A note before we dig in: our MLS software changed recently, and we are still sorting out how to pull our usual reports. 

Ninety eight homes where short term rentals are allowed closed in October 2026, up from 41 in October 2025 and 51 in September 2026.

Below, we compare October’s closed sales with last month and last October so you can see how homes and land are performing heading into winter.

Short Term Rental Homes

More homes sold in October, prices per square foot edged up, and homes sold at about the same pace as last year.

The median sale price rose about 10% from last October, but part of that increase comes from the mix of homes that sold. 

Price per square foot gives a clearer view of value, and it rose about 2% year over year, from $339 to $345.

The typical home sold in October had about 2,000 square feet, 3 bedrooms and 3 baths, and was built around 2008. It went under contract in about two and a half months and sold for about 97% of its list price, nearly the same as last October. 

Compared with September 2026, homes took about three weeks longer to sell (71 days versus 52).

Land

Land sales slowed in October, with fewer parcels selling at lower prices per acre than last year.

Price per acre came in about 6% below last October, and parcels took twice as long to sell. 

Sellers who did close got closer to their asking price, at about 91.5% of list compared with 87.8% a year ago.

These land figures include all land sales in Sevier County, not only parcels where short term rentals are allowed.

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What This Means for Buyers and Sellers

Buyers shopping for a short term rental home still have some room to negotiate, with homes selling for about 3% below list at the median. Land offers more flexibility, with parcels selling for about 8% to 9% below list.

Sellers of short term rental homes are seeing strong closing activity and price per square foot slightly above last year. With homes taking about 71 days to go under contract, pricing your property well from the first day on the market helps you avoid a longer wait.

If you’re thinking about buying or selling a short term rental in Gatlinburg, Pigeon Forge, or Sevierville, the Jason White Team can show you what these numbers mean for your property and your goals. We’ve been helping investors and second home buyers in the Smokies since 1996, and we’d love to talk with you.

Source: MLS closed sales data for Sevier County, TN, for October 2025, September 2026, and October 2026. Home figures include single family, modular, and manufactured homes where short term rentals are allowed.

A note before we dig in: our MLS software changed recently, and we are still sorting out how to pull our usual reports. Our monthly updates normally focus on short term rental homes. This report covers every property in each category across Sevier County, not short term rentals alone. We hope to return to our STR reporting as soon as possible.

September brought more buyers to the Sevier County single family market, while condo and land buyers gained more room to negotiate. 

September at a glance

Single family homes: more sales, softer prices

More buyers stepped in this September. Closings rose 29% to 115 homes, new contracts rose 33% to 117, and homes that sold spent an average of 76 days on the market, down from 96 a year ago.

Sellers brought more homes to market too, with new listings up 40% to 282. Even with that increase, months of supply fell from 11.57 to 9.31, because buyers absorbed homes faster than new ones arrived.

Prices eased. The average sale price came in at $607,432, down 8% from $663,146 last September and slightly below September 2024 at $620,210. The median dropped 4% to $495,900. Because the average fell further than the median, fewer higher priced homes closing this month likely pulled the average down.

The average active listing sits at $845,047, well above the average closed sale. Buyers are closing at lower price points than much of the current inventory, which makes pricing strategy a key part of any listing plan.

Condos: more inventory, more buyer leverage

Condo inventory grew this fall. Active listings averaged 203, up 27% from 159, and months of supply climbed from 11.67 to 15.97. New listings held steady at 45, while closings slipped from 14 to 13.

The average condo sold for $310,154, down 2% from last year, and the median fell 6% to $297,000. Over two years, the average has come down from $453,718 in September 2024, a drop of about 32%.

For buyers, condos offer the most room to negotiate of any segment right now. New contracts rose from 7 to 11, so some buyers are already putting that leverage to work.

Land: fewer sales, and prices to read carefully

Land activity slowed. New contracts fell 25% to 30, closings dipped from 43 to 39, and the average time on market grew from 86 to 142 days. Months of supply rose from 12.2 to 13.56.

The average sale price jumped 63% to $162,237, and the median rose 75% to $150,000.

With fewer than 40 sales in the month, a handful of larger or better located parcels can move those figures a great deal.

