January 2019 Market Report

Sevier County Market Report for January 2019

January 2019 Market Report Homes

 

Sevier County Homes

129 homes sold in Sevier County in January of 2019.
145 homes sold in January of 2018.
Sales are down 11%.
Average price has increased by 26% and is up by $61,000.
Average price is $290,560.
Available Inventory is down 17%, but Volume up by 13%.

Gatlinburg

17 homes sold in Gatlinburg in January of 2019.
28 homes sold in January of 2018.
Sales are down by 39%.
Average price has increased by 49% and is up by $105,000.
Average price is $319,279.
Available Inventory is down 33%, and Volume down by 9%.

Pigeon Forge

26 homes sold in Pigeon Forge in January of 2019.
29 homes sold in January of 2018.
Sales are down 10%.
Average price has increased by 61% and is up by $147,000.
Average price is $389,310.
Available Inventory is down 32%, and Volume up by 44%.

Sevierville

37 homes sold in Sevierville in January of 2019.
39 homes sold in January of 2018.
Sales are down 5%.
Average price has increased by 6% and is up by $13,000.
Average price is $248,629.
Available Inventory is down 10%,  and Volume is flat.

Douglas Lake

3 homes sold on Douglas Lake in January of 2019.
6 homes sold in January of 2018.
Sales are down 50%.
Average price has increased by 11%, and is up by $17,000.
Average price is $183,333.
Available Inventory is up 2%, and Volume down by 45%.

Wears Valley

7 homes sold in Wears Valley in January of 2019.
10 homes sold in January of 2018.
Sales are down 30%.
Average price has decreased by 1% and is down by $4,000.
Average price is $300,142.
Available Inventory is down 27%, and Volume down by 31%.

Seymour

8 homes sold in Seymour in January of 2019.
10 homes sold in January of 2018.
Sales are down by 20%.
Average price has increased by 36% and is up by $70,000.
Average price is $266,137.
Available Inventory is up 5%, and Volume up by 9%

 

January 2019 Market Report - Lots

 

Sevier County Lots

34 lots sold in Sevier County in January of 2019.
32 lots sold in January of 2018.
Sales are up by 6%.
Average price has increased by 15% and is up by $10,000.
Average price is $78,947.
Available Inventory is down 14%, and Volume up by 22%.

Gatlinburg

8 lots sold in Gatlinburg in January of 2019.
5 lots sold in January of 2018.
Sales are up 60%.
Average price has decreased by 9% and is down by $2,000.
Average price is $25,062.
Available Inventory is down by 2%, and Volume up by 46%.

Chalet Village

4 lots sold in Chalet Village in January of 2019.
3 lots sold in January of 2018.
Sales are up 33%.
Average price has increased by 31% and is up by $49,000.
Average price is $52,475.
Available Inventory is down by 28%, and Volume up by 31%.

Pigeon Forge

1 lots sold in Pigeon Forge in January of 2019.
2 lots sold in January of 2018.
Sales are down by 50%.
Average price has decreased by 41% and is down by $37,000.
Average price is $55,000.
Available Inventory is down 16%, and Volume down by 70%.

Sevierville

6 lots sold in Sevierville in January of 2019.
9 lots sold in January of 2018.
Sales are down by 33%.
Average price has increased by 402% and is up by $109,000.
Average price is $238,333.
Available Inventory is down by 7%, and Volume up by 235%.
* A 90 acre lot sold for $914,000 this month.

Douglas Lake

No lots were sold on Douglas lake this month. 

Wears Valley

3 lots sold in Wears Valley in January of 2019.
2 lots sold in January of 2018.
Sales are down 50%.
Average price has increased by 19% and is up by $9,000.
Average price is $56,000.
Available Inventory is down 28%, and Volume up by 79%

You can find previous Market Reports here.

Home Inspection FAQ

After choosing your new home it is now time to take a look at the inner workings.

Insight Home Inspection Services, LLC

 

What is a home inspection?
A home inspection is an objective visual examination of the physical structure and systems of a house, from the roof to the foundation.

What does a home inspection include?
The standard home inspection report will cover the condition of the home’s heating system, central air conditioning system, interior plumbing and electrical systems, the roof, attic and visible insulation, walls, ceilings, floors, windows and doors, the foundation, basement / crawlspace and structural components.

