Can Passive STR Owners Take First-Year Bonus Depreciation Under the Big Beautiful Bill?

Posted by Jason White on

If you’ve been following the buzz around the “One Big Beautiful Bill” (OBBB), you’ve probably heard it includes a major win for real estate investors: the return of 100% bonus depreciation.

That’s right, investors can again deduct the full cost of certain property improvements and assets in the first year, instead of spreading them out over time.

It’s an exciting development, especially for short-term rental (STR) owners in the Smoky Mountains. 

But there’s one big question everyone wants the answer to. “Does this mean passive investors can write everything off in year one—even if they don’t qualify as “real estate professionals”?

Let’s take a closer look.

 

What Is Bonus Depreciation, Anyway?

Bonus depreciation is a powerful tax tool that lets you deduct certain business-related costs immediately. Think furniture, appliances, HVAC units, and other property components with a useful life under 20 years.

By combining bonus depreciation with a cost segregation study you can break out individual components of a property and assign shorter depreciation periods than the default 27.5-year schedule for rental real estate. 

The Tax Cuts and Jobs Act of 2017 gave us 100% bonus depreciation through 2022, but it began phasing out in 2023. 

The OBBB proposes to reverse that and make 100% bonus depreciation permanent.

 

What the Big Beautiful Bill Says about Real Estate Investing

Here’s what’s in the bill:

  • 100% bonus depreciation remains permanently in place, without a phaseout.
  • Applies to qualified property with a useful life of 20 years or less.
  • Allows for an immediate deduction in the year of purchase or service which boosts first-year cash flow and reduces your tax liability. 

So far, so good. But…

 

The Real Question: Active vs. Passive Investor?

Even if your STR qualifies for 100% bonus depreciation, you can only use those deductions to offset your income if the IRS considers your rental activity non-passive.

If you’re not a full-time real estate professional (a status with strict IRS criteria), most of your rental income is considered passive, and passive losses (like depreciation) can usually only offset passive income, not W-2 income, business income, or investment gains.

BUT! Short-term rentals (with average stays of under 7 days) can be considered non-passive, if you materially participate.

You may qualify if:

 

So, What If You Use a Property Manager?

If you’re not personally involved in the day-to-day operations of your STR, say, you use a property management company and rarely interact with guests, then your involvement may not meet the IRS’s standard for material participation.

In that case:

 

What If You Sell the Property?

If you can’t use your bonus depreciation now, all is not lost.

Suspended losses can be applied in the year you sell the property, helping you offset any capital gains from the sale. This can lead to major tax savings down the road.

That’s why it’s so important to work with a tax advisor who understands STRs, cost segregation, and your specific investing goals.

 

TL;DR – Here’s What We Know about the One Big Beautiful Bill 

✅ The Big Beautiful Bill restores 100% bonus depreciation, great news for STR investors.
 🚫 But you can’t always use those deductions right away unless you materially participate.
 🧾 Material participation, not just ownership, is what makes the difference.
 📈 Even if you can’t use the full deduction now, it can benefit you in the future (like at the time of sale).
 👨‍💼 Bottom line: Talk to a Tax Professional before you assume you’ll get a massive year-one write-off.

 

We’re actively exploring how this bill could impact Smoky Mountain investors and we’re here to help you stay ahead of the curve.

 

 

*The information provided on this website is not a substitute for legal advice from a qualified attorney licensed in your jurisdiction.

June 2025 Smoky Mountain Real Estate Market Update

Posted by Jason White on

If you’re buying, selling, or holding short term rental properties in the Smokies June’s market numbers offer some clear signals. 

Here’s a breakdown of what happened last month in Sevier County and what it could mean for you.

 

Residential Sales Are Slowing, But Not Stopping

Compared to June 2024:

  • Total units sold: Down 11.84%
  • Total sales volume: Down 12% (a loss of $5.6 million)
  • Average price: Dropped 3.69%
  • Price per square foot: Fell 7%
  • Days on Market (DOM): Jumped 45%, now averaging 77 days

Properties are still moving, but buyers aren’t in a hurry. 

