Smoky Mountain Real Estate Shift

Posted by Jason White on

Mid-Market Thriving as Luxury Cools

We’ve been analyzing the numbers from Q1 2025 and there’s a story emerging in our beautiful Smoky Mountain market. 

The patterns we’re seeing are showing a recalibration toward the sweet spot in the middle of our market.

What We’re Seeing in the Smokies:

  • Entry-level homes under $500K: Seeing a slight dip with 14 fewer sales compared to Q1 last year
  • Mid-market momentum ($500K-$1M): This bracket is red hot! 17 more sales than last year at this time
  • Luxury cooling ($1M+): A noticeable pullback with 29 fewer sales year-over-year, with the biggest drops in the $1M-$1.5M and $2M+ categories

What does this tell us? 

Buyers aren’t necessarily hunting for smaller cabins or condos – they’re finding value in that middle range where you get solid square footage, prime locations, and often better rental potential without the premium price tag of luxury properties.

 

What This Means For You:

If you’re selling a mid-tier property, you’re in a sweet spot right now. These homes are moving faster.

For our luxury property owners, we’re not seeing panic – just a need for more strategic pricing and patience as the right buyer comes along.

And if you’re looking to invest, the data suggests the $500K-$1M range could offer the strongest returns and stability in the current climate.

We’ll keep tracking these trends as we move deeper into 2025.

Is this just a seasonal adjustment or the beginning of a longer shift? We’ve weathered many market cycles in these mountains since 1996, and we’re here to help you navigate whatever comes next.

Ready to talk about how these trends might affect your property or investment plans? Give us a call – we’d love to share our insights tailored to your specific situation.

 

March 2025 Sevier County Real Estate Market Stats

Posted by Jason White on

Residential

Average Price saw another reduction during March to $622,510 — down from February to $634,573 in February and $663,555 in January
Average price is down year over year from $909,297 in March 2024.

Days on the market during the month of March was 74 days, which was the same in February 2025, and up from up from 63 days in January 2025.
This is also an sizeable increase from March 2024 at 46 days.

Price Per Square Foot during March sat at $341 days, up slightly from $330 days in February, and $307 dollars per square foot in January 2025.

Which is a 10% decrease from March 2024 at $381.

 

Single Family Homes

Single Family Home sales saw a slight decrease of 2% during the month of March when compared to March 2024.

Average price of SFH during March was $664,819 a slight decrease from February at $676,594.
This is a sizeable decrease from March 2024 which was $962.330.

Days on Market sat at 72 days during March, a slight increase from 75 days during February.

Price per square foot was $352 during March, a slight decrease from February at $343.
This is also a slight decrease from $378 in March 2024.

 

Condos

Condos saw a decrease in price to $359,777 compared to $455,833 in Febraury,.
This is also a slight decrease compared to $386,542 in March 2024.

Year over year we saw a large increase in days on market from 68 days in March 2024 to 88 days in March 2025.

 

Land

Lots/land saw an increase in average price to $142,784 up from $112,821 during February.
This is also an increase from March 2024 at $86,352.

Days on market also saw a decrease year over year, sitting at 94 days in March 2025, compared to 244 days in March 2024.

 

America’s Most Popular National Park: Why the Smokies Continue to Draw Record Crowds in 2024

Posted by Jason White on

For those of us fortunate enough to live and work in the shadow of these ancient mountains, the park’s remarkable visitation numbers in 2024 come as no surprise. 

We understand how the mountains, streams, abundant wildlife and rich cultural heritage makes visitors keep coming back year after year! 

 

2024: Another Record Year 

According to the latest data from the National Park Service Visitor Use Statistics Dashboard, the Great Smoky Mountains National Park welcomed 12,191,834 visitors in 2024. 

To put this in perspective, the second most visited national park typically receives around 4-6 million annual visitors – meaning the Smokies attract nearly three times more visitors than its nearest competitor!

This isn’t new – the Smokies have consistently been the most visited national park for decades, with annual visitation exceeding 10 million since 2014. 

