What the Fed’s October Rate Cut Means for Smoky Mountain Real Estate Investors

Posted by Jason White on

The Federal Reserve announced its third rate cut of 2025, lowering the federal funds rate by another 0.25% to a range of 3.75%–4.00%. 

So what does this latest rate move mean for homebuyers, sellers, and short-term rental investors in the Smokies? Let’s break it down.

 

A Quick Look at the Fed’s October Decision

  • The Fed lowered rates by 0.25%, signaling a continued but cautious shift toward easing after a period of higher rates that began in 2022. 
  • Slower job growth and easing inflation pressures gave the Fed some breathing room but Chair Jerome Powell emphasized that “another cut is not a foregone conclusion.” 
  • The Fed wants to support the economy without reigniting inflation. In other words, they’re walking a fine line. 

 

What This Means for Borrowers and Buyers

Lowering the federal funds rate doesn’t change mortgage rates, but it does influence them. Following the Fed’s announcement, average 30-year fixed mortgage rates dipped slightly to around 6.1–6.2%, the lowest level we’ve seen in several months.

Mortgage rates moved down notably in advance of the Fed’s meeting, hitting their lowest level in more than a year, but further declines will depend on new developments,” says Realtor.com® Chief Economist Danielle Hale.

That small shift can make a big difference for buyers in our region; a 0.25% drop on a $500,000 cabin loan can save roughly $75–$100 per month in interest.

For investors looking to add a Smoky Mountain cabin to their portfolio, this could be a good time to make a move, especially before inventory tightens during the early-spring buying season.

 

For Short-Term Rental (STR) Owners and Investors

Here’s how this rate cut could play out locally:

  1. Slightly lower rates can help investors secure more favorable financing on new cabin purchases or refinances. 
  2. Sustained travel demand. The Smoky Mountains remain one of the most visited national park regions in the U.S. and travelers continue to seek unique, well-managed stays. 
  3. With inflation still higher than the Fed’s 2% target, owners should continue to budget carefully for utilities, insurance, and maintenance.

 

Put simply: cheaper money may help, but strong management and smart pricing still drive your ROI.

 

When national monetary policy leans toward easing, our market tends to benefit: lower financing costs meet strong visitor demand — a powerful mix for investors seeking both income and long-term value growth.

 

How to Navigate This Market

Whether you’re a current owner or exploring your first Smoky Mountain investment, now’s the time to:

  • Revisit your financing. Talk to your lender about rate adjustments or refinance opportunities.
  • Review your numbers. Use updated mortgage rates in your rental projections to see how your ROI changes.
  • Look locally, act strategically. National headlines matter less than neighborhood-level insight. Partner with a local team (👋 that’s us!) who knows which areas consistently perform for STRs. 

The Fed’s October rate cut is a welcome sign that monetary pressure is easing but it’s not a “back to the boom” moment. 

Real estate success in the Smokies still comes down to location, management, and data-driven decisions.

If you’ve been waiting for a friendlier interest-rate environment to buy your first cabin or expand your portfolio, our team has been helping buyers and investors navigate every type of market since 1996. We’d love to help you evaluate today’s opportunities and find the cabin, home, or property that fits your long-term goals.

📞 Contact the Jason White Team to schedule a consultation or browse the latest listings in Gatlinburg, Pigeon Forge, and Sevierville.

An Off the Beaten Path Hike You Don’t Want to Miss this Fall

Posted by Jason White on

 

To take a family fall hike in the Smokies is a simply marvelous idea.  Many popular hikes are full of people with the same idea! 

For example, the Gatlinburg Trail or a hike in Cades Cove come to mind. Although they are excellent choices they cannot be called off the beaten path.  

What about an out and back hike along a stream with historical features along the way leading to a waterfall?  

 

Please read on…

The hike is to Fern Branch Falls in the Greenbrier section of the Smokies located 6 miles east of Gatlinburg out East Parkway (US 321).  

Turn right into the Greenbrier entrance and once off Highway 321 time slows instantly as the weight of the hustle and bustle becomes rear view mirror news.  

The reason in part is the road becomes gravel and slowing down for the potholes allows time to take in scenic stretches of the Middle Prong of the Little Pigeon River.  

A dusty car is part of the off the beaten path adventure!

  

Greenbrier is a riot of summertime activity with swimmers and tubers competing for a perfect spot to enjoy the refreshing waters. 

In the fall the focus changes and is why one should continue the four miles to the end of the road to start this adventure. Travel note is to stay right (straight) at the bridge @ 3.1 miles on to the trailhead for Porters Creek Trail.

The All-Trails app list this hike as the Porters Creek Trail to backcountry camp site # 31 and as a 7.2-mile hike. However, the goal of this hike is to Fern Branch Falls and back at 4 miles. 

There are several features to enjoy within a shorter hiking distance and there is no shame in turning around at will. The fall colors are good throughout the Greenbrier section of the Smokies making each visitor a fall extravaganza participant. 

The advantage of the Porters Creek trail is the start is along an old road bed with strolling side by side not only possible but encouraged. 

Approximately .7 mile (with close to 300 feet in elevation gain) into the hike on the right are stone walls from the settlers’ days and are a clue to look for the nearby Ownby Cemetery.  