The American Society of Home Inspectors (ASHI) publishes a Standards of Practice and Code of Ethics that outlines what you should expect to be covered in your home inspection report.

Why do I need a home inspection?
Buying a home could be the largest single investment you will ever make. To minimize unpleasant surprises and unexpected difficulties, you’ll want to learn as much as you can about the newly constructed or existing house before you buy it. A home inspection may identify the need for major repairs or builder oversights, as well as the need for maintenance to keep it in good shape. After the inspection, you will know more about the house, which will allow you to make decisions with confidence.

If you already are a homeowner, a home inspection can identify problems in the making and suggest preventive measures that might help you avoid costly future repairs.

If you are planning to sell your home, a home inspection can give you the opportunity to make repairs that will put the house in better selling condition.


Below are a few examples of common issues to beware of:

 

Foundation Cracks

 

 

 

 

 

 

Foundations cracks are generally a result of soil conditions. Some soils are affected differently  by moisture and or dry conditions which cause expansion or shrinking that will create an uplifting or lowering of the foundation footing and walls. Some obvious results of these factors are: crooked doorways, cracked or bowing walls, uneven floors and believe it or not even unusual smells and humidity. These smells are due to air passing through cracks from under the earth and the humidity is elevated due to soil moisture.

 

 

 

 

 

Termites when not detected and eliminated cause billions of dollars in damage every year. Termites can cause major structural damage that cannot be seen without proper training. In our area (Tennessee) we are battling subterranean termites. These termites travel through shelter / mud tubes which consist of soil and wood cemented together with saliva and feces. Subterranean termites cause more damage to homes in the U.S. than storms and fire combined.

 

Leaks/Mold

 

 

 

 

 

Leaks and moisture entry at any location can cause wood rot and mold. Mold when not detected can grow to the point of a severe health hazard. There are several different types of mold but the worst is Stachybotrys (black mold). Symptoms of black mold can be: coughing, itchy skin, sore throat, nosebleeds and much more. An in-depth inspection uses state of the art infrared cameras and moisture detecting devices that assist in locating temperature differentials and state of the art air quality testing machines that will gather air samples into a cartridge that is sent to a third party lab for evaluation. An air quality report can assist your doctor in determining possible health issues derived from mold related conditions.

 

Electrical Panel

 

 

 

 

 

 

It is important to have a properly wired house to prevent electrical shock and make sure we have power to plug in all of our electronics. But, did you know that an improper ground can damage our new phones, tablets, game consoles and much more? An in-depth inspection will bring these issues to light by way of removing the breaker panel cover, evaluating main and branch wiring, testing receptacles and ensuring that a proper sized supply is in place.

Thank you, Mark for providing this valuable information for us!
Follow Mark on Facebook here.

 

Second Home FAQ

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Thinking of financing a second home or investment property in the Smokies? Here are some of the most frequently asked questions from our buyers purchasing their first vacation home:

1. What is the minimum amount I can put down?

For second home properties, our buyers can put as little as 10% down. If you are putting less than 20% down, there will be private mortgage insurance included in your monthly payment until your loan balance reaches 80% of the home’s original value. As of October 2018, the rates for mortgage insurance have remained as low as .30% annually (or $75/month for a $300k loan amount) for borrowers with good credit. Investment property loans require at least 15% down.

2. What do rates look like?

Like all correspondent lenders, we get new rates sheets every day when the market opens. We start with the base rate and add adjustments for loan size, loan term, down payment, and credit score when calculating a client’s rate. The good news is, at MIG the adjustments are the same for a second home as they are for a primary residence. Higher rates apply for investment property loans.

3. If rates are higher, why would I use the investment property product? What’s the difference?

Certain buyers are better suited for an investment product. This might include someone who:
* Requires future rental income from the property he or she is purchasing to qualify for the loan
* Already owns a second home in the Smokies
* Has no intention of using the home for personal use (this would include renting the property out on a long-term lease)
* Intends to use a property management company that will not give the owner control of when they can stay in the home.

4. Can I do overnight rentals if I use second home financing?

Yes! Just make sure that you maintain the ability to block out time for personal use. Black-out dates for peak seasons and holidays are a deal breaker.