If you own land or are shopping for a homesite, we can pull the comparable sales for your specific area.

What this means for you

Buyers: Months of supply ranges from 9 to 16 across all three segments, well above the roughly six months often considered balanced. You have options to compare and room to negotiate.

Sellers: Single family homes are selling faster than a year ago, and pricing close to recent closed sales helps a home stand out. Condo and land sellers face more competition and should plan for longer timelines. Land averaged 185 days from list to close in September, and condos averaged 151.

STR investors: These numbers cover every property in each category, not rentals alone. When we evaluate a cabin or condo for rental income, we look at the management company, rental history, location and expected rate of return alongside price. Softer pricing and growing inventory can open good entry points, and we would be glad to run the numbers with you on a specific property.

Let’s talk about your next move

We have been helping clients buy and sell in these mountains since 1996, and monthly numbers are one piece of the picture. Whether you are considering a short term rental, a family retreat or a move to Gatlinburg, Pigeon Forge or Sevierville, reach out to us. 

We will walk you through what the market looks like for the property you have in mind.

Source: Realtracs, Inc., September 2026 market reports for single family homes, condos, and land, lots and farms in Sevier County, TN. 

Each month we pull the numbers from across Sevier County and share what we are seeing. Here is what the data is telling us as summer winds down.

August 2026 vs. August 2025

93 residential properties closed in August 2026, compared to 77 in August 2025. 

That is a 21% increase in transaction count, and total volume climbed 30%, from $54.2 million to $70.4 million.

Average sale price was $756,896, up 7.59% from $703,508 a year ago.

Price per square foot held nearly flat, dipping 1% from $341 to $339.

Average days on market came in at 69, down from 106 a year ago.

More buyers closed on more homes this August than a year ago, at higher total volume. With the average price rising while price per square foot stayed level, the gain is coming from the size and mix of what sold rather than buyers paying a premium for the same square footage.

Single Family Homes and Cabins

84 single family homes and cabins sold in August 2026, up 24% from 68 in August 2025. 

This segment made up roughly 90% of all residential closings for the month, which is where the strength of this market lives.

Average price came in at $777,611, up 6.26% from $731,810 last year.

Price per square foot held nearly flat, easing 1% from $342 to $339.

Average days on market came in at 67, down from 107 a year ago.

Total single family volume grew 31%, from $49.8 million to $65.3 million.

For owners of well kept cabins in desirable locations, this is a healthy window. Buyers are active and values are holding near the top of the year’s range.

Condos

Condo activity held steady, with 5 closings in August 2026, matching the 5 that closed in August 2025.

Average price rose almost 26%, to $537,200 from $426,600.

Price per square foot climbed 5%, from $330 to $347.

Days on market lengthened 40%, from 101 days to 141.

Total condo volume grew nearly 26%, from $2.13 million to $2.69 million.

Condos are their own animal in this market. With only a handful of closings in a given month, a couple of specific units can pull the averages in either direction, so we read these figures as a picture of which condos sold rather than a broad trend.

Land

Land activity pulled back this month compared to last year.

19 lots sold in August 2026, down 27% from 26 in August 2025.

Average price rose over 26%, from $131,476 to $166,121.

Days on market more than doubled, up 137%, from 46 days to 109.

Total land volume fell 8%, from $3.42 million to $3.16 million.

Fewer lots are trading this year, and the ones that do are taking longer to reach the closing table. 

If you are holding a lot or considering one, a sound pricing strategy from the start makes a meaningful difference in how long you wait.

The 2026 Trend So Far

The market opened at a measured pace in January, built steadily through the spring, reached its peak in June with 117 closings, and has eased through the summer. 

August still ranks among the busier months of the year at 93 closings.

Across 2026, single family price per square foot has moved from $305 in January into the range we see now. 

The pattern this year has been steady, sustainable growth for cabins and single family homes, with condos and land moving on the independent timelines they always have.

What This Means for Buyers, Sellers, and Investors

For sellers, especially of single family homes and cabins, this remains one of the stronger stretches we have seen. Buyers are closing and values are holding near the top of the year’s range. Pricing and presentation are what separate the homes that move from the ones that sit, so going to market with an accurate number from day one matters.