This is the first of the historical features along the trail. Onward at the one-mile mark trail reaches an area known as Porters Flats and here lie two historical buildings of interest. A short spur trail leads to the John Messer Cantilever built in 1875.  A short distance farther is the old Smoky Mountain Hiking Club cabin built in the 1930.

A turn around at this point results in just over 2 miles of hiking and 350 feet of elevation gain.  

The advanced hikers are encouraged to follow the trail signs towards camp site #31 on to Fern Branch Falls. From here the trail becomes a single track and steeper but still in the moderate rating range.  

At 1.4 miles with over 550 feet elevation gain the trail crosses a log foot bridge with two sections. With the rushing waters below plus corresponding downstream breeze yields the perfect adrenaline filled picture spot with the fall colors as the backdrop.

If you enjoyed a big breakfast before your adventure, then pushing on to Fern Branch Falls is in order. The trail does become steeper but only for just over a half a mile. Although not evident in the fall, the section of trail between the foot bridge and the falls is a spring wildflower viewing hotspot.  

At the two-mile mark from the trailhead, we arrive at Fern Branch Falls on the side of the trail. You have gained well over seven hundred plus elevation gain. Fern Branch is more like a cascade or tiered type falls with not much of a plunge pool but is a welcome destination as turning around for dinner awaits.  

A few details to share include that a tag or parking pass is now required for parking over 15 minutes in the park. They may be obtained at the Sugarlands Visitor Center or at https;//www.nps.gov/grsm/planyourvisit/fees.htm. 

The Porters Creek Trail to Fern Branch Falls is 4 miles and rated moderate. Please, allow nearly three plus hours hiking time to reach Fern Branch Falls but it can be noted that fast hikers who average two miles an hour will want to include time to enjoy the historical and natural features the hike offers. 

 

Buying Land in Sevier County? Here’s Your Smoky Mountain Checklist 

Posted by Jason White on

Why Does Due Diligence Matter When Buying Land in the Smokies?

Purchasing land in the Smoky Mountains can be an incredible investment, whether you’re dreaming of building a family cabin, planning a future short-term rental, or securing a piece of the Smokies to call your own.

 

Before you buy it’s important to do your research!

 

Buying land in the Smokies comes with factors you’ll want to consider. Things that could impact what you can build, how you use the property, and the cost that might come along after closing. 

 

This blog will walk you through six key things to think about before you purchase land in Sevier County and includes helpful links to our in-depth blog posts on each topic.

 

Start With Zoning and Restrictions

Zoning determines how a property can be used and every city in Sevier County has its own set of rules.

For example, Gatlinburg’s R-1A and R-2A zones restrict short-term rentals, while some areas in Pigeon Forge and Sevierville require specific permits. 

These seemingly small details can make a big difference depending on your plans for the land!

In addition to zoning, you’ll want to review any restrictive covenants or homeowners association rules, which can affect everything from building materials to landscaping choices.

Read more here: What Everyone Should Know About Real Estate Zoning in Sevier County, TN

 

Check for Easements and Access Rights

An easement gives another party the right to use a portion of your property.

For example, a utility company running power lines or a shared driveway providing access to a neighboring lot.

Easements can affect where you build, how you use the land, and even your property value. Before purchasing, make sure you understand any easements recorded on the parcel and who’s responsible for maintenance.

A current survey is the best way to identify existing easements, and you can also verify them through the local assessor’s office or utility departments.

Learn more about easements here.

 

Confirm Utility Access

Not all land in Sevier County has access to city water and sewer. If your property doesn’t, you’ll likely need to install either a well or septic system, and sometimes both. 

To confirm whether utilities are available:

  • Contact the city’s utility department for water and sewer access.
  • Ask local providers about electricity, gas, and internet service.
  • If you need a septic system, environmental testing is required before installation.

Read more septic tank facts here.

 

Don’t Skip Environmental or Site Testing

If you’re planning to build, a percolation test (often called a “perc test”) will determine how well the soil absorbs water, this is a crucial step for septic system approval.

You may also want to request environmental testing to check for drainage issues or protected wetlands. 

These steps can save you from major headaches later and ensure your dream build goes smoothly.

 

Get a Professional Land Survey

A land survey provides the most accurate picture of what you’re buying — boundaries, easements, topography, and access points.

Surveys protect you from boundary disputes, encroachments, and other costly surprises down the road.

They’re also essential if you’re planning to build, subdivide, or develop the property.

Your land survey questions are answered here!

 

Understand Property Taxes and Appraisals

Land taxes in Sevier County are based on several factors, including appraised value, assessment ratio, and the local tax rate. Knowing this ahead of time helps you estimate holding costs and future expenses.

If you’re not sure how to calculate your potential tax liability, we’ve created a simple breakdown to help you get started. Find it in our blog post Short Term Rental Property Tax Increases in Sevier County, Tennessee

 

Buy Land in Sevier County, TN with Confidence

Buying land in the Smoky Mountains is an exciting opportunity, but the details really matter. 

Doing your due diligence early can help you avoid unexpected costs, legal complications, or building delays.

