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City · 10,529 residents · Wells County, Indiana

Bluffton , Indiana

In Bluffton, a typical home is worth $149,600 and typical rent is $732 a month. Compared with all of Wells County, the typical home value is 24% lower, typical household income is 20% lower, and the share of households that own their home is 14 points lower.

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  • Typical home value

    $149,600

    24% below the county

    31% below Indiana

    • Bluffton
    • Wells
    • Indiana

  • Typical rent

    $732a month

    10% below the county

    31% below Indiana

    • Bluffton
    • Wells
    • Indiana

  • Typical household income

    $57,539a year

    20% below the county

    20% below Indiana

    • Bluffton
    • Wells
    • Indiana

  • Households that own their home

    62%

    14 points below the county

    9 points below Indiana

    • Bluffton
    • Wells
    • Indiana

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$189,252
4.8% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Bluffton is in Wells County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Wells County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Bluffton apart

What this place has that others do not, from public data, most unusual first.

  1. Bluffton has the 3rd smallest share of rent-burdened renters of the 120 cities in Indiana with more than 5,000 people (32%).

  2. Bluffton has the 4th lowest typical rent of the 132 cities in Indiana with more than 5,000 people ($732).

  3. Nearby, in Hartford City, the typical home value is $83,400: 44% less than in Bluffton ($149,600).

  4. 62% of households in Bluffton own their home, against 76% in Wells County.

  5. The typical home in Bluffton is worth $149,600, 24% less than in Wells County as a whole ($197,600).

  6. The typical household income in Bluffton is $57,539, 20% less than in Wells County as a whole ($71,957).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Bluffton

What homes there are in Bluffton, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Bluffton, 7 in 10 homes are single-family detached houses; in Wells County, 8.

Year built

By age, homes in Bluffton look like those in Wells County: the typical year built is 1972.

There are fewer big homes in Bluffton than in Wells County: 59% have 3 bedrooms or more, against 71%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

The FHA limit for Wells County is high ($541,287): at least 99% of owner-occupied homes in Bluffton are worth less than $500,000.

Monthly rent with utilities

With a mortgage

$1,081 a month

Wells County: $1,204 a month

Without a mortgage

$417 a month

Wells County: $455 a month

Owners with a mortgage

61%

Wells County: 61%

In Bluffton, 61% of owners have a mortgage, and their typical cost is $1,081 a month, against $1,204 in Wells County. Without one it drops to $417.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Bluffton rose 49%; in Wells County, it rose 55%.

The typical rent in Bluffton stayed about the same over that time: the difference is within the Census margin of error.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBlufftonWells CountyIndianaUnited States
Rental vacancy Unreliable estimateUnreliable estimate5.6%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimateUnreliable estimate1.8%3.4%
People per household 2.272.422.462.53
Drive alone 80%85%76%69%
Carpool 9%6%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 6%6%11%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute 10 to 19 minutesUnreliable estimate20 to 29 minutes20 to 29 minutes

Fewer people live in each home here: 2.27 on average, against 2.42 in Wells County.

In Bluffton, 80% of workers drive alone to work; in Wells County, 85%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Bluffton?

A typical home is within reach of the typical income

We start with a typical home in Bluffton, worth $149,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 25% of the typical household income in Bluffton, which is $57,539 a year.

The calculator's FHA and conventional loan limits are those of all of Wells County.

Your numbers

Local data
$

Starts at the typical home value in Bluffton. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $5,236 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,198

at 7.18% · 30 years

Loan amount
$146,890
Total interest
$211,341
Paid off in
November 2056

Includes $2,526 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,343 a month

    Your payment · 25%

  • Tight

    $1,343 to $1,726 a month

  • Hard

    more than $1,726 a month

Compared with the typical household income in Bluffton ($57,539 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,198
Principal & interest$995
Property tax$75
Home insurance$62
FHA mortgage insurance (MIP)$66

You need at least $5,236 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Bluffton and Wells County

Bluffton is in Wells County, Indiana. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Bluffton's own numbers

Typical home value
$149,600
Typical monthly rent
$732
Typical yearly household income
$57,539
Households that own their home
62%
Effective property tax rate
0.6%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Wells County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,102
Price change over 5 years (FHFA)
+59%
Homes in a high flood-risk zone
0.8%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Wells County.

Everything about Wells County

Buying

Buying a home in Bluffton

A typical home in Bluffton is worth $149,600: 24% below the county and 31% below Indiana. With the typical household income in Bluffton ($57,539 a year), a typical home costs 2.6 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Bluffton 2.6 years
  • Wells 2.7 years
  • Indiana 3.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Wells County

According to FHFA’s house price index, home prices in Wells County rose 97% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Wells County.

Period County Indiana U.S.
Last year (2025) +4.1% +4.3% +2.9%
5 years (2020–2025) +59% +53% +47%
10 years (2015–2025) +97% +95% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Bluffton next to Wells County, Indiana and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Bluffton $149,600
  • Wells $197,600
  • Indiana $218,200
  • United States $332,700
Typical monthly rent
  • Bluffton $732
  • Wells $813
  • Indiana $1,062
  • United States $1,413
Typical yearly household income
  • Bluffton $57,539
  • Wells $71,957
  • Indiana $71,957
  • United States $80,734
See the full table
Bluffton next to Wells County and Indiana
Measure Bluffton Wells County Indiana U.S.
Typical home value $149,600 $197,600 $218,200 $332,700
Typical monthly rent $732 $813 $1,062 $1,413
Typical yearly household income $57,539 $71,957 $71,957 $80,734
Households that own their home 62% 76% 71% 65%
Typical yearly property tax $900 $1,065 $1,614 $3,119
Effective property tax rate 0.6% 0.54% 0.74% 0.94%
Renters with high rent for their income 32% 35% 48% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Wells County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Bluffton

For a typical $149,600 home in Bluffton, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Bluffton's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,198a month

    Least cash to close
    Down payment
    $5,236
    Cash to close
    $9,724
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $66

  • Conventional, 5% down $1,171a month

    Down payment
    $7,480
    Cash to close
    $11,968
    Rate
    7.18%
    Mortgage insurance
    PMI · $71

  • Conventional, 20% down, no PMI $948a month

    Down payment
    $29,920
    Cash to close
    $34,408
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,086a month

    Down payment
    $22,440
    Cash to close
    $26,928
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Bluffton and for Wells County.