 

What Makes the Smokies So Special?

As locas, we’ve developed a deep appreciation for what makes the Great Smoky Mountains so irresistible to millions of visitors:

Location, Location, Location

Unlike many national parks located in remote areas, the GSMNP is within a day’s drive of about one-third of the U.S. population. 

With major gateway communities like Gatlinburg, Pigeon Forge, and Sevierville it’s easy for visitors to experience the park’s natural beauty.

Additionally, the park doesn’t charge an entrance fee – making it one of the few free national parks in the country and accessible to everyone.

 

Year Round Destination

Many national parks are seasonal destinations, but the Smokies truly shines year round!

  • Spring brings wildflowers, with more 1,500 flowering plant species
  • Summer offers an escape with cooler mountain temperatures
  • Fall transforms the mountains into a tapestry of red, orange, and gold foliage
  • Winter reveals a beautiful landscape with snow-capped mountains and ice-fringed waterfalls

 

Rich Biodiversity

The GSMNP is home to an incredible variety of plant and animal life. 

The park contains:

 

Cultural Heritage

Beyond natural beauty, the park preserves a rich cultural heritage. 

With over 90 historic structures maintained throughout the park, visitors can experience life as it was in Appalachia before the park’s establishment. 

 

Impact on Our Local Communities

The park’s popularity isn’t just a point of pride – it’s a huge economic driver for our region. 

Tourism related to the GSMNP generates billions in economic impact annually which supports local businesses and creates jobs throughout Sevier County and beyond.

This consistent flow of visitors makes the Smoky Mountains area one of the most promising markets for short-term rental properties in the country. 

The year-round appeal means vacation rental owners can enjoy steady bookings across all seasons, rather than the boom-and-bust cycle seen in many other tourist destinations.

 

Managing Tremendous Visitor Volume

With over 12.1 million visitors in 2024, park officials continue to implement strategies to protect this natural treasure while enhancing the visitor experience.

One such initiative is the “Park it Forward” program that began on March 1, 2023. 

According to the National Park Service’s official website, this program requires visitors to purchase and display a valid parking tag for any vehicle parking in the park for more than 15 minutes. 

The program includes $5 daily tags, $15 weekly tags, or $40 annual tags.

As stated by the National Park Service, 100% of the revenue generated from the parking tags remains in the park to directly support operational costs for managing visitor services, including trail maintenance, custodial services, and law enforcement staffing for traffic safety. 

This funding approach helps ensure this beloved national treasure can continue to accommodate its massive visitor numbers while protecting its natural resources.

 

What Does This Mean for Investors?

 

12.1+ million visitors in 2024 signals extraordinary strength in our local tourism economy. 

Whether you’re considering investing in a vacation rental property or looking for your own slice of mountain paradise, America’s most visited national park provides a solid foundation for our local real estate market now 

With millions of visitors flocking to the area, demand for quality accommodations remains exceptionally strong. 

 

The Jason White Team has been serving locals, investors and second home seekers in the Smoky Mountains since 1996. If you’re thinking about investing in Smoky Mountain real estate or finding your perfect mountain getaway in 2024, contact us to benefit from our decades of local expertise and the latest market insights.

 

Location vs Amenities: What Matters Most for Smoky Mountain Short Term Rentals

Posted by Jason White on

When deciding to invest in short term rental property in the Great Smoky Mountains there are multiple factors to consider to make your property a success! 

While hot tubs, game rooms, and a large sleeping capacity are appealing selling points, there is one factor that ranks higher than all the others– location.

 

Why Location Remains King in the Smokies

There’s a reason the classic real estate mantra “location, location, location” has endured for generations—it’s simply that important.

Properties within a 15-20 minute drive of major attractions like Dollywood, the Great Smoky Mountains National Park entrance, the main Parkway in Pigeon Forge, and downtown Gatlinburg command higher nightly rates and produce a higher occupancy rate. 