Whether you’re investing in a future short-term rental or creating your own mountain retreat, our team is here to help you navigate every step.

Ready to start your search? 

View Lots and Land for Sale in Sevier County or Contact Us today to speak to our Land Specialist!

September 2025 Market Update: A Strong Finish to the Third Quarter in the Smokies

Posted by Jason White on

The Smoky Mountain real estate market wrapped up the third quarter on a high note.

Compared to this time last year, both home sales and total volume are up significantly, even as homes spend a little more time on the market.

If you’re an investor or homeowner tracking trends across Sevier County, here’s what the numbers tell us.

 

Residential Market Snapshot – September 2025 vs. 2024

Even with slightly longer market times, both sales and pricing increased. Total residential volume rose more than 30% compared to last September.

 

 

Single-Family Homes Lead the Market

Single-family homes and cabins remain the strongest segment of the market, with more homes selling at higher prices and total sales volume up 37% compared to last September.

Condos: A Softer but Still Active Segment

There were more condo sales this September than last year, but the average price and price per square foot both dropped significantly, while days on market increased sharply.

 

Land & Lots

More land parcels sold this September than last year, but the average sale price dropped sharply, and overall volume declined.

 

 

Year-to-Date Performance (January–September 2025)

 

Segment

Units Sold

Average Price

Avg. DOM

Price/Sq. Ft.

Residential (All)

704

$675,000 avg

77

$323 avg

Single-Family Homes

534

$711,000 avg

79

$325 avg

Condos

52

$357,000 avg

93

$280 avg

Land & Lots

226

$122,000 avg

88

—

 

Year-to-date, total market volume has surpassed $435 million, up roughly 12% from 2024’s pace.

Average sale prices have climbed throughout the year, while days on market have held steady, showing that the Smoky Mountain market remains active and balanced as we close the third quarter.

 

As we head into the final quarter of 2025:

  • Demand remains steady. September’s volume was the highest month of the year so far.

  • Inventory is tightening, which should help support prices through winter.

  • Single-family homes continue to dominate the market, representing more than 90% of residential sales and nearly all of September’s total sales volume.

  • Condos and land both saw an increase in the number of transactions but a decline in average price, suggesting buyers are gravitating toward smaller or lower-priced properties.

2025 has been a year of growth, balance, and strong investor confidence in the Smoky Mountain region.

While homes are taking a bit longer to sell, prices are rising and total sales volume continues to climb clear indicators of a resilient market.

If you’re considering buying or selling before year-end, now is the time to evaluate your position.

 

What This Means for You?

For Buyers:

Inventory is still moving, but at a steadier pace than last year.

Homes are spending a little more time on the market, which can work in your favor.

If you’ve been waiting for a moment to step in without competing against multiple offers, this fall offers more breathing room.

 

For Sellers:

Average prices and total sales volume continue to rise.

Well-priced, well-presented homes are still commanding strong offers. With buyer demand steady, now is the time to make sure your property stands out.

Presentation, pricing, and positioning matter more than ever.

 

For Investors:

The single-family segment remains the most consistent performer, driving nearly all market growth this year. If you’re building a short-term rental portfolio, focus on properties with strong location appeal and proven amenities, these are the listings still moving.

Land sales and lower-priced condos show that smaller investments are still finding buyers, a good sign of continued confidence in the Smoky Mountain market overall.

 

Reach out to The Jason White Team to review your property’s performance or explore new opportunities across Gatlinburg, Pigeon Forge, and Sevierville.

Pigeon Forge Cabins with Parking: The Hidden Amenity That Boosts Bookings and Attracts Car Show Guests

Posted by Jason White on

When most investors think of vacation rental amenities, hot tubs, theater rooms, or mountain views usually come to mind. But in Pigeon Forge, especially during car show season, parking is the hidden amenity that can make or break a guest’s decision.

From the Spring and Fall Rod Runs to Shades of the Past, the Jeep Invasion, and truck rallies at the LeConte Center, Sevier County is on the map for auto enthusiasts nationwide. 

These are travelers hauling trailers, driving multiple vehicles, or towing a prized classic car. They’re looking for vacation rentals that protect their vehicles and make their trip easy.

For Smoky Mountain investors, that means one thing: parking isn’t just a convenience, it can be a booking driver.

 

How Parking Can Boost Pigeon Forge Short-Term Rental Bookings

One of the most underestimated amenities in Pigeon Forge vacation rentals is parking, yet it can have a direct impact on both bookings and guest satisfaction. 

Spring and Fall Rod Runs, Shades of the Past, and the Jeep Invasion are high traffic events! This means that  the Parkway can see tens of thousands of visitors, in one weekend. 

Guests who attend these events bring specialty vehicles such as classic Corvettes, custom Jeeps, or trucks hauling enclosed trailers. 

These guests are not interested in risking door dings on their prized cars, by fighting for space in a crowded hotel lot. Instead, they actively search for cabins and chalets that advertise flat, ample parking that can accommodate multiple cars and trailers with ease. 

Vacation rentals that can guarantee free, secure, and spacious parking quickly stand out as the better option. 

Investors who highlight this amenity in their listings not only capture bookings during popular car show weekends but also appeal year-round to families and groups traveling with multiple vehicles.