Image of market statistics for the Sevier County, Tennessee Real Estate Market

 

If you are selling a home in Gatlinburg, Pigeon Forge, or Sevierville, pricing too high could cost you tens of thousands. 

 

Properties that sold within 30 days got 99.82% of their asking price.
Properties that lingered 121+ days? Often sold for 30–40% less than their original list.

Residential Days on Market and List to Sales Price for Sevier County, TN

 

Condos Show Resilience

  • Sales volume: Up 13%
  • Total dollar volume: Up nearly 10%
  • DOM: Increased 136% (now 99 days average)
  • Average price & Price per Square Foot: Both slightly down, but activity remains solid

This shows us that there is buyer demand for low-maintenance, income-producing properties at a more accessible price point, but keep in mind it might take quite a bit longer for those properties to sell.

 

Land Sales Took a Hit

  • Lots sold: Down 48%
  • Total land volume: Down 32%
  • Average price per lot: Surprisingly up 31%

We’re seeing fewer transactions, but high-quality parcels in desirable locations are still commanding attention and price.

Sevier County TN Real Estate Market Report for Land

 

Whether you’re weighing a new investment, prepping to sell, or just want to understand your property’s value in this evolving market, we’d love to help.

 

P.S. We’re digging into what the new tax breaks for STR investors could mean for your investment strategy and next week we’ll tell you all about them!

 

Summer Slowdown or Long-Term Strength? What the Latest AirDNA Data Means for Smoky Mountain STR Owners

Posted by Jason White on

 

It’s true summer booking calendars feel a little lower than usual right now. AirDNA’ reports that short-term rental demand across the U.S. is softening this summer, even in the Smokies. 

But not to fret, Sevier County remains one of the top-performing STR markets in the country! 

Here’s what you need to know… 

 

Summer Demand for Short Term Rentals Is Softer

If your calendar isn’t as full as you’d like, you’re not alone. In April, the national average occupancy hovered around 52%. That’s not a drastic drop, but it does indicate a more competitive environment.

 

What can you do?

  • Reassess your pricing strategy.

  • Respond promptly to inquiries.

  • Consider small incentives for booking, like discounts for longer stays to help convert lookers into bookers.

  • Tweak your listing:
    • Ensure your listing photos, titles, and descriptions are up to date and clearly communicate the value of your property.
    • Have you done any updates you don’t mention in your listing? Now is the time to add them!

  • Create the best guest experience that you possibly can so that your guests want to return to your home when they visit next.
    • Do you provide area information for your guests once they arrive? Maybe now is that time to do that. 

 

Increased Supply Means Increased Competition

Many large U.S. cities are seeing listing growth outpace the national average. 

In May, 17 of the top 50 STR markets posted available listing growth above the 5.9% national rate. 

Available listings reached 1.75 million, a 5.7% increase year-over-year

New builds continue to add to the supply in the Smoky Mountains as well.

The more properties there are, the harder it is to stand out, especially for cabins that lack a distinct vibe. 

 

What can you do?

  • Emphasize what makes your property different. Whether that’s a view, layout, theme, or family-friendly amenities, make sure your listing communicates why someone should choose yours.

 

The Smokies Are Still a Top-Performing STR Market

According to AirDNA , the Gatlinburg-Pigeon Forge-Sevierville area ranked 3rd in the nation for total Airbnb revenue!

They ranked cities by the total short-term rental revenue they generated between April 2024 and April 2025 to determine the largest Airbnb markets in the U.S.

 

The largest short-term rental markets in the U.S. are disproportionately influential. The top 10 largest Airbnb markets in the U.S. alone account for 25% of all STR revenue nationally.