For buyers, activity has stayed strong through the summer, so having your financing in order and your target neighborhoods in mind before you start touring will help you move with confidence when the right place shows up.

For land buyers, the longer days on market may open room to negotiate that was not there a year ago.

For condo buyers and sellers, the segment remains small enough that individual sales can shift the averages, so working with a team that tracks the granular data matters.

We have been walking clients through this market since 1996. We own short term rentals in these mountains, we have built them, bought them, and sold them, and we would be glad to sit down and talk through what these numbers mean for your specific goals.

Contact the Jason White Team to schedule a consultation or explore current listings in Gatlinburg, Pigeon Forge, and Sevierville. If you are ready to take a serious look, we would love to be your guide.

*Areas included in statistics are Bluff Mountain, Chalet Village, Cobbly Nob, Douglas Lake, Gatlinburg, Jones Cove, Kodak, New Center, Pigeon Forge, Pittman Center, Sevierville, Seymour, and Wears Valley. Includes Only properties that can be used as a short term rentals.

Summer is when a lot of our clients start seriously weighing a move, and the question we hear most is whether the market still has momentum. In July, across most of Sevier County, it did. 

Here is what the month showed us, and what it means for you if you are thinking about buying or selling in the Smokies.

A Strong Month Across the County

108 homes closed in July, up from 76 a year ago, and total volume rose right alongside that activity to $70.1 million, a 46 percent jump over last July. 

Prices held firm, with the average sale landing at $648,918 and price per square foot up 4 percent to $349. 

Homes took a touch longer to go under contract, 81 days on average compared to 76 last year.

More buyers are closing, they are paying a bit more, and they are taking their time getting there.

Cabins and Single Family Homes Are Leading the Way

93 homes and cabins sold in July, up from 67 last year.

The average sale came in at $690,819, and price per square foot rose to $360, its highest point of the year.

What we like about that per foot number is what it tells us underneath the average. Buyers are not reaching for the cheapest thing on the market. They are paying steady, strong value for the cabins they want, and they are moving a little faster to get them, with days on market improving to 71 from 76.

If you own a well kept cabin in a desirable spot, this is a healthy window to be a seller.

Condos Kept to Their Own Rhythm

Condos are always their own animal in this market. 13 sold in July, up from 5 a year ago, but with numbers that small, a couple of specific units can pull the averages in either direction. 

The average price came in lower this month at $294,384, and the condos that sold took longer to move.

Land Moved on Its Own Timeline

Land continues to march to its own beat, the way it always has in these mountains. 21 lots sold in July, close to last year’s 26, and they moved at a reasonable 80 days. 

The number that stands out is price, with the average landing at $85,066, well under last July. 

When we look closer, that has more to do with the particular parcels that happened to close this month than with any drop in demand for good land. 

If you are holding a lot and weighing a sale, pricing it accurately from day one is what keeps it from sitting.

Where July Fits in the Year

The market opened quietly in January, built steadily through the spring, reached its peak in June, and eased slightly in July, which still ranks as the second busiest month of the year. 

Single family price per square foot has climbed from $305 in January to $360 now, an 18 percent gain that has found a steady groove over the summer.

Taken together, 2026 has been a season of steady, sustainable growth for cabins and single family homes, with condos and land moving on the independent timelines they always have.

What This Means for You

For sellers, especially of single family homes and cabins, this is one of the better stretches we have seen in a while. Buyers are active, values are holding at the top of the year’s range, and well priced homes are finding them without a long wait.

For buyers, more inventory has come online alongside all that activity, so having your financing ready and your target neighborhoods in mind will help you move with confidence when the right place shows up. 

And if land is on your radar, the softer pricing this summer may give you a little more room at the table.

We have been walking clients through this market since 1996. We own short term rentals in these mountains, we have built them, bought them, and sold them, and we would be glad to sit down and talk through what these numbers mean for your specific goals. 

If you are thinking about a move in the Smokies, reach out. We would love to be your guide.

Data pulled from the GSM MLS for closed sales in Sevier County. Not all rental properties have documented rental income inside the MLS.

We track the local market month by month so our clients always know where things stand. Here is what the numbers from January through June 2026 are telling us.