Proximity to attractions provides guests with convenient access to the experiences that brought them to the mountains in the first place.

Properties located further away from these central points, generally need to compensate with standout amenities like views, outdoor spaces, or pool access to maintain competitive occupancy rates.

 

Privacy: A Growing Trend in Mountain Rentals

While proximity to attractions remains essential, the definition of an ideal location has evolved in recent years. 

Privacy has become increasingly more important in our rental market. 

Guests are looking for the best of both worlds – peaceful mountain views without being too far from restaurants, shopping, and entertainment options. 

Properties that offer a sense of immersion in nature while remaining within a reasonable distance to attractions can command a premium in today’s market.

 

Amenities: What Makes Your Smoky Mountain Rental Stand Out

In areas where many properties share similar locations, amenities become critical differentiators that can set your rental apart from the competition.

However, we’ve found it’s important to view amenities as enhancements to a well-located property rather than compensation for a poor location.

Popular amenities that consistently deliver strong returns in our market include:

When considering which amenities to invest in, it’s important to evaluate the return on investment relative to your property’s location. 

A property with a mediocre location might not see sufficient occupancy increases to justify expensive amenity additions, while a well-located property might benefit significantly from even modest amenity upgrades.

 

Sleeping Capacity: Finding Your Ideal Guest Mix

The number of guests your property can accommodate affects both who will book your rental and how much revenue it can generate.

Larger properties with more bedrooms can command higher nightly rates but may experience lower occupancy during off-peak periods when smaller groups are traveling.

Things to think about when determining sleeping capacity for your investment property in the Smokies: 

  • Who is your target market?(families, couples, multi-family groups, etc.)
    • What does that mean for the balance between occupancy rates and nightly rates?
  • How might your property’s location attract different group sizes?

Properties closer to attractions often perform well with varied sleeping capacities, because their convenient location appeals to both small and large groups. 

Properties in more remote locations sometimes benefit from higher sleeping capacities to attract larger groups looking for a private retreat experience.

 

Making the Smart Investment Decision in the Smoky Mountains

When searching for the perfect short-term rental investment in the Smokies, a location-first approach typically yields the best long-term results. 

This means:

  1. Identify the best location you can afford within your budget
  2. Evaluate properties based on their proximity to major attractions
  3. Consider privacy and views as secondary location factors
  4. Assess amenities and sleeping capacity as ways to optimize a well-located property

 

The Bottom Line for Smoky Mountain Investors

While amenities and sleeping capacity are important factors that can enhance a property’s appeal and revenue potential, location remains the foundation of a successful short-term rental investment in our beautiful Smoky Mountains. 

The ideal approach is to secure the best location possible within your budget, then optimize amenities and sleeping arrangements to maximize appeal to your target guests.

Remember this critical distinction that we share with all our clients: you can always add amenities to a property, but you can never change its location. 

Start with the best location you can afford in the Smokies, and build your investment strategy from there.

If you are looking to begin your short term investment search in the Smokies we’d love to help you get started! 

Your Guide to Pigeon Forge’s Premier Condo Complexes

Posted by Jason White on

 

The Great Smoky Mountains offer more than just breathtaking views and abundant outdoor activities – they present a unique opportunity for property ownership that combines the serenity of mountain living with strong investment potential.

Pigeon Forge welcomes millions of visitors annually and well-located condos can generate impressive rental income!

Whether you’re searching for a vacation home, a retirement retreat, or an investment property with strong rental income potential, Pigeon Forge condos offer advantages that traditional cabin properties can’t match. 

Let’s explore the premier condo complexes in this beloved mountain destination and discover what makes each one special!

 

Why Consider a Condo in Pigeon Forge?

