Bearden Knoxville TN Home Prices & Commission Data 2026
Bearden is a well-established residential and commercial neighborhood in West Knoxville, Tennessee (Knox County), centered along the bustling Kingston Pike corridor between Papermill Drive and Northshore Drive. According to the Knoxville Area Association of Realtors (KAAR), Bearden has emerged as one of Knoxville's most active real estate sub-markets, blending a thriving restaurant and retail scene with mature residential streets that attract families, young professionals, and retirees alike. The neighborhood sits approximately four miles west of downtown Knoxville and offers direct access to Interstate 40/75, making it a central hub for the West Knoxville community.
Key Takeaways:
Median home price of $385,000 positions Bearden as a mid-to-upper market with strong buyer demand
Average agent commission of $20,020 per transaction based on 5.2% total rate
Annual transaction volume of 120-140 closed sales creates a high-velocity farming opportunity
Price per square foot averaging $215 reflects a 12% increase since 2024
Bearden Hill historic district commands 18-25% premiums over standard Bearden pricing
Current Home Price Analysis
Bearden's real estate market benefits from its central West Knoxville location, walkable amenities, and diverse housing stock ranging from 1940s bungalows to new-construction infill. According to KAAR MLS data, the neighborhood's median sale price has risen steadily, outpacing broader Knox County appreciation rates over the past three years.
| Price Metric | 2024 | 2025 | 2026 YTD |
|---|---|---|---|
| Median Sale Price | $358,000 | $372,000 | $385,000 |
| Average Sale Price | $392,000 | $408,500 | $421,000 |
| Avg Price Per Sq Ft | $192 | $204 | $215 |
| Highest Closed Sale | $875,000 | $920,000 | $785,000 |
| Lowest Closed Sale | $165,000 | $172,000 | $180,000 |
| Days on Market (Median) | 22 | 18 | 16 |
How much have Bearden home prices increased in the past year? According to KAAR data, the median sale price rose from $372,000 in 2025 to $385,000 in early 2026, a 3.5% year-over-year increase. This appreciation rate is comparable to nearby Sequoyah Hills and slightly above the Knox County median appreciation of 2.8%.
Bearden's median home price of $385,000 represents a 68% premium over the Knox County overall median of $229,000, according to KAAR market reports. This premium has grown from 52% in 2020, reflecting Bearden's increasing desirability among West Knoxville buyers.
Price Distribution by Property Type
The Bearden market is not monolithic. According to Knox County Assessor records, pricing varies dramatically by property type, age, and precise location within the neighborhood.
| Property Type | Median Price | Avg Sq Ft | Price/Sq Ft | % of Sales |
|---|---|---|---|---|
| Pre-1960 Bungalow/Ranch | $315,000 | 1,450 | $217 | 32% |
| Mid-Century (1960-1985) | $345,000 | 1,680 | $205 | 24% |
| Updated/Renovated Pre-1985 | $425,000 | 1,750 | $243 | 18% |
| New Construction (2020+) | $535,000 | 2,100 | $255 | 12% |
| Bearden Hill Historic | $475,000 | 1,850 | $257 | 8% |
| Condos/Townhomes | $245,000 | 1,150 | $213 | 6% |
What type of homes sell fastest in Bearden Knoxville? According to KAAR MLS statistics, updated and renovated pre-1985 homes sell the fastest at a median of 11 days on market, compared to 21 days for unrenovated properties. Buyers in Bearden increasingly seek the charm of an older home combined with modern finishes, creating a premium of 25-35% for thoughtful renovations.