5. I have decided that the second home product is best for me, but I noticed that my seller included language in our sales contract requiring me to use a specific management company. Will that cause any problems with my loan?

It could! If that language is present we will be required to review the management company’s contract to determine that you will be able to use the home for personal use at your discretion per second home guidelines.

6. What’s the minimum credit score needed to qualify?

The minimum credit score for investment and second home purchases is 620. If you are unsure of where you stand, give us a call and we can go over this with you. If you are short of qualifying, we may be able to increase your score within 7 business days!

7. Ok, I’m pre-qualified and I found my dream house. When can we close?

You and your seller will negotiate a closing date at the time your sales contract is signed, but most purchase and sale agreements set closing for about a month after the contract is bound. This allows time for you to collect and submit your credit documentation to us, the appraisal to be completed, and for title work to be completed.

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Our Local Real Estate Market Continues to see Sizeable Growth through September, 2016

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For the past year, both local & national real estate markets have experienced a continuous, but steady, growth in several key real estate market categories. As we look at the statistics for the Great Smoky Mountains real estate market through September 2016, we find that our local market continues to reflect the trends of gradual and continuous growth both here locally and nationally. We have come to see this trend for some time now. The numbers below will reflect that continued growth for September 2016 as compared to that of September 2015.

In the category of Residences Sold, we see that comparing September 2016 to the same month the previous year, the number of residences sold increased by 18%, as 231 more homes were sold at the end of September 2016, as opposed to the year prior. This vigorous growth is largely in line with the continued growth in this same category that we have experienced for the past several months. We fully expect this trend to continue in this category.

 

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In the category of Residential Dollar Volume for September 2016, versus September 2015, we also see an increase of 25%. This percentage is up 1% JUST from the month prior! This continues to reflect a consistent and steady climb with a high percentage growth from year-to-year. This statistic shows the largest increase in this category for the past several months. This trend shows the consistently higher home prices that have been taking place over the past couple of years on a national scale.

 

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Sellers in our area continue to experience good news in the category of Average Sold Price!  For September 2016, compared to that of September 2015, the average sold price shows an increase of 6%, which, also reflects a steady and consistent growth of a stronger local market in this category.  The average sold price is up $12,634 from last year. As confidence continues to grow in both local and national markets, we expect that this upward trend of higher home prices will continue in the foreseeable future.

 

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Lastly, the available homes on the market continue to show a slow decrease, which the market has reflected over the past several months.  Through September 2016 versus September 2015, the number of available homes has declined by 8%, which is a decrease of 338 homes in available inventory.  This same trend for available inventory has occurred for the past several months.  This is in-line with the national real estate trends.  With this declining inventory, the local market is showing signs toward more people wanting to buy the available properties currently on the local market, and that with higher home prices, more people may feel a greater sense of confidence in listing their homes for sale, along with a increased interest in buying what inventory is currently available.

 

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This Week’s Featured Properties:

 

orig_boomver_1_205960-1   1435 Wiley Oakley Drive, Unit 173, Gatlinburg, TN 37738 – $79,900!!! What a steal! 2BD/2BA Condo located on Ski Mountain just minutes from Ober Gatlinburg, Downtown Gatlinburg, and many attractions. This condo features a beautiful fireplace and loft area. This condo includes a gently flowing mountain stream, as well as being set in a beautiful wooded setting in the Smokies, along with having easy access to City-maintained roads & services. Inside this condo, located on the top floor, you have a large great room, combining living rm, dining rm, & kitchen into one room, along w/having high, vaulted ceilings & a large masonry F/P. Great deal–Come see for yourself!

 

orig_boomver_1_205840-1  1215 Wiley Oakley Drive, Gatlinburg, TN 37738 – $875,000! Private, spacious, & well-built, 4 BD/3.5 BA, 2,800+ sq ft mountain chalet, sitting on 14+ acres, complete w/amazing mtn. views, located w/in mins. to many of the Gatlinburg area’s attractions. Access to city-maintained roads. This home has one of the best views in the county! Give us a call to schedule a showing today!

41st Annual Fall Craftsmen’s Fair!