Before diving into specific complexes, it’s worth understanding why condos in Pigeon Forge have become increasingly popular among both investors and vacation homeowners:

  • Lower Maintenance: Unlike standalone cabins, condos offer the advantage of shared maintenance responsibilities. When you’re not in residence, you won’t need to worry about exterior upkeep, landscaping, or common area maintenance.
  • Amenities: Most condo complexes offer resort-style amenities that would be cost-prohibitive for individual homeowners – pools, fitness centers, game rooms, walking trails, and more.
  • Location: Many condo complexes are strategically positioned near attractions, shopping, and dining making them convenient for both owners and guests.

 

Bear Crossing Condominiums

Bear Crossing has established itself as one of Pigeon Forge’s most sought-after condo communities, and with good reason. Located just off the Parkway, these units offer the perfect balance of accessibility and tranquility.

Situated near the heart of Pigeon Forge, Bear Crossing provides easy access to attractions while maintaining a peaceful setting. You’ll be minutes from Dollywood, The Island, and countless dining and shopping options.

The complex features both indoor and outdoor swimming pools, allowing for year-round swimming regardless of weather. 

The well-maintained grounds include picnic areas and charming walking paths.

Typically offering 1-3 bedroom layouts, these units are known for their mountain-inspired décor, stone fireplaces, and private balconies. Most units include full kitchens, washer/dryer connections, and generous living spaces.

See active listings at Bear Crossing Condominiums here!

 

River Place Condos

As the name suggests, River Place Condos offers a distinctive riverside setting that sets it apart in the Pigeon Forge market.

These units are positioned along the Little Pigeon River, providing soothing water views and the pleasant soundtrack of flowing water. This waterfront setting creates a premium experience that many visitors specifically seek out.

River Place features attractive stone and wood exterior architecture that complements the natural setting. The well-maintained grounds enhance the peaceful riverside experience.

Residents and guests enjoy access to swimming pools, hot tubs, basketball goals, and riverside seating areas. The complex’s gas lamp-lit river walking path is particularly popular for morning strolls or evening relaxation.

Typically offering 1-3 bedroom configurations, River Place units feature open floor plans, river-view balconies in many units, and contemporary mountain décor.

See active River Place Condos here!

 

Whispering Pines Condominiums

Whispering Pines stands out for its exceptional combination of central location and comprehensive resort amenities. 

Perfectly positioned just off the Parkway, Whispering Pines offers walking distance access to attractions, restaurants, and shopping while maintaining a peaceful setting set back from the main road.

Few complexes can match the extensive amenities offered here: indoor and outdoor pools, lazy river, hot tubs, fitness center, putting green, and seasonal poolside activities. These features create a true resort experience that appeals strongly to vacationers.

Available in 1-3 bedroom configurations, these units typically feature well-appointed kitchens, comfortable living areas, and private balconies. Many units have been tastefully updated with modern furnishings and décor.

See active Whispering Pines condos here!

 

Mountain View Condos

True to its name, Mountain View Condos offers some of the most impressive vistas in the Pigeon Forge area.

Positioned on elevated terrain, many of these units feature sweeping views of the Smoky Mountains, creating a premium experience that many visitors specifically seek out.

The complex features swimming pools, gathering spaces, volleyball, basketball, corn hole, horse shoes, indoor and outdoor pool, and a playground, and the architectural style harmonizes with the mountain setting.

Available in various configurations, these units stand out for their view-maximizing design elements, including expansive windows and spacious view-facing balconies. Interior finishes generally reflect mountain modern styling.

View Mountain View Condo listings here!

 

Riverstone Resort

Riverstone has established itself as one of the premium luxury options in the Pigeon Forge condo marke.

From the impressive entrance to the high-end finishes, Riverstone is an upscale resort rather than a typical condo complex.

The amenity package is truly exceptional, featuring a lazy river, indoor and outdoor pools, full-service spa, fitness center, and putting green. 

Typically offering spacious layouts with high-end finishes, Riverstone units feature gourmet kitchens, luxury bathrooms often with jetted tubs, stone fireplaces, and generous balconies. Many units include upgraded technology features and designer furnishings.

VIew Riverstone Resort active listings here. 