Property tax

Effective rate in Bluffton

0.6%of the home’s value each year

$900 a year for the typical owner in Bluffton.

  • Bluffton 0.6%
  • Wells 0.54%
  • Indiana 0.74%

What Indiana publishes Homestead standard deduction: the amount drops each year (Indiana Department of Local Government Finance (DLGF), Form HC10)

Exemptions and deadlines in Indiana

Flood risk in Wells County

FEMA does not publish these numbers by city: they are for all of Wells County.

Homes in the high-risk zone
0.8%
97
Of those, with NFIP insurance
16%
County Indiana U.S.
Homes in the high-risk zone 0.8% 2.3% 3.5%
Of those, with NFIP insurance 16% 17% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Bluffton

Typical rent in Bluffton is $732 a month: 10% below the county. In Bluffton, 32% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Wells County, by unit size. To pay the 2-bedroom one ($1,102 a month) without spending more than 30% of your income, you would need to earn $21.19 an hour working full time.

HUD fair market rent for all of Wells County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $837 $16.10 $33,480
1 bedroom $842 $16.19 $33,680
2 bedrooms $1,102 $21.19 $44,080
3 bedrooms $1,342 $25.81 $53,680
4 bedrooms $1,535 $29.52 $61,400

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Bluffton

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Bluffton is in ZIP code 46714.

For 2 bedrooms it is $1,050: $52 less than the fair market rent for Wells County ($1,102).

  • 46714 $1,050$1,280

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Bluffton when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Bluffton

HUD lists 5 buildings with rents for lower incomes in Bluffton. These are the largest.

  • Capri Meadows II 58 Capri Ct, Bluffton 46714 100 low-income homes · For older adults (260) 824-4626
  • Pine Grove Apts 10 Pine Grove Ct, Bluffton 46714 58 homes, 55 low-income · 1 bd: 18 · 2 bd: 22 · 3 bd: 18 · In service since 2000
  • Capri Meadows I 58 Capri Ct, Bluffton 46714 72 homes, 29 low-income · For families (260) 824-4626
  • Bluffton Senior Villas 301 La Mar St, Bluffton 46714 32 homes, 26 low-income · 1 bd: 16 · 2 bd: 16 · In service since 2003 · For older adults
  • Ouabache Village 401 E State St, Bluffton 46714 14 low-income homes · For people with disabilities (260) 824-7614

See all 6 buildings in Wells County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Bluffton

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Wells County. The nearest ones are below; many serve by phone or online.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Bluffton

No down payment, repair or rent-help program on our list is for Bluffton or Wells County. The ones below are statewide in Indiana: they work in Bluffton the same as in the rest of the state.

Which programs do I qualify for? All programs in Indiana

  • Next Home

    Statewide in Indiana

    Indiana state agency program with down payment assistance of 2.5% or 3.5% of the price, alongside a 30-year FHA or conventional mortgage. Offered by Indiana Housing and Community Development Authority (IHCDA).

    Type not stated

    See the program Official page

  • First Step

    Statewide in Indiana

    Indiana state agency 30-year FHA or conventional mortgage for first-time buyers (or homes in designated areas), with down payment assistance as a second mortgage with no interest or payments, repaid when the first mortgage ends. Offered by Indiana Housing and Community Development Authority (IHCDA).

    Deferred

    See the program Official page

Housing counselors near Bluffton

The HUD-approved agencies closest to the center of Bluffton, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • The Affordable Housing Corporation of Marion, Indiana

    812 S Washington St, Marion · 29 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (765) 662-1574

  • Pathstone Corporation - Indiana

    420 S High St Ste 101, Muncie · 40 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 5 more
    (765) 286-2162

  • Transition Resources - Pendleton

    600 Corporation Dr Ste 105, Pendleton · 60 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (866) 844-8556

All counseling agencies in Indiana

Help in Spanish near Bluffton

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Bluffton

HUD lists no housing authority with an office in Wells County. One in a neighboring county or the state’s may serve the area.

All housing agencies in Indiana Source: HUD

Cities

Nearby cities

The cities closest to Bluffton, with the typical home value.

Everything about Wells County Housing in Indiana

Neighboring counties

If Wells County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Bluffton.

All guides
A man and two girls read a book together on the sofa.

Questions

Housing questions about Bluffton

Short answers with the numbers for Bluffton and all of Wells County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Bluffton?

The typical home value in Bluffton is $149,600, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Wells County it is $197,600.

How much does it cost to rent in Bluffton?

Typical rent in Bluffton is $732 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Wells County is $1,102.

What is the FHA loan limit in Bluffton?

Bluffton uses the FHA limit for all of Wells County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Bluffton?

The typical homeowner in Bluffton pays $900 a year, according to the U.S. Census Bureau. That is 0.6% of the home’s value; in Wells County, the rate is 0.54%.

Where can I find free help to buy or rent in Bluffton?

We found no HUD-approved counseling agencies with an office in Wells County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).