Real Estate Investing in Santa Fe, Tennessee (38482)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38482 (Santa Fe, TN)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 31.2 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Santa Fe, TN (38482)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38482 Santa Fe
This part of Maury County is not an easy win. The 38482 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 38482 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 38482 and stronger Santa Fe ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 38482 includes headwinds that any investor should price in. Income distribution skews lower than Santa Fe averages, and tenant stability requires active management.
Distressed ZIPs reward experience. healthy returns are possible in 38482, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Santa Fe:
Market Trends
Home Value History (with trend line)
📊 How Does 38482 Compare?
| Metric | 38482 | Santa Fe | Nashville-Davidson--Murfreesboro--Franklin, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $485,135 | $485,135 | N/A | $327,001 |
| 5-Year CAGR | 7.1% | 7.1% | N/A | 7.7% |
| Avg Rent | $1,296 | $1,296 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38482 (Santa Fe, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $485,135 |
| Monthly Rent | $1,296 |
| Price-to-Rent | 31.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +10.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38482
Population: 1,742
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 38482
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,396 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Santa Fe, TN?
Santa Fe, TN home values average about $485K. That price point suits investors targeting rentals with $1,296/mo in monthly income.
How high is vacancy risk in Santa Fe, TN?
Santa Fe, TN sees elevated vacancy, which is reasonable relative to the broader TN rental market.
How does Santa Fe, TN stack up for property investment?
The 3.0/5 investability rating in Santa Fe, TN reflects its $485K prices and $1,296/mo rents. Investors generally consider it a solid option within TN.
Are landlord laws favorable in Santa Fe, TN?
Santa Fe, TN falls under TN landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What is the renter demographic in Santa Fe, TN?
Tenant demand in Santa Fe, TN is solid. The local workforce $1,296/mo rents across most rental classes.
You know 38482 now. You don’t know where it ranks.
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How 38482 ranks in Nashville-Davidson--Murfreesboro--Franklin, TN
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