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.

 

 

Exploring Neighborhoods: A Local’s Guide to Finding Your Dream Cabin in Gatlinburg

Posted by Jason White on

After nearly three decades of helping folks find their perfect piece of Smoky Mountain paradise, we’ve learned that location is an important factor for your short term rental performance. 

Whether you’re looking for a peaceful retreat or a lucrative investment property, each Gatlinburg neighborhood has its own unique charm and advantages. 

Let’s explore what makes each area special.

 

Glades / Arts & Crafts Community: Where Tradition Meets Tranquility

Nestled along an 8-mile loop, the Arts & Crafts Community isn’t just a tourist destination – it’s a slice of authentic mountain living. 

Here you’ll find:

  • Traditional mountain architecture that perfectly captures the area’s artistic heritage
  • Peaceful settings away from the downtown hustle, perfect for those seeking a true mountain escape
  • Direct access to local artisans and galleries, adding cultural value to your investment
  • Properties typically priced moderately compared to downtown areas
  • Strong appeal for those looking to immerse themselves in genuine mountain community life

Our very own, Stephanie Huskey, grew up in the Glades / Arts & Craft Community and it’s one of her favorite areas because of all the Artisans and small cafes. 

 

Chalet Village: The Gold Standard of Mountain Living

As one of Gatlinburg’s most established communities, Chalet Village has earned its reputation as a premier location. 

Here’s what makes it special:

  • Three clubhouse facilities featuring swimming pools and tennis courts
  • Proven rental history and stable property values
  • Active HOA that maintains high community standards
  • Premium access to Ober Mountain for year-round mountain activities

The higher elevations in Chalet Village offer some of the most breathtaking views in the Smokies, but remember – with great views comes winter weather consideration. 

Make sure to factor in year-round accessibility when choosing your specific location.

 

Cobbly Nob: Exclusive Mountain Living

Cobbly Nob offers premium amenities including 24/7 security personnel and three outdoor pools. The community takes responsibility for maintaining private roads, including paving, snow removal, landscaping common areas, and maintaining signage. Individual homeowners are responsible for their personal driveways.

This gated community offers a more regulated mountain living experience:

  • Controlled access providing enhanced security
  • Golf course proximity
  • Strict development standards maintaining property values
  • Larger lot sizes for more privacy
  • Premium mountain views
  • Generally higher price points reflecting the exclusive nature
  • Particularly appealing for primary residents

 

Downtown Adjacent Areas: Where Convenience Meets Opportunity

Properties near downtown Gatlinburg offer unique advantages for the savvy investor:

  • Walking distance to attractions and restaurants (a major selling point for vacation rentals)
  • Excellent rental potential due to prime location
  • Mix of property ages offering various investment opportunities
  • Higher land values with potential for commercial development
  • Strategic position for mixed-use development

Keep in mind that with downtown proximity comes tourist traffic – something to consider depending on your intended use.

 

Practical Considerations When Searching for your Dream Cabin in Gatlinburg

Before falling in love with any neighborhood, consider these crucial factors:

 

Access

  • Winter weather impact on roads (especially important for rental properties)
  • Distance to emergency services
  • Road maintenance responsibility (crucial for year-round accessibility)

 

Amenities

  • Distance to grocery stores and basic services
  • Medical facility access
  • Restaurant proximity
  • Entertainment options

 

 Regulations

 

Making a Decision When Buying a Rental Cabin in Gatlinburg

After 27 years of helping investors and homeowners find their perfect mountain property, we’ve learned that the right choice comes down to balancing these key factors:

  1. Your primary goal (investment return vs. personal enjoyment)
  2. Desired proximity to attractions
  3. View preferences and their impact on rental potential
  4. Budget constraints including purchase price and ongoing maintenance
  5. Community amenity preferences
  6. Access requirements for your intended use
  7. Rental restriction importance

Remember, the “perfect” location varies depending on your specific needs and goals. As your local experts in Smoky Mountain real estate since 1996, we’re here to help you navigate these considerations and find the ideal spot for your dream cabin.