Other high-ranking markets reflect diverse guest preferences:

  • Mountain getaways like Gatlinburg/Pigeon Forge cater to family vacations and nature lovers.
  • Desert metros like Phoenix/Scottsdale thrive on seasonal events and second-home travel.
  • Remote-luxury markets like Maui combine scarcity with pricing power.
  • And under-the-radar beach towns like Gulf Shores and Sarasota show that smaller, affordable destinations can punch above their weight when demand and supply align.

 

 

The Smokies remain a destination people return to year after year.

 

The reasons?

Easy access to Great Smoky Mountains National Park, plus major draws like Dollywood, seasonal festivals, and cabin-style accommodations, keep bookings strong. The area’s wide appeal to families, couples, and multigenerational groups boosts both occupancy and length of stay.

 

Drive-to Destinations Are Holding Strong

AirDNA notes that markets within driving distance continue to outperform fly-to destinations. 

With so many potential guests within a day’s drive, Sevier County benefits from built-in demand and travel convenience.

 

Revenue Is Still Strong (With the Right Strategy)

Even with some owners lowering prices, well-managed properties are still holding their value.

Your STR Success is tied to how well your property is priced, positioned, and managed.

What can you do?

  • Focus on guest experience and reputation. Tools like automated guest messaging and thoughtful amenities can make a real difference in your bottom line.

 

Looking Ahead

The market is shifting, but the fundamentals in the Smokies remain solid. This is still one of the most resilient and profitable short-term rental regions in the country.

 

Have questions about buying or selling short-term rentals in the Smoky Mountains?
We’d love to help. Reach out and let’s talk about what’s next.

 

Selling Your STR in the Smoky Mountains? Don’t Make These Common Mistakes

Posted by Jason White on

 

The short-term rental market is shifting. 

You might be wondering if now is the right time to sell your vacation rental.

With higher interest rates, tighter buyer pools, and questions about demand, it’s easy to feel uncertain.

Whether you’re ready to list now or prefer to wait, the right data can help you make a confident, informed decision.

In this post, we’re walking through four common mistakes to avoid when selling your STR  and what to do instead if you want to sell your Airbnb property successfully in today’s market.

 

Mistake #1: Pricing Without a Plan

It’s tempting to look to look around the neighborhood or surrounding areas and copy the pricing you see on the market. 

But when it comes to how to price a vacation rental for sale, the smarter approach is data-backed and property-specific.

What to do instead:

Show Off What Makes Your STR Shine
When pricing an income-producing property, don’t just list the basics — show the receipts. Investors want proof that your STR performs. 

Here’s what to include:

  • Occupancy Rates & Seasonality Trends — Year-over-year data helps buyers see potential.

  • P&L Statements — A clean profit-and-loss statement builds instant credibility.

  • Future Bookings — Active reservations = immediate cash flow post-close.

  • Recent Upgrades — New roof? HVAC? Hot tub? Mention it. They boost value and peace of mind.

  • Reviews & Guest Ratings — A proven track record of happy guests helps justify your price.

  • AirDNA or KeyData Reports — Bonus points for showing how you stack up against the competition.

The more you can highlight your property’s income potential and operational readiness, the more compelling it becomes to investor buyers.

 

Mistake #2: Ignoring Local Market Conditions

National real estate headlines can be scary. 

But vacation rental markets, especially here in the Smokies,  are hyper-local. 

What’s happening in major metro areas may have little to do with what buyers are seeing in Sevier County.

What to do instead:

Talk to a local agent (like our team) who specializes in STRs and understands the nuances of selling a vacation rental in a tough market. 

We’ll help you interpret the local data so you can price and position your property accordingly.

 

Mistake #3: Skipping the Prep Work

Buyers still expect properties to show well, especially if they’re paying a premium for income potential. 

Deferred maintenance, clutter, and signs of wear-and-tear can leave money on the table.