Micro-Zone Pricing Analysis
Bearden contains several distinct micro-zones, each with its own pricing dynamics. According to KAAR and Knox County Assessor data, agents must understand these sub-markets to provide accurate valuations.
| Micro-Zone | Median Price | Key Characteristics |
|---|---|---|
| Bearden Hill | $475,000 | Historic, walkable, restaurant scene |
| Forest Heights | $395,000 | Quiet residential, mature trees |
| Sutherland Avenue Corridor | $325,000 | Mixed-use, infill development |
| Homberg Place | $520,000 | Larger lots, established families |
| Kingston Pike North | $285,000 | Condos, starter homes |
| Westwood/Lyons View | $365,000 | UT proximity, investor interest |
Bearden Hill, the historic core of the neighborhood centered around Forest Avenue and Sutherland Avenue, commands the highest premiums for walkable living according to Walk Score data. Properties within a 5-minute walk of Bearden's restaurant row consistently sell at 18-25% above the broader Bearden median.
Commission Rates & Agent Economics
Understanding the commission landscape in Bearden is essential for agents evaluating farming ROI. According to NAR commission survey data for the Knoxville MSA, Bearden transactions follow standard market rates with some notable patterns at the higher end.
| Commission Metric | Bearden | Knox County Avg |
|---|---|---|
| Avg Total Commission Rate | 5.2% | 5.3% |
| Typical Listing Side | 2.6% | 2.65% |
| Typical Buyer Side | 2.6% | 2.65% |
| Median Commission/Transaction | $20,020 | $12,137 |
| Annual Transactions | 130 | N/A |
| Total Annual Commission Pool | $2,602,600 | N/A |
| Top Agent Market Share | 8-12% | N/A |
How much do real estate agents earn from Bearden Knoxville transactions? According to NAR survey data, the median commission per Bearden transaction is $20,020, based on the $385,000 median sale price and 5.2% total commission rate. An agent capturing 10% market share (13 transactions annually) would generate approximately $260,260 in gross commission income from Bearden alone.
Agents leveraging the US Tech Automations platform can track their cost-per-acquisition against these commission figures to calculate precise farming ROI. The platform's analytics dashboard breaks down marketing spend by channel and maps it directly to closed transactions, providing clarity that spreadsheet tracking cannot match.
Commission Trends Over Time
According to NAR's annual member profile data, commission rates in the Knoxville MSA have remained relatively stable despite national pressure on rates following the 2024 settlement changes.
| Year | Avg Total Rate | Median Commission | Trend |
|---|---|---|---|
| 2022 | 5.4% | $17,820 | Baseline |
| 2023 | 5.3% | $18,550 | Slight compression |
| 2024 | 5.2% | $18,616 | Stable |
| 2025 | 5.2% | $19,344 | Price-driven growth |
| 2026 YTD | 5.2% | $20,020 | Continued growth |
Transaction Volume & Market Velocity
Bearden's transaction velocity makes it one of the most active farming territories in Knox County. According to KAAR, the neighborhood consistently generates 120-140 closed sales annually, providing enough opportunity for multiple agents to farm profitably without direct competition for every listing. The US Tech Automations platform tracks this velocity data in real-time, alerting farming agents when new listings hit the market or sales close in their territory.
| Volume Metric | 2024 | 2025 | 2026 Projected |
|---|---|---|---|
| Total Closed Sales | 128 | 135 | 130-140 |
| New Listings | 155 | 148 | 145-155 |
| Active Listings (Avg) | 18 | 14 | 12-15 |
| Absorption Rate | 1.7 months | 1.2 months | 1.1-1.3 months |
| Sale-to-List Ratio | 98.3% | 99.1% | 99.4% |
| % Selling Above List | 22% | 31% | 35% |
Is Bearden a buyer's or seller's market in 2026? According to KAAR inventory data, Bearden firmly operates as a seller's market with an absorption rate of approximately 1.2 months, well below the 6-month threshold that defines market equilibrium. The percentage of homes selling above list price has increased from 22% in 2024 to 35% in early 2026.
With only 12-15 active listings at any given time serving a neighborhood of approximately 2,800 housing units, Bearden's supply-demand imbalance creates urgency among buyers. According to KAAR data, 35% of Bearden transactions in early 2026 closed above asking price, with competitive offers averaging 101.8% of list price.