 

Cedar Lodge Condominiums

Cedar Lodge offers a charming mountain aesthetic combined with a convenient location that appeals to a wide range of visitors.

Set just off the main Parkway, Cedar Lodge provides excellent accessibility to attractions while maintaining a more secluded feel than some roadside properties.

The complex features attractive cedar and stone architectural elements that reinforce the mountain lodge experience. The landscaped grounds create an inviting atmosphere.

Typically available in 1-3 bedroom configurations, Cedar Lodge units often feature rustic-inspired décor, wood accents, and mountain-themed furnishings. Many units include fireplaces and private balconies.

View Cedar Lodge listings here.

 

View all active Pigeon Forge Condo listings here!

 

 

Comparing the Complexes

When evaluating these properties, consider these key factors:

  • Location Priority: Are you seeking 
    • walking distance to attractions (Whispering Pines) 
    • a riverside setting (River Place)
    • premium views (Mountain View)
    • luxury amenities (Riverstone)
  • Amenity Preferences: Do you prioritize multiple pools, fitness facilities, water features, or walking trails?
  • Investment Goals: Properties like Riverstone might command higher purchase prices but also higher rental rates, while others may offer more moderate entry points with solid returns.
  • Size Requirements: Unit sizes and configurations vary across complexes, so consider your space needs and those of your target rental guests.

 

 

Buying Considerations for Pigeon Forge Condos

When purchasing a condo in Pigeon Forge, keep these factors in mind:

  • HOA Fees: These typically range from $250-$500+ monthly depending on the complex and amenities. Review what these fees cover and the HOA’s financial health.
  • Rental Programs: Some complexes offer on-site rental management, while others allow you to choose your own program or self-manage. Compare program terms, fees, and performance.
  • Financing: Condo financing can differ from single-family homes. Some complexes may have restrictions or require higher down payments. Working with a lender familiar with Smoky Mountain investment properties is advisable.
  • Seasonal Factors: Consider how the property performs year-round. Some complexes maintain stronger off-season performance than others.

 

The Short-Term Rental Opportunity

Pigeon Forge continues to demonstrate strong appeal as a vacation destination, creating excellent rental opportunities for condo owners. Consider:

  • Occupancy Potential: Well-maintained units in quality complexes can achieve 55-65% annual occupancy, with significantly higher rates during peak seasons.
  • Revenue Range: Annual rental revenues depend on the complex, size, and condition.
  • Management Options: On-site programs offer convenience, while independent management companies may provide more personalized service or different fee structures.
  • Success Factors: Professional photography, compelling listings, positive guest experiences, and responsive management significantly impact rental performance.

 

Finding Your Perfect Pigeon Forge Condo

As specialists in Smoky Mountain real estate since 1996, the Jason White Team offers unparalleled expertise in the Pigeon Forge condo market. We understand the nuances of each complex, the investment potential, and how to match properties with your specific needs and goals.

Whether you’re seeking a vacation home to enjoy with your family, a retirement retreat in the mountains, or an investment property with strong returns, we’re here to guide you through the process with the knowledge that comes from decades of experience in this unique market.

Ready to explore the Pigeon Forge condo opportunity? 

Contact us today for personalized guidance, property tours, or a comprehensive investment analysis tailored to your objectives. Let our expertise become your advantage in finding the perfect Smoky Mountain property.

 

Sevier County Real Estate Market Statistics February 2025

Posted by Jason White on

 

Average Price saw another reduction during February to $634,573 compared to January 2025 where average price sat at $663,555 compared to average price in December 2024 at $738,808.

Average price is down year over year from $675,540 in February 2024.

Days on the market during the month of February was 74 days, up from 63 days in January 2025.

This is also an increase from February 2024 at 66 days.

Price Per Square Foot sat at $330 dollars per square foot during February, compared to $307 dollars per square foot, a decrease from $342 in December 2024

Which is a 12% decrease from February 2024 at $374.

 

 

Single Family Homes

Single Family Home sales saw a decrease of 19% during the month of February, when compared to February 2024.