Want to learn more about specific areas or discuss your investment goals? 

Give us a call at 877.678.2121. We’ve been living and breathing Smoky Mountain real estate for nearly three decades, and we’d love to share our expertise with you.

 

Wilderness Wildlife Week 2025

Posted by Jason White on

Keith Garnes, our Land Specialist, invites you to join him at Wilderness Wildlife Week January 28th – February 1st, 2025. 

Below he’ll share more about his experiences, and why he is so passionate about WWW.

 

The Wilderness Wildlife Week in Pigeon Forge is perhaps the best winter event in the Southeastern United States no one has ever heard of.  

Now in its 33rd year, Wilderness Wildlife Week is committed to the education and enjoyment of the public to the wonders of the Great Smoky Mountains National Park. The WWW 2025 is committed to provide an enriching and enjoyable series of walks, talks and workshops plus informative exhibits. 

My interaction with WWW goes back to the inaugural year of 1992. I was in awe of a presentation about wolves given by the staff of Bays Mountain Park and Planetarium near Kingsport. In the passing years I found a topic of interest in the outdoors of Tennessee that would allow me to become a “qualified authority” able to share knowledge with those who desire a deeper insight into the outdoors. 

The topic is arches and natural bridges that many are surprised to find are prevalent along Tennessee’s trails. My first year as a presenter was 2011. The presentation had 32 slides with 14 arches and I was pressed to go over thirty minutes with the content. To my amazement was the enthusiastic group discussion that followed.    So were the days before the widespread knowledge shared by the internet.  

For 2025, Arches and Natural Bridges along Tennessee’s Trails presentation will have over 60 slides depicting 24 arches. With the help of Craig Johnston (Big South Fork region expert),  we will cover all known arches along trails in Tennessee. 

Our presentation will be February 1 @ 10:30 at the Ramsey Hotel & Convention Center, 3230 Parkway in Pigeon Forge.

Hope is given that the Wilderness Wildlife Week will become on the radar for outdoor enthusiasts visiting Pigeon Forge. 

I believe a deeper connection to the mountains can be had by all who participate. 

Online Registration is now open for hikes, bus tours and craft classes are now open!

 

Market Pulse: Understanding Current Smoky Mountain Housing Market Trends

Posted by Jason White on

 

Price Trends Showing Strength

The data shows home prices maintaining impressive stability, consistently ranging between $600,000-$800,000. 

We saw a particularly strong price in March 2024, with numbers notably higher than the same period in 2023. 

The winter months of November and December also show robust pricing, indicating sustained market strength.

 

Days on Market: A Changing Landscape

The time homes spend on the market has shifted significantly. 

While 2023 saw its fastest sales in March (around 45 days), 2024 is showing different patterns. 

May 2024 has seen longer selling periods, reaching up to 95 days, with similar trends in December. 

This change suggests a market that’s finding a new rhythm, offering buyers more time for consideration while still maintaining strong price points.

 

Current Market Indicators For Sellers:

– Pricing remains robust across most months.
– Properties are taking longer to sell, requiring adjusted expectations on timeline.
– March and late-year months are showing particularly strong prices.

 

Current Market Indicators For Buyers:

– There appears to be more time to evaluate properties and make decisions.
– Strong inventory levels provide a wide selection.
– Price stability offers a clearer picture for budgeting. 

 

Market Context

These numbers reflect a market that’s evolved from the frenzied pace of recent years to a more sustainable pattern. 

While homes are generally taking longer to sell, prices remain strong – suggesting a healthy, stabilizing market rather than a weakening one.

 

 

Land Market Trends in the Smokies

Price Patterns

Looking at average land prices, we’re seeing distinct patterns emerge. 