The Market Is Building Momentum

Total residential sale volume more than doubled over the first half of the year, climbing from $28.3 million in January to $81.4 million in June. Closed sales followed the same path, rising from 51 in January to 117 in June. 

Days on market tells a similar story. Homes averaged 145 days on market in January and dropped to 63 by March. After a small rise in April and May, days on market settled at 70 in June. 

Buyers moved faster as the year went on, and sellers who priced well were rewarded with quicker closings.

Price per square foot gives us a cleaner read on appreciation than average price alone, since it is less affected by the mix of homes selling in a given month. That number climbed steadily all year, from $304 in January to $436 in June, a 43 percent increase in just five months. 

How Bedroom Count Shapes Value

Looking at 485 closed sales, the pattern is clear. One bedroom properties averaged $405,041. Two bedroom properties averaged $483,556. Three bedroom properties averaged $634,609. Four bedroom properties averaged $841,400. Five bedroom properties averaged $1,203,027. Each additional bedroom brings a meaningful jump in price, at least through the five bedroom mark.

Two and three bedroom properties are where most of the activity happens. Together they account for 311 of the 485 sales in this dataset, which is well over half the market. If you are shopping for an investment property or trying to understand comparable sales, this is the segment with the deepest pool of data.

Above five bedrooms, the data is harder to draw conclusions from. There were only one or two sales in several of the larger bedroom categories, including the standout twenty one bedroom property that closed at $6.2 million. These larger properties show what is possible at the top of the market, but with so few sales in each category, there isn’t a way to pull trends. 

Surprisingly, days on market did not climb along with bedroom count. One to four bedroom properties, the segment most buyers are shopping in, spent an average of 82 to 94 days on market. Five, six, and eight bedroom properties moved faster, in the range of 45 to 80 days. Larger properties in this dataset were not sitting any longer than smaller ones, and in some cases they sold faster, potentially because buyers at that price point tend to be experienced investors who move with confidence once they find the right property.

New Construction Is Commanding a Premium

The build year data tells an equally compelling story. Properties built in 2026 averaged $1,364,302 and sold in just 34 days, the fastest average sale time of any meaningful year group in the dataset. Properties built in 2024 followed a similar pattern, averaging $1,153,963 with an average of 72 days on market.

2025 stands out for a different reason. It had the highest sale count of any year in the data, 40 closed sales, though the average price was lower at $843,072 and the average days on market was longer at 98 days. This likely reflects a wider range of inventory that year, appealing to a broader group of buyers rather than the luxury segment alone.

Zoom out and a clear shift appears around 2018. Before that year, most annual averages sit between $400,000 and $600,000, with only a handful of sales per year. From 2018 forward, both price and sale volume rise steadily, and from 2020 through 2026 the norm is well above $700,000, often crossing $1 million.

Older properties built before 2000 tell a more varied story. With only a few sales in most of those years, single properties can swing the average considerably. One home built in 1932 sat on the market for 944 days before closing, while a property built in 1942 sold in just 3 days. These older homes still find buyers, but their outcomes depend far more on individual property condition and pricing than on the year alone.

Single Family Cabins Are Leading the Way

Single family and cabin properties made up 90 percent or more of total residential volume in every month we tracked. 

Sales rose from 45 in January to 100 in June, and price per square foot rose from $305 to $359, an 18 percent gain. 

That is a more moderate increase than the overall market figure, which tells us the blended number is getting an extra lift from smaller segments of the market. 

Condos and Land Moved to Their Own Rhythm

Condo sales stayed small all year, only 2 to 11 closings per month, and the numbers moved accordingly. 

Average price bounced between $234,500 and $451,333 depending on the month, and days on market ranged from 30 to 139. 

Price per square foot for condos actually eased slightly over the period, from $358 down to $276, the opposite direction of the cabin segment. 

With sample sizes this small, we would caution against reading too much into any single month, but it is a segment worth watching as more inventory comes online.

Land sales held fairly steady, ranging from 12 to 23 lots per month. 

Average price was choppy, peaking at $179,564 in February and settling near $140,726 by May, essentially flat despite rising home prices. 

Days on market for land bounced between 85 and 183 days, a reminder that raw land moves on a different timeline than finished homes.