 

How Parking Drives Bookings in Pigeon Forge Rentals

Properties with trailer-friendly driveways often see demand spike months in advance of major events like the Rod Runs or the Jeep Invasion. Guests who bring classic cars or tow vehicles on trailers will pay close attention to listings that guarantee easy and secure parking.

 In fact, during peak car show weekends, having ample parking can be the deciding factor that secures your property a reservation over the competition.

Car show travelers are known for returning to the Smoky Mountains year after year, and once they find a cabin or chalet with the right setup, they tend to rebook the same property each season. Highlighting trailer-ready parking in your listing description can set your property apart and keep it top of mind for these loyal visitors.

The value of parking doesn’t end with event travelers. Even outside the busy car show calendar, families and multi-couple groups frequently travel with two or more vehicles. Accessible parking makes these guests’ vacations easier, creating a smoother arrival and departure experience. 

Unlike amenities that require ongoing maintenance, such as hot tubs or game rooms, parking is a low-cost feature that adds year-round appeal and  can increase both occupancy and guest satisfaction.

 

Parking Pitfalls That Can Cost You Bookings (and How to Avoid Them)

One of the fastest ways to turn off a potential guest is with parking that doesn’t meet their expectations. 

In the Smoky Mountains, steep or one-lane driveways are common. If your driveway has a sharp incline or tight turns, be upfront in your listing and offer alternatives, such as nearby overflow parking or clear instructions for navigating the property. 

Guests hauling a classic car on a trailer would rather have the facts before booking than to find out after they’ve made their trip. No one wants to scramble to find a place to park their expensive, and often sentimental, property. 

When it comes to showing off your property’s parking, honesty really is the best policy. Use wide shots that show how easily vehicles fit with accurate photos that give guests a true sense of the space.

In your description spell it out: “Flat driveway fits four full-size vehicles or one trailer plus two cars.” This clear explanation is what guests are looking for. 

Some neighborhoods in Pigeon Forge and Sevier County limit how many vehicles a guest can have or whether trailers are allowed at all, so be sure to check your community rules!

When guests know exactly what to expect, you’ll avoid those dreaded parking-related reviews and position your cabin as one of the few Smoky Mountain rentals that car show visitors can book with total confidence.

 

3-Minute Parking Evaluation for Pigeon Forge Rentals

When you tour a Smoky Mountain property, run through this quick parking test before you even step inside:

  1. Flat or Steep? If the driveway is steep or narrow, trailer guests could skip your listing.
  2. How Many Cars, Really?  Stand in the driveway. Depending on the number of bedrooms, could that many cars truly fit without squeezing?
  3. Trailer-Friendly? Look for space to pull in and turn around. If there’s no room for a trailer, can you add gravel or designate overflow?
  4. Easy Access? Check entry points from the road.
  5. Safe & Secure? Is there lighting? Are parking areas clearly marked? Guests want peace of mind, especially during car shows.

If you can honestly market “flat, trailer-friendly parking for multiple vehicles,” you’ve got a hidden amenity that sets your property apart in Pigeon Forge.

 

Parking as a Profit-Driving Amenity in Pigeon Forge

In the world of Pigeon Forge short-term rentals, parking is more than an afterthought. 

For car show travelers hauling trailers, for families arriving in multiple vehicles, and even for everyday guests who value safety and convenience, a flat and spacious driveway can be the deciding factor between booking your property or moving on to the next listing. 

Unlike hot tubs or game rooms, parking doesn’t require upkeep, yet it consistently adds value and drives occupancy, especially during high-demand weekends like the Rod Runs or Jeep Invasion.

For investors, the takeaway is clear: evaluate parking as seriously as you would bedrooms, views, or proximity to the Parkway. 

Make upgrades where possible, whether that means adding gravel, installing motion lighting, or simply improving your listing photos and descriptions and highlighting your parking as a headline amenity. 

If you’re considering investing in Smoky Mountain real estate, our team can help you identify properties that deliver on the amenities that matter most, including the hidden gem of Pigeon Forge rentals: parking. 

Contact us today to start your search with local experts who know what drives bookings in this unique market.

 

Tourism Dollars Keep Climbing: Why Sevier County Remains a Hot Spot for STRs

Posted by Jason White on

The latest numbers prove tourism is stronger than ever in Sevier County. 

In 2024, the industry generated $3.93 billion in spending, a 2.03% increase from 2023. 

These numbers are a signal of the long term opportunities for short term rental owners and potential buyers in the Smoky Mountain market. 

 

Tourism is the Economic Backbone of Sevier County

In 2024, visitor spending generated $251.7 million in state tax revenue and $187.2 million locally. 

Without tourism, each household here would be paying an extra $11,191 in taxes every year.

Not only is your rental property benefiting you as an investor, it supports local jobs, businesses, and public services. 

Sevier County ranked #3 in Tennessee for visitor spending out of 95 counties.

 

Tennessee Tourism is a National Standout

Tennessee’s tourism industry has been breaking records year after year.

In 2024 alone, the state welcomed 147 million visitors, generating $31.66 billion in direct visitor spending. 