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The 41st annual fall Craftsmen’s Fair kicks off today, and runs through October 23! More than 180 of the finest craftspeople from all over the United States will travel to Gatlinburg, Tennessee, to demonstrate their skill, answer questions and offer their unique art for sale. This fair is an excellent opportunity to fall in love with a new art, all while visiting our area during the most beautiful time of the year. Stick around for live bluegrass and gospel music, featured at 12 pm, 2 pm, and 6 pm, every day! The Craftsmen’s Fair will run 10-6 Monday-Saturday, and 10-5 on Sunday. Adult admission is $7, and children 12 and under are free. While you are in town, feel free to give us a call or stop by the office! View our website and learn about our featured properties here.

Oktoberfest at Ober Gatlinburg!

 

We are heading into one of our busiest times of the year here in Gatlinburg, Tennessee! People from all over the world come to our area to see the beautiful fall foliage and enjoy our harvest festivities. Oktoberfest in Ober Gatlinburg celebrates the 206th anniversary of the popular festival held every year in Munich, Germany. The Bavarian Fun Makers Band, in authentic costumes, will perform traditional Bavarian folk dances, yodeling, and much more as daily entertainment. Ride the TramWay from downtown Gatlinburg up the mountain– here you will receive some of the best views in the area! Taste delicious german inspired food at Ober Gatlinburg’s Restaurant and Lounge. While you are here, stop by our office and pay us a visit! We are less than a mile away from Ober Gatlinburg. Take a look at our Featured Properties and give us a call for a showing appointment!

 

 

This Week’s Featured Listings:

 

orig_boomver_1_202416-1 PRICE REDUCED! $469,900 1116 Longview Court, Gatlinburg  – Well located & well-built 5BR/5BA log home in the heart of Chalet Village. Very close to downtown Gatlinburg with all the amenities at the community club house. You want to see this home!

 

 

orig_boomver_2_200488-1-1  PRICE REDUCED! $650,000 925 Elm Road, Gatlinburg – Totally private, 4,900 Sq. Ft. 3BR/3.5BA located in Chalet Village! Has done great on a rental program, and could also be used as a permanent residence. Give us a call to see this property!

Thanks to Freddie Mac, buyers may be approved easier!

Freddie Mac is changing up income requirements for mortgage applicants in a new pilot program.  The changes announced Monday are designed to help boost mortgage originations among first-time buyers, applicants with low-to-moderate incomes and those who live in underserved areas.

Using the Freddie Mac program, applicants will be able use the income of people who will live with them but aren’t going to be on the mortgage to qualify.  In addition, income from second jobs that borrowers have held for a relatively short period will be factored in. The pilot also doesn’t require bank statements that would show a paper trail of how some borrowers save for their down payments.

Many of the pilot’s features are similar to what Fannie Mae currently allows on some mortgages. Freddie Mac is amongst the largest purchasers of mortgages in the country. Freddie Mac says it purchases one in every four mortgages originated by lenders in the U.S.

The changes, which went into effect on Monday, will apply to clients who apply for a mortgage with Las Vegas-based Alterra Home Loans or Tustin, Calif.,-based New American Funding.

Freddie Mac will determine whether to expand it beyond pilot phase if performance meets expectations.

This Week’s Featured Property:

 

orig_boomver_1_204204-1 503 Dollywood Lane, Unit 112, Pigeon Forge
Golf Vista- A gorgeous, updated and inviting “Private Style” condominium. complex. There are only TWO condos on each level, this condo is quiet. This would be a wonderful rental or permanent home! Very classy and completely remodeled ground floor condo. Large Master bedroom has a two person jacuzzi and patio access to enjoy the Golf Course & mountain view. Accommodating Kitchen living & dining room area are SPACIOUS & comfortable for the entire family. Walk to Pigeon Forge, Enjoy the Dollywood fireworks at nighttime from patio, or just city lights at night. This condo is a must see! HOA Includes- Property Maintenance, trash, water, cable, phone, gas, sewer.

 

Dumplin Valley Bluegrass Festival September 15-17

 

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Head on down to Sevier County this week to partake in the annual Dumplin Valley Bluegrass Festival! This Festival is held on the third weekend of September and has been a part of our tradition since the year 2000! This year, you can see local artist Jimbo Whaley, as well as 6 Time Grammy Nominee Artist Rhonda Vincent! This festival has grown from a small local event, into a destination event for “festivarians” from all over the world.  Sevier County always looks forward with great anticipation to the gathering of musicians, fans, friends and campers who converge on this spot in Kodak, Tennessee for a weekend of fantastic entertainment.  While you are here, don’t forget to check out the Jason White Team and inquire about our Featured Properties .

