also a longer drive away, is another protected area to visit.
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- 6%of adults have a degree
- 28 mintypical commute
What people in Benton County work in
Employed residents by industry, from the Census survey. Benton County had 4,440 jobs in 2025, 4.1% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 47° and lows near 29°; warmest in July, with highs near 88° and lows near 69°. About 4 inches of snow and 52 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Big Sandy weather station, under a mile away (NOAA).
Largest workplaces in Benton County
- Benton County SchoolsSchool district374FTE
- WalmartWarehouse clubs and supercenters247
- Camden PlasticsAwnings, rigid plastics or fiberglass, manufacturing195
- CarharttOveralls, work, men's and boys', cut and sewn from purchased fabric167
- MagproNonferrous metals foundries78
- Camden Healthcare and Rehabilitation CenterSkilled nursing facilities65
- Camden General HospitalCritical access hospital63FTE
- MR Bult'sSpecialized freight trucking, long-distance48
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 13 workplaces with 20 or more staff, 1,049 people in all across the county; Big Sandy has none of its own. School districts come from the Common Core of Data (NCES, 2023–24) and hospitals from their Medicare cost reports (CMS, 2023); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- Cold wavesVery high
- Strong windRelatively high
- LightningRelatively high
- TornadoesRelatively high
- LandslidesRelatively moderate
- EarthquakesRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Big Sandy’s census tracts, against the rest of the country; all of them together, relatively moderate. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Benton County.
Big Sandy home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Big Sandy$188,703
- Tennessee$330,844
- United States$366,157
Sellers are cutting prices on about 1 in 3 Big Sandy listings — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Big Sandy31.46%
- United States26.90%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Big Sandy26
New listings per month
Sellers arriving at the market.
- Big Sandy5
Zip codes with a Big Sandy address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Big Sandy — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.