That’s a 36.6% increase, since 2018, outpacing the national average of $17.4 billion.

International travel spending jumped 12% in 2024.

This means, for investors Tennessee is one of the strongest tourism markets in the nation, and Sevier County sits at the top! 

 

What’s Happening with Tourism in Pigeon Forge?

Looking at the latest Pigeon Forge tourism data gives us a window into visitor behavior that’s directly relevant to your rental strategy:

  • Gross Spending (June 2025): $251.8 million (down 3.3% YoY), with lodging up 5.18% YoY
  • Restaurants & Attractions: Both showing modest growth YoY
  • Visitor Profile Changes:

    • Average party size shrank from 3.3 to 3.0.
    • Average stay shortened from 2.7 to 2.4 nights.
    • First-time visitors surged from 36% to 49%

For short term rental property investors this means your property might be hosting smaller groups for shorter stays and potentially brand-new guests who are visiting the Smokies for the first time. 

Which means you, as a property owner, have a golden opportunity to turn first-time guests into repeat visitors! 

 

What to Expect Moving Forward?

Nationally, the U.S. economy has been a mix of progress and pressure:

Now more than ever flexible calendars, competitive pricing, and offering attractive last-minute availability and promotions are important. 

 

For property owners, now is the time to sharpen your marketing and create excellent guest experiences so that you can capture repeat business. 

For potential buyers, the steady growth in Sevier County is a sign that investing in the Smoky Mountain short-term rental market is a smart move!

 

The Smokies Remain a Top Investment Destination

From record-breaking tourism numbers to lodging growth, the Smoky Mountains continue to be one of the most reliable and profitable vacation rental markets in the country. 

Whether you already own a cabin or are considering your first investment, the message is clear: Sevier County tourism isn’t slowing down anytime soon. 

At the Jason White Team, we’ve been helping investors and homeowners navigate the Smoky Mountain real estate market since 1996. With deep local expertise and a passion for this community, we’re here to guide you toward making the most of the market.

📲 Ready to explore opportunities in short-term rentals? Let’s connect and find the right property for your investment goals.

 

Smoky Mountain Real Estate Market Update for August 2025

Posted by Jason White on

As summer winds down and we head into fall, the Smoky Mountain housing market is showing some interesting shifts. 

Whether you’re a homeowner, an investor, or thinking about buying your first property in the mountains, here’s what you need to know about where things stand as of August 2025.

 

Sales Are Slowing Down

Residential sales reached a high point in April with 87 homes sold, but activity has tapered since then. In August, 74 homes closed, which is about a 15% drop from the spring peak.

At the same time, properties are spending longer on the market. The average home took 108 days to sell in August, nearly twice as long as earlier this year. This tells us buyers are being more cautious, taking their time to make decisions.

 

 

Prices Are Holding Strong

Even though sales volume has slowed, home values remain steady.

  • The average residential price in August was $714,000.
  • Single-family homes averaged $745,000, one of the strongest months this year.

This is good news for sellers: buyers may be slower to act, but they’re still willing to pay for properties in desirable locations with strong rental or lifestyle appeal.

 

 

Single-Family Homes

This segment continues to drive the market:

  • 65 homes sold in August
  • Average price: $745,000
  • Price per square foot holding steady at $347

Condos

Condo sales remain a smaller portion of the market — only 5 closings in August — but the average price rose to $426,600. Condos are attracting fewer buyers right now, but when they do sell, they’re often closing at higher price points than earlier in the year.

 

 

 

 

Land

Vacant land continues to be the softest segment. In August, 22 lots sold, and average prices bounced between $112K–$146K over the past few months. Investors seem cautious about land purchases, likely due to rising building costs and longer timelines.

 

 

What This Means for You

  • For Sellers: Expect longer timelines. Homes are sitting on the market for a few extra months compared to earlier this year. The good news? Prices are still strong, especially for well-located, well-maintained properties.
  • For Buyers: With homes taking longer to sell, you may have more breathing room to negotiate and consider your options. While prices remain firm, you won’t feel the same urgency as in previous years.
  • For Investors: The single-family home market remains the safest bet for short-term rentals in the Smokies. Condos and land carry more risk in today’s market, but the right location and amenities can still deliver strong returns.

 

The Bottom Line

The Smoky Mountain real estate market is cooling in pace, not in price. Fewer properties are selling, and homes are taking longer to move, but values remain steady.

As always, location and amenities are key. A well-situated home near Gatlinburg, Pigeon Forge, or Sevierville will continue to hold value and adding guest-friendly features like hot tubs, game rooms, or mountain views will make your investment stand out.

If you’re considering buying or selling in the Smokies, now is the time to have a clear strategy. Our team has been guiding clients through every type of market since 1996, and we’d love to help you make your next move with confidence.

Ready to explore your options? Contact us today to talk about the opportunities waiting in the Smoky Mountains!

 

The Housing Market is Shifting, What Buyers and Sellers Need to Know in 2025

Posted by Jason White on

 

The national housing market is showing signs of warming up. There is more inventory, prices are softening in some areas, and mortgage rates have been holding steady in the mid-6% range. 