Average price of SFH during February was $676,594, a slight increase from January at $654,362

Although, this is a slight increase from February 2024 which was $675,590.

Days on Market sat at 75 during February, a slight increase from January at 71 days.

Price per square foot was $343 during February, a slight decrease from $368 in February 2024.

 

Condos

Condos saw an increase in price to $455,833 when compared to January 2025 at $377,380.

This is a sizeable increase to the average selling price in February 2024, which was $398,000.

Year over year we saw a large reduction in days on market at 15 days compared to 82 days in January 2025, and 82 days in Februar 2024.

 

 

Lots/land saw a decrease in average price to $112,821 during February compared to January 2025 at $119,510.

Days on market also saw a decrease year over year, sitting at 108 days in February 2025, compared to 142 days in February 2024.

Key Short-Term Rental Trends to Watch in 2025

Posted by Jason White on

 

As we look ahead to the evolving landscape of short-term rentals in 2025, several notable trends are reshaping the market for property owners and investors. A recent industry report from AirDNA highlights important shifts that could impact your investment strategy or current rental property.

 

Supply Slowdown Creates Opportunity

One of the most significant developments is the slowing growth of new listings in the U.S. market. 

With higher interest rates, rising property prices, and tighter regulations, fewer properties are entering the market. This trend is creating stronger pricing power for existing hosts, potentially leading to higher occupancy rates and better returns.

 

Focus on Experience and Uniqueness

Today’s travelers expect more than just a place to stay, luxury rentals must now deliver exceptional experiences and high-value amenities

Luxury travelers are looking for eco-conscious designs, smart home automations, wellness-focus spaces, and tech integrations. 

“Luxury stays are becoming smaller but more refined. According to AirDNA’s 2025 Outlook Report, demand for one- and two-bedroom high-end properties is rising as fewer large groups travel together. Solo travelers, couples, and remote professionals are now driving the market”

 

Climate Considerations and Diversification

Climate change is becoming a critical business factor for STR owners. 

Properties in hurricane-prone areas and wildfire zones have experienced significant disruptions, emphasizing the importance of preparedness and possibly geographic diversification.

 

Unique rentals continue to outperform in 2025

This year’s travelers are looking for unique stays – something guests can’t find anywhere else. 

Maybe that’s a striking design, a sought after location, or a total stay that feels like an escape. 

 

Major Events Draw Tourism 

Major events create spikes in demand! 

Staying informed about local events and adjusting your pricing strategies during those times allow hosts to capitalize on events. 

 

Strategic Operations Matter More Than Ever

Successful hosts are adopting several key operational strategies:

  • Cross-listing on multiple platforms to maximize visibility and bookings
  • Implementing SEO best practices to improve listing performance
  • Developing direct booking channels to reduce platform dependency
  • Leveraging local events to adjust pricing and maximize revenue

While regulations continue to present challenges in some markets, they’re also creating opportunities in others as non-compliant listings exit, reducing competition for those who adapt and comply with local requirements.

As the short-term rental market matures, success increasingly depends on strategic positioning, thoughtful market selection, and professional operations that meet evolving guest expectations.

This blog post is based on insights from AirDNA’s 2025 Outlook Report on short-term rental trends.

 

Best Neighborhoods for Short-Term Rentals in Pigeon Forge: A Local’s Guide

Posted by Jason White on

When it comes to investing in a short-term rental property in Pigeon Forge, location isn’t just important—it’s everything. 

As a team that’s been serving the Smoky Mountains since 1996, we’ve seen firsthand how choosing the right neighborhood can make all the difference in your rental’s success.

 

Why Purchase a Short Term Rental In Pigeon Forge?

Nestled in the breathtaking setting of eastern Tennessee, Pigeon Forge welcomes between 10-13 million tourists annually, making it one of the fastest-growing tourist destinations in the South – a true tourism powerhouse. 

Located just five miles from Gatlinburg along Highway 441, this charming town offers the perfect blend of action-packed attractions and natural beauty.