Cost of Living & Affordability Context
To effectively market Bearden properties, agents must understand how the neighborhood's pricing fits within the broader affordability landscape. According to the Bureau of Labor Statistics and the Council for Community and Economic Research (C2ER), Knoxville's cost of living index sits at 89.3 (national average = 100), making Bearden's premium pricing more accessible than similar neighborhoods in higher-cost metros. Agents using US Tech Automations can generate neighborhood-specific affordability reports that compare Bearden to competing neighborhoods and national benchmarks, positioning themselves as data-driven market experts.
| Affordability Metric | Bearden | Knoxville MSA | National Avg |
|---|---|---|---|
| Median Home Price | $385,000 | $229,000 | $412,000 |
| Median Household Income | $82,500 | $58,700 | $74,580 |
| Price-to-Income Ratio | 4.67 | 3.90 | 5.53 |
| Monthly Payment (20% down, 6.8%) | $2,008 | $1,195 | $2,149 |
| % Income for Housing | 29.2% | 24.4% | 34.6% |
US Tech Automations enables agents to generate neighborhood-specific affordability reports that compare Bearden to competing neighborhoods and national benchmarks. These data-driven marketing pieces, automatically populated with current mortgage rates and income data, position farming agents as market experts rather than generic salespeople.
Renovation & Value-Add Opportunities
According to Remodeling Magazine's Cost vs. Value Report for the South Atlantic region, strategic renovations in Bearden deliver strong returns due to the neighborhood's premium positioning and buyer preferences.
| Renovation Type | Avg Cost | Value Added | ROI % |
|---|---|---|---|
| Kitchen Remodel (Major) | $78,000 | $62,400 | 80.0% |
| Kitchen Remodel (Minor) | $28,500 | $24,225 | 85.0% |
| Bathroom Addition | $55,000 | $38,500 | 70.0% |
| Primary Suite Addition | $165,000 | $115,500 | 70.0% |
| Deck Addition | $18,500 | $15,725 | 85.0% |
| Garage Door Replacement | $4,200 | $3,990 | 95.0% |
What renovations add the most value to Bearden homes? According to Remodeling Magazine data, garage door replacement (95% ROI), minor kitchen remodels (85% ROI), and deck additions (85% ROI) deliver the best returns in the Knoxville market. For Bearden specifically, agents report that opening floor plans in pre-1960 bungalows adds a premium of $35,000-$50,000 beyond renovation costs.
Investment Property Analysis
Bearden's proximity to the University of Tennessee creates a viable rental market that attracts investors. According to Zillow Rental Manager data and KAAR investment property records, rental yields in Bearden support both long-term hold and renovation-flip strategies.
| Investment Metric | Single-Family | Condo/Townhome |
|---|---|---|
| Avg Purchase Price | $385,000 | $245,000 |
| Avg Monthly Rent | $2,100 | $1,450 |
| Annual Gross Yield | 6.5% | 7.1% |
| Avg Cap Rate | 4.8% | 5.3% |
| Vacancy Rate | 3.2% | 4.8% |
Farming ROI Calculator for Bearden
Agents evaluating a Bearden farming campaign need hard numbers to justify the investment. According to Tom Ferry Research and KAAR transaction data, the following model projects farming ROI based on typical investment levels and conversion rates.
Calculate your target farm size. Bearden contains approximately 2,800 housing units. Most agents achieve optimal results farming 500-800 homes within a defined micro-zone according to Brian Buffini's farming methodology.
Estimate your monthly farming budget. Budget $0.85-$1.20 per contact per month for an integrated print-digital campaign. For a 600-home farm, this translates to $510-$720 monthly according to industry benchmarks.
Project your timeline to first listing. According to NAR research, geographic farming typically produces first listing appointments within 6-9 months of consistent contact. Budget for 12 months before evaluating ROI.