July brought a 16% year-over-year increase in the number of homes for sale, the highest inventory levels we’ve seen since the 2020 lockdowns, according to the National Association of REALTORS® (NAR).

But while these national numbers set the stage, the truth is there’s no single “national housing market.”

That’s especially true here in the Smoky Mountains, due to our unique blend of tourism-driven demand and short term rental opportunities. 

 

The National Picture Shows Signs of a Thaw

  • Inventory is rising. With 1.55 million homes on the market, buyers now have the most options in nearly five years.

  • Prices are cooling slightly. In July, 33 of the 50 largest metro areas saw prices drop, and price growth nationally is slowing to its lowest pace in two years. Still, the national median price remains high at $422,400.

  • Mortgage rates are stable but elevated. Thirty-year fixed mortgages are averaging around 6.6%. While not low, this is the most stable we’ve seen in months and it’s even prompted a wave of refinancing among homeowners who had rates above 7%.

  • The “lock-in effect” is easing. During the pandemic, many homeowners refinanced at historically low 3% rates, discouraging them from selling. Now, rising inventory shows more people are making moves, even if it means taking on a higher loan.

 

What Does It Mean for Buyers?

For the first time in years, buyers are regaining negotiating power. NAR Chief Economist Lawrence Yun notes that today’s buyers are in the best position in more than five years to shop for the right home and negotiate a better deal.

With inventory rising, buyers now have more choices, which means there’s less pressure to overbid and more time to make thoughtful decisions. 

Builder concessions are also making a comeback, with many offering price reductions averaging around 5%, as well as mortgage rate buydowns and closing cost credits. 

That said, competition hasn’t disappeared, 21% of homes in July still sold above asking price, with the average listing receiving just over two offers. 

Cash buyers also remain a powerful force in the market, making up roughly 31% of all transactions, which means financed buyers should be ready to compete strategically.

 

What Does It Mean for Sellers?

Buyers are enjoying more leverage, but sellers still have reasons to stay positive! 

Homes are taking longer to sell with the average property nationally now spending 28 days on the market compared to 24 days a year ago. 

Price reductions are becoming more common as rising inventory gives buyers more options and leaves overpriced listings struggling to attract offers. 

Even so, equity remains significant, the average U.S. homeowner has gained about $140,900 in wealth since 2019, a clear reminder that long-term ownership continues to build value. 

In today’s market, preparation is key: move-in ready homes still command top dollar, while those needing work are more likely to sit.

 

Regional and Local Insights

National numbers tell one story, but here’s how sales broke down by region in July:

  • Northeast: Sales up 8.7%, median price $509,300 (+0.8%).
  • Midwest: Sales flat to slightly higher, median price $333,800 (+3.9%).
  • South: Sales up 2.2%, but prices dipped 0.6% to $367,400.
  • West: Sales rose 1.4% in July, but are down 4% year-over-year; prices down 1.4% to $620,700.

 

Location is still king on the Smoky Mountain market. Cabins located within a 15–20 minute drive of major attractions like Dollywood, the Parkway in Pigeon Forge, or the National Park consistently enjoy higher occupancy rates and command better nightly rates.

Privacy and views are always in demand. Guests today are seeking both convenience and seclusion. Properties offering mountain vistas, wooded privacy, or unique outdoor spaces are attracting more interest.

Seasonality drives trends in occupancy. Fall foliage, summer vacations, and the holiday season remain the most impactful periods for short-term rental performance in the Smokies. That’s why investors should always base projections on annual averages, not just high income months.

 

Investor Takeaways for the Smokies

If you’re considering a short-term rental or second home in Sevier County, there are a few key takeaways to keep in mind. 

Rising national inventory could creating more opportunities for buyers to secure a well-positioned property. 

When running your numbers, be conservative, don’t rely on peak-season income alone, but instead use annual occupancy averages to keep projections realistic. 

Investors should also factor in the cost of taxes and permits, since Sevier County has adjusted property tax classifications for STRs and implemented a new permitting program. 

Finally, remember that location matters most, but amenities like hot tubs, game rooms, and theater spaces can help a property stand out! 

So, secure the best location your budget allows and then enhance it with thoughtful amenities.

 

The 2025 housing market is showing signs of warming, but it’s not the same everywhere. For Smoky Mountain buyers and investors, that means opportunity, but also the need for strategy. 

Rising inventory and softening prices nationally may open new doors, while here in the Smokies, location and smart amenities remain the keys to long-term success.

Thinking about investing in a Smoky Mountain STR or second home? The Jason White Team has been guiding buyers and sellers through these mountains since 1996. Let’s connect and talk about how today’s shifting market can work in your favor.

What to Know Before Buying a Short Term Rental Property in a Busy Tourist Town

Posted by Jason White on

 

The Smoky Mountains have a way of capturing people’s hearts. Maybe it’s the rolling ridgelines, the four distinct seasons, or the fact that this is home to the most visited national park in America. 

Whatever calls you here, it’s easy to understand why so many buyers dream of owning property in Sevierville, Pigeon Forge, or Gatlinburg.

But buying in a busy tourist town is different than purchasing in a traditional neighborhood. The opportunities are big, but so are the details you’ll want to understand before you sign.