In 2023, the market showed notable volatility, with prices ranging from lows around $75,000 in October to a significant peak of $240,000 in June. 

This price variation tells us about the diverse offerings in our market and the seasonal nature of land sales.

2024 is currently showing even more pronounced price movements, with values reaching higher peaks around $265,000 in both July and October. 

While these swings are more dramatic than 2023, they’re following a more predictable seasonal pattern, suggesting a market that’s finding its rhythm.

 

Days on Market

The time it takes to sell land parcels shows equally interesting trends. In 2023, we saw the longest selling periods in February, with properties taking around 290 days to sell. 

This contrasted sharply with the summer months, particularly June, when properties moved much more quickly at around 90 days.

Current 2024 data shows faster overall selling times compared to 2023. 

We’re seeing properties move more efficiently, with some of the quickest sales happening in August (around 70 days) and November (approximately 50 days). 

This increased efficiency suggests a market where buyers and sellers are better aligned on pricing and value.

 

What This Means for Buyers and Sellers

These numbers tell us several important things about our current market:

 

For Sellers:

– Summer months historically bring higher prices
– Properties are generally selling faster than last year

 

For Buyers:

– Winter months may offer more negotiating opportunities
– More predictable selling patterns help with timing purchases

 

The Bottom Line

The land market in the Smokies is showing signs of increased efficiency while maintaining the seasonal patterns typical of our region. 

Whether you’re looking to buy or sell, understanding these patterns can help you make more informed decisions about timing and pricing in our unique mountain market.

 

Looking to navigate these market conditions? Our team has been helping folks find their perfect piece of the Smokies since 1996. Let’s talk about how we can put that experience to work for you.

 

December 2024 Sevier County, TN Real Estate Market Update

Posted by Jason White on

Average Price during December was $738,808, down from November at $753,000.

Days on the market during the month of December was 95, a slight increase from November at 86 days and October at 82 days

With a rather large increase of 53% from December of of 2023 which sat at 62 days on the market.

 

Single Family Home sales saw a decrease of 39% during the month of December 2024, when compared to December 2023.

Average price of SFH during December was $781,914 down slightly from November 2024 at $783,544.

This is also a 4% decrease from December of 2023 at $821,997

Days on Market saw a another large increase to 131 days, up from 88 days, in November 2024.

DOM in December 2024 was 102% greater than DOM in December 2023 at 65 days.

 

Condos saw another decrease in sales price with an average of $281,166 in December 2024 compared to $294,225 in November of 2024.

This is a large decrease compared to an average sales price of $429,914 in Decemeber 2023.

We saw a decrease in Days on Market at 47 days in December 2024 compared to 54 days on market in November 2024.

Year over Year Days on Market saw an 81% increase — from 26 days in December 2023 to 47 days in December 2024.

 

 

Lots/land saw a increase in Average Price at $137,033 compared to $111,280 in November 2024.

Days on market also saw a decreased year over year, sitting at 159 days in December 2024 from 392 days in December 2023.

November 2024 Sevier County, TN Real Estate Market Update

Posted by Jason White on

Average Price during November was $753,000, up from October at $665,091.

Days on the market during the month of November was 86 days, a slight increase from October at 82 days, and a 32% increase from November of 2023 which sat at 65 days on the market.

 

Single Family Home sales saw a decrease of 34% during the month of November 2024, when compared to November 2023.
Average price of SFH during November was $783,544, an increase of 8% compared to November 2023.
Days on Market saw a large increase to 88 days, an increase of 38% compared to November 2023.

Condos saw a decrease in sales price from an average of $316,250 in November 2023 to $294,225 in October 2024.
We saw a decrease in Days on Market, at 54 days on market for sales in November 2024, compared to 75 days in October 2023.

 

Lots/land saw a decrease in Average Price at $111,280 down 4% compared to November 2023 at $117,126.

Days on market also saw a decreased by 79% to 45 days, compared to 218 days on market in November 2023.