What This Means for You

The first half of 2026 has been a season of steady, meaningful growth for single family and cabin properties across the Smoky Mountains.

If you are considering listing your property or looking for your next investment, this is a market rewarding sellers who price accurately and buyers who move with confidence.

We have tracked this market for decades, and we would love to walk you through what these trends mean for your specific goals. 

Reach out to us today!

Each month we pull the numbers from across Sevier County and share what we are seeing on the ground. Here is what the data is telling us.

June 2026 vs. June 2025

117 residential properties closed in June 2026, compared to 68 in June 2025. That is a 72% increase in transaction count, and total volume climbed 86% from $43.8 million to $81.4 million.

Average sale price was $695,970, up 8% from $644,416 a year ago.

Price per square foot rose 21%, from $360 to $436.

Days on market improved 8%, falling from 76 days to 70.

More buyers closed on more homes, at higher prices, and in less time than they did a year ago.

Single Family Homes and Cabins

100 single family homes and cabins sold in June 2026, up 79% from 56 in June 2025.

Average price came in at $753,701, up 5.75% from $712,712 last year.

Price per square foot held nearly flat, dipping 1% from $361 to $359, which tells us the growth is coming from volume rather than buyers paying a premium for the same inventory.

Days on market improved 4%, from 73 days to 70.

Total single family volume grew 89%, from $39.9 million to $75.4 million.

Condos

Condo activity stayed close to steady, with 11 closings compared to 10 in June 2025.

Average price rose almost 10%, to $349,797 from $318,340.

Price per square foot fell 27%, from $379 to $276, likely reflecting which specific units closed rather than a broad shift in condo values.

Days on market improved slightly, down 3% from 91 days to 88.

Total condo volume grew nearly 21%, from $3.18 million to $3.85 million.

Land

Land activity pulled back this month compared to last year.

17 lots sold in June 2026, down 6% from 18 in June 2025.

Average price dropped over 26%, from $156,377 to $115,317.

Days on market more than doubled, up 151%, from 55 days to 138.

Total land volume fell 30%, from $2.81 million to $1.96 million.

Land buyers are taking more time this year and paying less when they do commit. If you are holding a lot or considering one, a sound pricing strategy from the start makes a meaningful difference in how long you wait.

What This Means for Buyers, Sellers, and Investors

For sellers, especially of single family homes and cabins, this is one of the stronger windows we have seen. More buyers are closing, prices are climbing, and homes are moving faster than they were a year ago.

For buyers, competition has increased alongside the growth in closings. Having financing in order and a clear sense of your target neighborhoods before you start touring will serve you well.

For land buyers, the extended days on market and softer pricing may open room to negotiate that was not available a year ago.

For condo buyers and sellers, the segment remains small enough that individual sales can shift the averages, so working with a team that tracks the granular data matters.

Contact the Jason White Team to schedule a consultation or explore current listings in Gatlinburg, Pigeon Forge, and Sevierville. If you are ready to take a serious look, we would love to be your guide.

Each month we pull the numbers from across Sevier County and share what we are seeing on the ground. 

Here is what the data is telling us.

May 2026 vs. May 2025

84 residential properties closed in May 2026, compared to 67 in May 2025. That is a 25% increase in transaction count, and total volume grew 39% from $46.2 million to $64.1 million.

Average sale price reached $763,277, up nearly 11% from $688,850 a year ago. Price per square foot came in at $359, up 1% from $356.

Days on market increased from 70 to 89, a 27% rise. 

Properties are taking a bit longer to close than they did a year ago, but they are closing. 

The combination of more transactions at higher prices and a larger pool of active buyers tells the more important story here.

More homes are moving, prices are higher, and volume is up substantially year over year.

Single Family Homes and Cabins

74 single family homes and cabins sold in May 2026, up 17% from 63 in May 2025. 

This segment continues to lead the market.

Average price climbed to $804,321, a 13% increase from $711,445 a year ago. 

Price per square foot rose 5% to $369. 

Total single family volume grew 33% to $59.5 million.

Days on market for this segment increased from 70 to 94 days. 

Well-priced cabins and homes are still finding buyers, but sellers who come in above market are feeling the difference. 