Visitors flock to Pigeon Forge for its diverse attractions:

  • Dollywood & Dollywood’s Splash Country Water Park
  • Outdoor adventures including hiking, tubing, and horseback riding
  • Numerous family attractions
  • Four distinct, mild seasons

 

Understanding Pigeon Forge’s Layout

Before diving into specific neighborhoods, it’s crucial to understand Pigeon Forge’s unique layout. 

The town is structured around a main parkway, with various residential and rental communities branching off into the surrounding mountains and valleys.

 

Key Considerations When Choosing a Neighborhood in Pigeon Forge:

  • Main Parkway vs. Secondary Areas: Properties closer to the main strip offer convenience but may face more traffic 
  • Mountain Views vs. Valley Settings: Higher elevations typically offer better views but may have more challenging access 
  • Proximity to Attractions: Consider distance to major draws like Dollywood 
  • Traffic Patterns: Understanding seasonal flow can impact guest satisfaction

 

Top Neighborhoods for Short-Term Rentals

When it comes to choosing the perfect location for your short-term rental in Pigeon Forge, several neighborhoods stand out for their unique advantages and proven track records. Let’s explore some of the most promising areas for your investment.

 

Bluff Mountain Area

The Bluff Mountain area hosts some of Pigeon Forge’s most sought-after rental communities, including the established neighborhoods of Walden’s Ridge and Laughing Pines. 

These communities have earned their reputation through years of successful rentals, offering mature landscaping, strong community atmosphere, and reliable access roads that guests appreciate.

View active listings in the Bluff Mountain Area.

 

The Summit at Bluff Mountain

For investors seeking premium properties,The Summit at Bluff Mountain represents the pinnacle of mountain living. 

Spanning an impressive 565 acres of mountaintop real estate, 

The Summit sets itself apart with thoughtful infrastructure planning. All utilities, including future-ready fiber optic cabling, run underground, ensuring unobstructed mountain views. The community offers the reliability of city water, while wide 22-foot roads with moderate grades make travel easy for your guests year-round. 

Nature lovers will appreciate the 80 acres of protected wilderness through The Foothills Land Conservancy, along with multiple overlooks, picnic areas, and nature trails throughout the development.

View active listings in The Summit.

 

Cedar Falls

Cedar Falls has earned its reputation as one of Pigeon Forge’s premier luxury log cabin communities. 

Nestled within 50 acres of pristine wilderness, this neighborhood perfectly balances natural privacy with robust amenities. 

Your guests can enjoy authentic mountain architecture and high-end finishes while taking advantage of extensive community features. 

The neighborhood offers something for everyone: a refreshing community pool, children’s playground, picnic area with fire pit, sports facilities including basketball and volleyball courts, horseshoe pits, a peaceful nature trail, a catch-and-release pond, and even a chapel. 

These amenities, combined with the community’s strong rental performance, make Cedar Falls an excellent investment choice.

View active listings in Cedar Falls.

 

Alpine Mountain Village

Location is everything in the short-term rental market, and Alpine Village delivers exactly that. 

Situated less than 400 yards from the Pigeon Forge Parkway, this community offers unbeatable convenience for guests who want to be close to the action. The proximity to attractions makes property management a breeze, while guests appreciate the easy access to everything Pigeon Forge has to offer. 

This combination of convenience and accessibility often drives strong rental performance.

View active listings in Alpine Mountain Village.

 

Parkside Resort

For investors seeking a true resort-style community, Parkside Resort offers an impressive package. 

This peaceful retreat features minimal traffic flow, making it perfect for families who want to walk or bike safely. The community’s unique hiking trails lead to hidden gems – an alcove playground for children and stunning views of Pigeon Forge that make every hike worthwhile.