 

 

This Week’s Featured Property:

 

orig_boomver_1_205447-1 422 Edgewood Drive, Gatlinburg, TN 37738 – $149,900 -Cute two level honeymoon cabin situated in the woods just about 1 mile off highway 441 in Chalet Village North. An easy 1.5 mile drive to Gatlinburg and about 1/2 mile to the owners club with pool, tennis courts and club house. Also about a mile to great Smoky Mountain National Park and around 5 miles to Pigeon Forge. The entry level has a game room and a private bedroom suite. The upper level has an open living room/dining/kitchen with a 1/2 bath and laundry room. Decks on each floor and privacy too. Come have a look!

This Weekend in the Smokies- Shades of the Past Car Show!

 

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This weekend, Pigeon Forge, Tennessee will host it’s 33rd annual Shades of the Past Car Show at Dollywood’s Splash Country! Visitors have been arriving all week long to view the thousands of cars that will be present for this event. It truly is a sight to see! All ages will marvel at over 200 hot rods competing for the grand prizes — a 1932 Ford Hi-Boy Roadster and a $10,000 cash prize. This weekend is also a great time to view the beginning of the foliage here in the Smokies! With temperatures still warm during the day, but cooling off into the high 50’s throughout the night, we are just beginning to see the leaves turn in the higher elevations. What a perfect time to visit us here in the Great Smoky Mountains! While you are here, why not contact us and see what the Jason White Team can do for you? Check out our Facebook page here.

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This Week’s Featured Listings:

 

orig_boomver_1_205404-1 925 Ski View Drive, Gatlinburg, TN 37738 – $398,000 –
Beautiful, private, 2 acre multi-family duplex with postcard-style views, and literally a majestic view of the Great Smoky Mountains from almost any room on either level. 4 BD/3 BA, with two levels, and is over 3,000+ sq ft total in size. Top quality concrete construction; it’s built like a condominium with 12” concrete walls and concrete floors, and is practically sound proof. The exterior is mostly covered in mountain stone, which is virtually timeless and maintenance free. The two levels of this dwelling are connected by stairs, but each level can be rented separately, and has great potential as such. The current owner lived on the upper level for years and rented the lower level to pay the expenses, which due to the construction quality and design is both feasible and functional. The upper level was previously being rented for $1,200/mo, while the lower level was previously being rented for $900/mo, with both electric and water services included – has great rental potential for this home, in addition to being a great permanent or 2nd home, as well. Spectacular mountain views from both levels. Also abuts a publicly-maintained street. Lovely native trees and shrubs, and only 2 mi. to traffic light #10 in dwtn. Gatlinburg and the Great Smoky Mountains Nat’l Park, among other attractions. A great home & location with lots of potential – come see this amazing home for yourself today!

 

   1121 Lower Alpine Way, Gatlinburg, TN 37738 –
Spacious, well-located, 4 BD/3.5 BA. 2,500+ sq ft mountain chalet, located only mins. to dwtn. Gatlinburg, Ober Gatlinburg, the Nat’l Park, & much more. Currently on a well-maintained self-managed rental program; has great rental potential in an ideal location. This well-built & maintained chalet has tremendous views from 2 deck partially wraparound decks of Mt. LeConte, the Smokies, & the slopes of Ober Gatlinburg Ski Resort, as well as the tram, running to & from the resort. Inside this chalet, you have a large living/dining rm w/high, vaulted ceilings & F/P, as well as a full kitchen, a spacious loft containing a master BD & a priv. master BA, as well as having a F/P, a large lower level recreation rm, & much more, all throughout this chalet. Has easy access to City-maintained roads & services, as well as nearby attractions, including only being mins. from the shopping & attractions of dwtn. Gatlinburg. Also only 1/2 mi. to the many community amenities of the Chalet Village Owner’s Club, incl. community club house, swimming pools, tennis courts, & much more. Beautiful views & a well-built mtn. chalet, all in a great location – come see it today!