Pricing accurately from the start matters more now than it did during peak years.

Condos

Condo activity remained limited in May, with 3 closings matching the same number from May 2025. 

The average price, however, rose 36% to $451,333 from $332,300.

The standout number is days on market, which dropped 65% from 86 days to 30 days. 

The condos that are selling are moving fast. With a small sample size, individual transactions carry significant weight on the averages, so we will continue watching this segment as more activity accumulates through the summer months.

Land

23 land lots sold in May 2026, down slightly from 25 in May 2025, an 8% decrease in transaction count. 

Average land prices rose 10% to $140,726 from $128,227, and total land volume held nearly flat at $3.24 million.

Days on market for land increased 37% to 97 days. 

Land in the Smokies has always moved on its own timeline, and that remains the case. 

The lots that are selling are commanding meaningfully higher prices than they did a year ago, which signals continued demand for well-located parcels even as overall transaction counts soften.

If you are sitting on land in a desirable location and wondering whether now is a good time to sell, the pricing data suggests it may be worth a conversation.

How the Market Built Through 2026: January Through May

The monthly progression from January through May tells an encouraging story. Across nearly every metric, the market gathered strength as spring arrived.

Residential closings grew from 51 in January to 67 in February to 65 in March to 86 in April and 84 in May. 

Volume followed the same trajectory, climbing from $28.3 million in January to $64.1 million by May.

Average sale prices moved steadily upward as well, from $555,810 in January to $763,277 by May. 

Price per square foot climbed from $304 to $359 over that same stretch.

The days on market trend may be the most telling piece of the story. Residential properties averaged 145 days on market in January. By March that had fallen to 63 days. April saw it rise to 86, and May settled at 89. The overall arc shows buyers who were deliberate early in the year becoming more active and decisive as the spring selling season took hold.

Land activity also built through the period, with lot closings growing from 12 in January to 23 in May and total land volume rising from $1.64 million to $3.24 million.

What This Means for Buyers, Sellers, and Investors

The Smoky Mountain market is more active in May 2026 than it was at this time last year. 

Transaction volume is up, prices are higher across the board, and the spring momentum has been building consistently through the first five months of the year.

For sellers, the data confirms that demand exists. 

Properties priced well for their location and condition are finding buyers. 

Those coming in above market are sitting longer in an environment where buyers have more options than they did during the peak years.

For buyers and investors, the window ahead of peak summer demand is one of the more favorable times to evaluate opportunities. Entry prices remain more accessible than the heights of the market, and the fundamentals that make the Smokies attractive for short term rental investment have not changed. Millions of visitors come to this region every year, and that draws consistent demand for well-managed rental properties.

We have been helping buyers, sellers, and investors navigate this market since 1996. We own short term rental properties in these mountains. We have built them, bought them, and sold them. We know the management companies, the local vendors, and the rates of return across different property types and price points. 

If you are thinking about making a move in the Smokies, we would love to help you think it through.

Contact the Jason White Team to schedule a consultation or explore current listings in Gatlinburg, Pigeon Forge, and Sevierville.

January through April 2026 sold data for STR eligible properties across Sevier County

The first four months of 2026 are in the books, and the data tells a clear story. Sales activity has climbed every single month, total volume has nearly doubled from January to April, and the average sale price is trending up alongside it.

For investors, sellers, and anyone watching the Smoky Mountain short term rental market, this kind of consistency matters. 

It is not a hot market and it is not a cold one. It is a steadily strengthening market with predictable patterns that reward preparation.

We pulled the sold data for every STR eligible property across Bluff Mountain, Chalet Village, Cobbly Nob, Douglas Lake, Gatlinburg, Jones Cove, Kodak, New Center, Pigeon Forge, Sevierville, Seymour, and Wears Valley. 

Here is what the numbers are showing us.

Sales Activity Has Climbed Every Month

From January through April, the market moved in one direction. Each month delivered more closings, more volume, and a higher average sale price than the one before it.

A few takeaways from the monthly trajectory:

• Closings increased 64 percent from January to April, climbing from 53 to 87 transactions.
• Total dollar volume nearly doubled, growing from roughly $31 million in January to over $59 million in April.
• The average sale price moved from $584,704 in January to $678,722 in April, a 16 percent increase over the four month window.