Here’s what you need to know before signing on the dotted line.

 

Market Dynamics Are Unique in the Smokies

Home values here follow tourism patterns. When visitor numbers rise, rental demand and property prices tend to follow. 

In slower years, the reverse can happen.

Even if you’re not renting your cabin the local market will still ebb and flow with the tourism season. 

Summer, fall foliage, and the holidays bring peak traffic, while January often feels like a different world.

If you’re buying in the Smokies, expect seasonal swings and plan your long-term strategy with that in mind.

 

Zoning and STR Regulations Matter

It’s not enough to find the perfect home, you also need to make sure it’s legally allowed to operate the way you intend. 

Here’s a closer look at the three main markets:

  • If you plan to own a rental in Sevierville you’ll need to verify that your address is located within the City limits and that it’s in an area that allows Short Term Rentals. Keep in mind, if your home is located in the Medium Density Residential (MDR) zoning district, the City will send a notification to all properties within 100’ of the proposed short-term rental.

 

  • Most areas in Sevier County do allow Short Term Rentals, but you’ll need to apply for a Short-Term Operational Permit (STOP). These permits are tied to the property, not the owner, and they require annual fire and safety inspections. 

 

  • The City of Pigeon Forge has tighter restrictions, especially in R-1 residential zones. Unless a property was already being used as a short-term rental before August 13, 2018 and obtained a valid permit at that time, it cannot be used as an STR in those zones today. It’s essential to check zoning before you make an offer.

 

  • Gatlinburg is known for being one of the most tourist-friendly cities in the Smokies, but that doesn’t mean every property qualifies as a rental. If you see R1A or R2A zoning, tourist rentals are not permitted at all, no exceptions. For properties in approved zones, you’ll need a Tourist Residency Permit, along with annual fire and life-safety inspections.

Always verify zoning, permits, and STR status before you write an offer. The right information upfront can save you from costly mistakes later.

 

Accessibility Is Just as Important as Distance

In the Smokies, “five miles from the Parkway” doesn’t always mean five easy minutes. Steep grades, winding switchbacks, and seasonal traffic can turn a short drive into a long haul – not a huge deal, just something to be aware of. 

When touring properties, ask yourself:

  • Traffic: Will guests be stuck in Parkway gridlock during peak season?
  • Road conditions: Is the driveway steep, narrow, or gravel-only?
  • Weather: Could ice, snow, or rain make access difficult?
  • Parking: Is there room for the amount of cars that the home will sleep?

Accessibility not only affects your rental’s appeal and your own peace of mind as an owner.

Clear directions, paved access when possible, and sufficient parking can make the difference between glowing reviews and frustrated feedback.

When touring properties, don’t just look at the cabin, pay attention to the road that gets you there. A stunning view loses some of its value if guests arrive frazzled, or worse, can’t reach the property at all during leaf season or a snowy weekend.

 

The True Cost of Ownership

The purchase price is only part of the story. Owning in a top tourist destination means budgeting for:

  • Higher property taxes in city limits.
  • Occupancy (“hotel/motel”) taxes on STR income.
  • Insurance premiums that factor in wildfire, flood, and rental use.
  • Maintenance from guest turnover and mountain weather.

Don’t stop at the mortgage payment when running numbers, factor in other costs so that you don’t get surprised! 

 

The Lifestyle Comes With Trade-Offs

One of the biggest draws of Sevierville, Pigeon Forge, and Gatlinburg is the energy. 

These are towns that always have something happening. From car shows on the Parkway, to parades that draw thousands, to live music and seasonal festivals, the Smokies thrive on activity. For many buyers, that vibrancy is exactly what makes owning here so appealing.

But with that energy comes the reality of living, or owning property, in a top-tier tourist destination:

  • During peak fall weekends or the weeks leading up to Christmas, the Parkway can be bumper-to-bumper traffic. Which means a quick grocery run might take twice as long as expected. If you’re renting your property, that also means preparing guests for traffic delays and longer drive times.
  • Staying close to attractions can mean hearing Dollywood’s fireworks in the summer or late-night activity near the Parkway. For some, that’s part of the fun, for others, it’s a dealbreaker.
  • The area has an interesting rhythm. Spring and summer bring family vacations, fall brings leaf-watchers, and winter brings holiday lights and ski season. Your experience of “life in the Smokies” will shift with the calendar, sometimes dramatically.

 

 The key is to decide what kind of Smoky Mountain Property you want:

In the action: Some buyers want to be steps from the Parkway in Gatlinburg or within a five-minute drive of Dollywood. They love the convenience and don’t mind the bustle, it feels alive and exciting.

A peaceful retreat: Others picture a cabin tucked away on a ridge in Wears Valley or up in Chalet Village, where the loudest sounds are the wind in the trees and the occasional black bear passing through.

 

There’s no “right” choice! Just personal preference. Do you want to be in the action or do you prefer a peaceful retreat?

 

The Investment Potential Is Real But Requires Realism

It’s no secret, Pigeon Forge and Gatlinburg are two of the strongest short-term rental (STR) markets in the country. The steady stream of 14+ million annual visitors to the Smokies means demand is consistently high, and cabins here often outperform comparable properties in other vacation markets. 