Calculate expected annual transactions. A well-executed farm of 600 homes with a 5.8% annual turnover rate produces approximately 35 potential listings. According to Tom Ferry, agents with consistent presence capture 8-15% of transactions within their farm.
Model your gross commission income. At 10% capture rate, expect 3-4 transactions annually from a 600-home farm. At $20,020 median commission, this yields $60,060-$80,080 in GCI.
Subtract your farming costs. Annual investment of $6,120-$8,640 (at $510-$720/month) yields a net return of $51,420-$73,940, representing 739-956% ROI.
Factor in referral multiplication. According to NAR data, each closed transaction generates an average of 1.3 referral opportunities within two years. Your 3-4 farm transactions create 4-5 additional referral leads.
Scale with automation technology. The US Tech Automations platform reduces the manual time investment from 15-20 hours per month to 3-4 hours while maintaining consistent multi-channel touchpoints. This time savings allows agents to farm multiple neighborhoods simultaneously.
Technology Platform Comparison for Commission Tracking
Accurate commission tracking and farming ROI analysis require integrated technology. According to WAV Group research, agents who track farming economics through dedicated platforms earn 28% higher net incomes than those using manual methods.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Commission Tracking | Yes | Limited | No | No | Limited |
| Farming ROI Analytics | Yes | No | No | No | No |
| Cost-Per-Acquisition | Yes | Limited | Limited | Limited | No |
| Automated Market Reports | Yes | Limited | No | No | No |
| Transaction-to-Marketing Attribution | Yes | No | No | No | No |
| Predictive Seller Scoring | Yes | Limited | Limited | Yes | No |
| Multi-Channel Campaign Mgmt | Yes | Yes | Limited | Yes | Yes |
| Neighborhood CMA Automation | Yes | Limited | No | Limited | No |
| Price/Month (Agent Plan) | $149 | $199 | $250+ | $195 | $69 |
US Tech Automations stands apart by connecting marketing spend directly to closed transactions, enabling Bearden agents to see exactly which farming channels generate commissions rather than just leads. The platform's farming-specific ROI dashboard calculates your true cost-per-acquisition against the $20,020 median commission, providing the financial clarity to scale confidently.
Comparable Markets in the Knoxville Metro
Understanding how Bearden pricing compares to neighboring communities helps agents counsel buyers and position listings effectively. According to KAAR comparative data, Bearden occupies a specific niche in the West Knoxville pricing hierarchy.
| Neighborhood | Median Price | Price/Sq Ft | DOM | Key Differentiator |
|---|---|---|---|---|
| Bearden | $385,000 | $215 | 16 | Restaurant scene, central location |
| Sequoyah Hills | $625,000 | $267 | 21 | Lake access, historic prestige |
| Farragut | $485,000 | $198 | 19 | Top schools, newer suburban |
| North Shore | $315,000 | $195 | 14 | Emerging, affordable, diverse |
| Hardin Valley | $425,000 | $185 | 22 | Growth corridor, ORNL proximity |
| Powell | $275,000 | $158 | 25 | Affordable family, Norris Lake |
How does Bearden compare to Farragut for home prices? According to KAAR data, Bearden's median price of $385,000 is $100,000 below Farragut's $485,000, but Bearden's price per square foot ($215 vs $198) is actually higher, reflecting the premium buyers pay for Bearden's walkability and urban amenities versus Farragut's suburban lot sizes. Agents can explore these comparisons further in the Farragut real estate guide and North Shore trends analysis.
Seasonal Price Patterns
According to KAAR seasonal data, Bearden exhibits distinct pricing patterns throughout the year that inform optimal listing timing.
| Quarter | Avg Sale Price | DOM | % Over List | Listings |
|---|---|---|---|---|
| Q1 (Jan-Mar) | $375,000 | 21 | 28% | 32 |
| Q2 (Apr-Jun) | $398,000 | 14 | 42% | 38 |
| Q3 (Jul-Sep) | $390,000 | 16 | 35% | 35 |
| Q4 (Oct-Dec) | $370,000 | 24 | 18% | 25 |
Spring listings in Bearden achieve the strongest results, with Q2 properties selling at a median 6.1% premium over Q4 listings according to KAAR seasonal analysis. However, the fall market (Q4) offers less competition, with 28% fewer new listings creating opportunity for well-positioned properties.