Parkside Resort truly shines in its amenities package. Guests can enjoy both indoor and outdoor pools, with the outdoor pool featuring an exciting 60-foot water slide. The community also offers a game arcade, 18-hole putt-putt course, multiple kids’ playgrounds, and a creekside pavilion complete with a double grill and fireplace. The on-site dining option at The Grille at Parkside adds another layer of convenience for guests. With professional management and built-in marketing advantages, Parkside Resort makes property ownership as turnkey as possible.

View active listings in Parkside Resort.

 

Brookstone Village 

Brook Stone offers an attractive option for investors focused on value and convenience. Its proximity to the strip provides easy guest access while the price point often provides excellent potential for return on investment. 

This community proves that you don’t need to sacrifice location for value in Pigeon Forge.

View active listings in Brookstone Village. 

 

Making Your Decision

When choosing a neighborhood for your short-term rental investment, consider:

  1. Target Market: Different neighborhoods attract different types of guests
  2. Budget: Purchase price and potential returns vary by location
  3. Management Style: Some areas are better suited for self-management
  4. Long-term Goals: Consider future development and area growth

 

Next Steps

Investing in a Pigeon Forge short-term rental is an exciting opportunity, but it’s important to work with experienced professionals who understand the local market. 

The Jason White Team has been helping investors navigate these waters since 1996, and we’d love to share our expertise with you.

Whether you’re ready to start your property search or just gathering information, we’re here to help.

We own short-term rentals ourselves, we’ve built them, bought and sold them, and we understand what makes them successful in this unique market.

Let our experience be your guide in finding the perfect neighborhood for your investment goals. Contact us today!

 

Sevier County Real Estate Market Report January 2025

Posted by Jason White on

Residential Properties in Sevier County, TN

Average Price saw a drastic reduction during January at $663,555 compared to average price in December at $738,808.
However, average price is up slightly year over year, $661,267 in January 2024.

Days on the market during the month of January was 63 days, a large decrease from December 2024 at 95 days.
This is also a decrease from January 2024 at 86 days.

Price Per Square Foot sat at $307 dollars per square foot, a decrease from $342 in December 2024, and an 11% decrease from January 2024 at $346.

 

Single Family Homes and Condos In Sevier County, TN

Single Family Homes

Single Family Home sales saw a decrease of 53% during the month of January, when compared to January 2024.

Average price of SFH during January was $654,362 a large reduction from December 2024 at $781,914.
Although, this is only a slight reduction from January 2024 which was $667,877.

Days on Market sat at 71 days during January, a 19% reduction year of year at 88 days in January 2024.

Price per square foot was $288, a 17% decrease from $347 during January 2024.

Condos

Condos saw an increase in price to $377,380 during January, when compared to an average of $281,166 in December 2024.
This is a very close to the average selling price in January 2024 which was $373,750.

Year over year we saw a sizeable jump in days on market at 82 days, when compared to January 2024 at 22 days.
Which is a slight decrease from the 131 days on the market during December 2024.

 

Land in Sevier,  County Tennessee

Lots/land saw a decrease in Average Price at $119,510. Compared to $137,033 in December 2024, and $266,500 in January 2024.

Days on market also saw a increase year over year sitting at 172 days in January 2025, compared to 146 days in January 2024.

 

2024 Awards

Posted by Jason White on

We are pleased to announce The Jason White Team recently won several prestigious awards for their production in 2024. 

The awards won by The Jason White Team include the Grand Centurion award, which is the highest production award. The team also ranks as the #1 Century 21 Team in Tennessee and the #10 Century 21 Team in the United States.  

Additionally, the Team was inducted into the Centurion Honor Society.  This is the most prestigious award given by Century 21, which is for consistent, high level production over a prolonged period.  

“It’s an honor to work with the individuals on our team on a daily basis.  They’ve set a high standard, providing elevated customer service with an unwavering commitment to integrity and honesty.  I’m really fortunate to work with these folks.  We even have fun too.  It’s like a chosen family.”  Jason White

Winning these awards is a significant accomplishment and a testament to The Jason White Team’s ongoing commitment to providing exceptional service to its clients.