Where the Volume Is: Two and Three Bedroom Properties

Bedroom count continues to be one of the most useful filters for understanding this market. When we break out closings by size, the pattern is unmistakable.

Two and three bedroom properties accounted for 186 of the 278 total sales, which is 67 percent of all transactions. 

One interesting note from the bedroom data is that 5 and 6 bedroom average prices were close to each other ($1,272,222 versus $1,237,063), with 5 bedroom homes edging slightly higher. That tells us the bedroom count alone is not driving price at the upper end. 

Location, amenities, views, and rental history are doing the heavy lifting.

Days on Market: Cabins Are Selling Faster as the Year Progresses

Single family homes and cabins are the engine of this market, and the pace at which they are selling has shifted meaningfully across these four months.

In January, the median days on market for a cabin sat at 72. By March and April, that number had dropped to 32. Buyers are moving more decisively as the spring season opens up, and well priced properties are getting picked off quickly.

Across the full four month window for STR eligible properties, the picture looks like this:

• Cabins: median 40 days, average 75 days
• Single family residences: median 59 days, average 122 days
• Condominiums: median 44 days, average 93 days

The gap between the median and the average is worth paying attention to. When the average is significantly higher than the median, it means a handful of properties are sitting on the market much longer than the typical sale and bringing the average up.

For sellers: The properties pulling those averages higher are almost always the ones that were priced too aggressively at the start.

Pricing accurately from day one continues to be the single most important decision a seller makes.

Where the Premium Properties Are Trading

Location continues to define value in the Smokies. Here is how average close prices broken down by MLS area for STR eligible properties through April.

Bluff Mountain, Walden, and Chalet Village led the market on average close price, both clearing $1 million.
These areas continue to attract buyers who want larger cabins with views and proximity to Gatlinburg attractions.

The list to sale price shows the percentage difference between what sellers originally asked and what the property ultimately closed at.

Across the whole market, the average gap was 9.25 percent.

A few areas tell their own story:

• Jones Cove (1.04 percent) and Cobbly Nob (3.25 percent) closed remarkably close to original list price, which suggests pricing in these areas was accurate from the start.
• New Center (23.22 percent) and Kodak (12.79 percent) showed the largest gaps. In areas with fewer comparable sales, mispricing happens more often, which leaves room for negotiation if you are buying.
• Bluff Mountain, Chalet Village, and Gatlinburg all hovered between 10 and 12 percent, which is in line with the broader market average.

What This Means for Buyers and Sellers

If you are buying: Inventory is moving, but the days of overpaying out of urgency are not back. The data shows buyers had time to evaluate properties, especially in January and February. As we head deeper into the year and DOM compresses, that window will narrow. Well priced, well located cabins in the two to three bedroom range continue to be the most competitive segment.

If you are selling: Pricing accuracy is everything. The properties closing fastest are the ones that hit the market with realistic pricing and strong presentation. With an average list to sale gap of 9.25 percent across the market, sellers who start too high are absorbing real costs in time and final sale price. Get your rental history, your maintenance records, and your photos in order before you list.

If you are watching the market: The trajectory through the first four months of 2026 looks healthy. Volume is rising, prices are firming, and the market is rewarding sellers and buyers who come to the table prepared. This is the kind of environment where good decisions get rewarded and shortcuts get punished.

Let Us Help You Make Sense of the Numbers

Market reports give you the big picture. What matters next is how the data applies to your specific property, your specific neighborhood, and your specific timeline.

We have been working in these mountains since 1996. We own STRs, we have built them, we have bought and sold them, and we know what the numbers actually mean once you get past the averages. If you are thinking about buying, selling, or just trying to understand where your property fits in this market, reach out. We would love to talk it through with you.

Data Notes: Data pulled from the GSM MLS for closed sales between January 1 and April 30, 2026. Includes only properties that can be used as short term rentals. Areas included: Bluff Mountain, Chalet Village, Cobbly Nob, Douglas Lake, Gatlinburg, Jones Cove, Kodak, New Center, Pigeon Forge, Sevierville, Seymour, and Wears Valley. Not all rental properties have documented rental income inside the MLS.