But strong doesn’t mean foolproof and that’s where new investors might stumble..

Here’s what to keep in mind:

  • Income is seasonal, October’s numbers won’t match February’s so it’s important to look at annual numbers when making decisions. 
  • Location, views, and amenities are what drive bookings.
  • Expenses like cleaning, utilities, and management eat into gross revenue, so plan accordingly. 
  • Local rental data always beats national calculators when running projections.

The opportunity here  is real, but the winners are the buyers who look at all the details! 

 

Work With a Local Who Knows the Terrain

In the Smoky Mountains, the difference between a smart purchase and a costly mistake often comes down to local knowledge. From knowing which neighborhoods get the most repeat bookings to understanding where a “great view” also means a steep driveway, local expertise is priceless.

That’s where local expertise matters. Our team has been guiding buyers in Sevierville, Pigeon Forge, and Gatlinburg since 1996. We’ve not only sold cabins — we’ve owned them, built them, and rented them ourselves. 

We know which details make the difference between a smart investment and an expensive lesson.

Owning property in the Smokies is about more than finding the right cabin, it’s about understanding the rules, the rhythms, and the realities of a market built around 14+ million annual visitors.

From zoning laws to mountain roads, from ownership costs to rental potential—knowing what you’re walking into is what makes ownership here rewarding instead of stressful.

The good news? You don’t have to figure it out alone. 

If the Smokies are calling your name, we’d be honored to help you navigate the process with the knowledge and care we’ve built over nearly three decades in these mountains.

 

July 2025 Smoky Mountain Real Estate Market Update

Posted by Jason White on

July’s market delivered a mixed bag – steady residential sales, a small lift in condo activity, and another cooling month for land. 

On the surface, not much has changed, but for short-term rental (STR) investors, there are some signals about where there might be some opportunities. 

 

Residential Market: Stable Demand, Strategic Pricing Needed Stats:

In July, there were 64 single-family home closings, the same as last year.

The average price rose 8.16% to $659,860, while the average price per square foot held steady at $350.

Homes spent an average of 73 days on the market, a 7% increase, and total sales volume climbed 8% to $42.23 million.

Cabins are still selling and for more money than last year even without a bump in the number of closings. 

That tells us buyers are paying up for the right property: think great views, guest-friendly layouts, proximity to the Parkway/National Park, and turnkey condition.

The slight rise in DOM means your property can’t just be “good” it has to stand out. In the STR market, that means leading with the features that drive bookings: hot tubs with views, level parking, new furnishings, game rooms, or strong rental history.

Buying: Focus on properties with proven income and easy guest access. A flat $/sq ft means size alone isn’t commanding premiums, features and location are.

Selling: Price right from day one. Overpricing can push you past the 90-day mark, where offers tend to soften.

 

 

 

Single-Family Homes: The Backbone of the STR Market Stats:

July saw 64 closings, unchanged from last year.

The average price increased by 8.16% to $659,860, while the price per square foot remained flat at $350.

Days on market averaged 73, up 7%, and total sales volume reached $42.23 million, an 8% gain.

Flat unit sales with rising prices suggests we’re in a selective, value-driven phase. 

Buyers aren’t rushing, but when they find the right fit, they’re paying for it. This is where well-maintained, well-marketed cabins shine.

If you’re buying, target the properties that would pop in a guest search. 

If you’re selling, have your rental history and financials ready, today’s STR buyers are running the numbers before they book a showing.

 

Condos: More Movement, Higher Per-Square-Foot Premiums Stats:

There were 5 condo closings in July, a 25% increase from last year.

The average price rose 2.98% to $426,100, while the average price per square foot jumped 16% to $354.

Days on market nearly doubled to 68, up 94%, and total sales volume climbed 28.7% to $2.13 million.

Condos are commanding significantly higher $/sq ft than a year ago, showing demand for low-maintenance, lower-price-point STR options. 

But DOM almost doubled meaning buyers are taking their time to compare.

 

 

 

Land/Lots: Prices Down, Speed Up Stats:

July saw 25 land and lot closings, down 7% from last year.

The average price fell 44% to $146,349, while days on market dropped 28% to 84.

Total sales volume declined 48% to $3.66 million.

The land market has cooled significantly in both volume and price, but the shorter DOM suggests that desirable parcels are still moving quickly. 

That means the right lot (utilities, driveway grade, septic approval) is getting snapped up, while speculative or harder-to-build lots sit.

Buying: Now’s the time to negotiate. Prices are down, and sellers are motivated. Just make sure you understand the full cost to build including infrastructure before you buy.

Selling: Remove unknowns. Provide any additional details you have about your property to increase your listing presentation.

 

 

 

Bottom Line for STR Investors 

We’re not in a runaway market anymore, but we’re also not in a slump. July’s market shows that well-positioned residential and condo properties are still commanding strong prices, even as buyers take more time to decide. Meanwhile, the land segment continues to soften, creating opportunities for buyers to secure buildable parcels at lower prices.

 

Whether you’re adding to your portfolio or positioning a property for sale, success in this market comes down to being strategic, data-driven, and guest-focused.