The Great Smoky Mountains Real Estate Market Continues to See Sizable Growth Through August, 2016

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For the past several months, both local & national real estate markets have experienced a continuous, but steady, growth in several key real estate market categories.  As we look at the statistics for the Great Smoky Mountains real estate market through August 2016, we find that our local market continues to reflect the trends of gradual and continuous growth both here locally and nationally.  We have come to see this trend for some time now.  The numbers below will reflect that continued growth for August 2016 as compared to that of August 2015.

In the category of Residences Sold, we see that comparing August 2016 to that of August 2015, the number of residences sold increased by 18%, as 277 more homes were sold at the end of August 2016, as opposed to July August.  This vigorous growth is largely in line with the continued growth in this same category that we have experienced for the past several months.  We fully expect this trend to continue in this category.

In the category of Residential Dollar Volume for August 2016, versus August 2015, we also see an increase of 24%.  This percentage is up 2% JUST from the month prior! This continues to reflect a consistent and steady climb with a high percentage growth from year-to-year.  This statistic shows the largest increase in this category for the past several months.  This trend shows the consistently higher home prices that have been taking place over the past couple of years on a national scale.

Sellers in our area continue to experience good news in the category of Average Sold Price!  For August 2016, compared to that of August 2015, the average sold price shows an increase of 5%, which, also reflects a steady and consistent growth of a stronger local market in this category.  The average sold price is up $9,301 from last year. As confidence continues to grow in both local and national markets, we expect that this upward trend of higher home prices will continue in the foreseeable future.

Lastly, the available homes on the market continue to show a slow decrease, which the market has reflected over the past several months.  Through August 2016 versus August 2015, the number of available homes has declined by 8%, which is a decrease of 423 homes in available inventory.  This same trend for available inventory has occurred for the past several months.  This is in-line with the national real estate trends.  With this declining inventory, the local market is showing signs toward more people wanting to buy the available properties currently on the local market, and that with higher home prices, more people may feel a greater sense of confidence in listing their homes for sale, along with a increased interest in buying what inventory is currently available.

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This Week’s Featured Properties:

orig_boomver_1_205300-1      1114 W Ridge Road, Gatlinburg, TN 37738 – $499,900   Come see this amazing home, with style, luxury and spectacular views, all rolled into one today! This 5 BD/4 BA, 3,300+ sq ft home is located on an incredibly private 1.3 acre lot, with some of the most phenomenal, unobstructed views of Mt. LeConte and the Great Smoky Mountains! Has great potential as a permanent residence, 2nd home, or as an overnight rental. It has an excellent floor plan/design, with 5 private suites, 2 separate bedroom suites on the main floor, 2 more suites downstairs, along with a huge lower Level Recreation room/den area, and a loft bedroom on the 2nd floor. Two huge decks (50′ X 10′) span the back of this home, overlooking the incredible mtn. views that you will have to see to believe! Also includes lots of level, surfaced parking with spacious turnaround room, along with being located on a quiet cul-de-sac. This home has endless possibilities, and is located only mins. to dwtn. Gatlinburg, Ober Gatlinburg, and the Nat’l Park! A spectacular home with one-of-a-kind mountain views, privacy and usable yard!

orig_boomver_1_205255-1  819 Crestwood Ln, Gatlinburg, TN 37738- $219,900 -Well-located, uniquely-built, 3 BD/2 BA mtn. chalet, located in the heart of Chalet Village, & only mins. to dwtn. Gatlinburg, Ober Gatlinburg Ski Resort, the Nat’l Park, & much more. Has made over $20K consistently each year in rental income since 2014, made over $25K in 2015 alone, & is on track to make over $25K again this year, in 2016. This uniquely-built chalet features two wrap-around deck areas that offer truly amazing views of the Smokies, along with giving a real sense of mtn. living, as well. Inside this chalet, you have two great levels, which feature a large living/dining rm, an open kitchen, & a large master BD w/priv. BA w/W/P, all on the 2nd level. On the main level, you have a large family/great room w/F/P, as well as two additional BD’s w/a shared BA, & a spacious utility room, as well. On the lower level, you have a large bonus room that has lots of potential in its own right, with endless possibilities. Located only 1/2 mi. from the many community amenities of the Chalet Village Owner’s Club, including community club house, swimming pools, tennis courts, & much more, along w/easy access to nearby County-maintained roads & services. A great location & unique mtn. chalet w/amazing views – come see it today!