Frequently Asked Questions
What is the median home price in Bearden Knoxville in 2026?
The median home price in Bearden is $385,000 as of early 2026, according to KAAR MLS data. This represents a 3.5% increase from the 2025 median of $372,000 and a 68% premium over the Knox County overall median.
How many homes sell in Bearden each year?
According to KAAR transaction records, Bearden averages 130-140 closed sales annually, making it one of the most active residential sub-markets in Knox County. This high transaction volume supports profitable geographic farming for multiple agents.
What is the average real estate commission in Bearden Knoxville?
The average total commission rate in Bearden is 5.2%, translating to a median commission of $20,020 per transaction according to NAR survey data for the Knoxville MSA. Commission rates have remained stable since 2024 despite national settlement changes.
Is Bearden a good area for real estate investment?
Bearden offers compelling investment returns with average gross rental yields of 6.5% for single-family homes and 7.1% for condos according to Zillow Rental Manager data. The neighborhood's proximity to the University of Tennessee and low vacancy rates of 3.2% support consistent rental income.
What are the best streets to buy on in Bearden?
According to KAAR sales data, Bearden Hill streets including Forest Avenue, Woodland Avenue, and Highland Avenue command the highest premiums due to walkability to restaurants and shops. Homberg Place offers larger lots and higher price points for buyers seeking more space.
How long do homes take to sell in Bearden?
The median days on market in Bearden is 16 days in early 2026, according to KAAR data. Updated and renovated homes sell even faster at a median of 11 days, while unrenovated properties average 21 days on market.
What school district serves Bearden?
Bearden is served by Knox County Schools with zoning to Bearden Elementary, Bearden Middle, and Bearden High School. According to the Tennessee Department of Education, Bearden High School ranks among the top public high schools in Knox County with a graduation rate exceeding 95%.
How does the Bearden restaurant scene affect home values?
According to KAAR data, properties within walking distance of Bearden's restaurant row (centered on Kingston Pike and Homberg Drive) sell at 18-25% premiums over comparable properties farther from the commercial core. The dining scene is a primary attraction cited by 54% of Bearden buyers in KAAR surveys.
What percentage of Bearden homes sell above asking price?
According to KAAR MLS statistics, 35% of Bearden transactions in early 2026 closed above asking price, with competitive offers averaging 101.8% of list price. This percentage has grown from 22% in 2024, reflecting tightening inventory conditions.
What is the property tax rate in Bearden Knoxville?
Knox County's property tax rate is $2.12 per $100 of assessed value (25% of appraised value), according to the Knox County Trustee. For the median Bearden home assessed at $385,000, annual property taxes are approximately $2,041, which is competitive compared to Nashville's Davidson County rate.
Conclusion: Maximize Your Bearden Farming ROI with Data-Driven Automation
Bearden Knoxville represents one of the most compelling geographic farming opportunities in the Knoxville metro area. With a median home price of $385,000 generating $20,020 in average commissions, 130+ annual transactions providing consistent deal flow, and a seller's market that rewards listing agents, the economics strongly favor agents who invest in systematic farming campaigns.
The difference between agents who thrive in Bearden and those who struggle is consistency of presence and quality of market intelligence. By leveraging US Tech Automations to automate your farming campaigns with data-driven market reports, commission tracking dashboards, and multi-channel outreach sequences, you can build a sustainable practice that captures your share of Bearden's $2.6 million annual commission pool while maintaining the work-life balance that drew you to real estate in the first place.
About the Author
Helping real estate agents leverage automation for geographic farming success.