What to do instead:
Take the time to prepare your home for sale. That means:

  • Fresh paint and deep cleaning (inside and out)
  • Up-to-date landscaping and curb appeal touch-ups
  • Pressure washing decks and driveways
  • Pre-listing pest control
  • Decluttering, especially if the home is a primary residence
  • Addressing minor repairs or 
  • Consider how you might handle bigger projects, if you don’t want to tackle them, with things like a listing price reduction or buyer credits.

A small investment in preparation can make a big difference in how fast your home sells  and at what price.

 

Mistake #4: Assuming It’s “Just Like” Selling a Primary Residence

Selling a short-term rental isn’t quite the same as selling a primary residence. 

Yes, it’s still real estate, but it’s also a business. 

Buyers (especially investors) want to understand not just what the home is, but how it performs.

What to do instead:
Think like a buyer. If you’re comfortable, include details that would you find helpful like:

  • Rental income history or seasonal occupancy trends
  • Booking platform ratings or guest reviews
  • Notes on local vendors (cleaning crews, handymen, or property managers)
  • Any automation tools or systems you’ve set up for turnover
  • Permit details or grandfathered allowances

You don’t need to share every report or trade secret, but giving buyers a glimpse into how the property operates can go a long way. 

The more confidence they have in what they’re buying, the easier it is for them to move forward especially if they’re out-of-state or new to the STR world.

 

Selling your STR in a timely manner is about preparing well, pricing strategically, and working with someone who knows how to sell an income-producing property.

If you’re even considering selling your Smoky Mountain rental, we’d love to be your first call. 

We’ll walk you through the local data, evaluate your property’s current performance, and give you honest advice about what to expect.

We’ve helped hundreds of families sell their Smoky Mountain homes and we’d be honored to help you, too.

 

The Jason White Team
Smoky Mountain Real Estate Experts Since 1996
📍 Gatlinburg • Pigeon Forge • Sevierville
1-877-678-2121
info@jasonwhiteteam.com

 

Is Now the Right Time to Sell Your Smoky Mountain Home? Here’s What the Market Says

Posted by Jason White on

If you bought your Smoky Mountain home years ago and it’s not getting as much use these days, you might be wondering:
Should I sell now or wait it out?

Maybe your family doesn’t visit as often?
Maybe the rental income has slowed?
Or maybe you’re just ready for a new chapter?

Whatever the reason, it’s natural to feel torn, especially in a market that feels a little unpredictable.

Let’s look at what the data actually says about current market conditions so you can make a smart and informed decision.

 

What the Latest Numbers Tell Us

We pulled recent sales data from across the Smokies and broke it down by bedroom count to see how prices, pace, and demand are shifting.

Here’s what we found 

 

What Does That Actually Mean?

3–4 Bedroom Homes Are the Sweet Spot Right Now

These properties are selling relatively quickly, averaging 69 days on market, and maintaining strong prices, with an average closing price around $678,000.

If your home falls into this category and is well-maintained, you may be sitting on one of the most marketable property types in the Smokies right now.

 

1–2 Bedroom Homes Are Taking Longer to Sell

These are more price-sensitive and often appeal to budget-minded buyers. They are taking longer to sell (72–81 days) and their average sale prices are trending lower ($446K and $518K respectively).

If your property is in this category, you’ll want to think carefully about how it’s positioned, especially if it hasn’t been updated in a while.

 

Large Lodges (5+ Bedrooms) Can Command High Prices—but with a Caveat

We’re seeing million-dollar sales, yes – but these properties tend to take longer to close, sometimes sitting for several months. 

If you own a large cabin, strategy and timing are everything.

 

Thinking About Selling?

Here are three questions to ask yourself:

  1. Is my home still meeting my family’s needs or is it time to pass it along to someone else?
  2. What’s my financial goal? Do I want to cash out equity, reinvest, or simplify?
  3. Would I benefit from knowing exactly what my property is worth in today’s market?

 

Get a Custom Property Value Report

Every property (and every seller) is unique. If you’re even thinking about selling, a market analysis is the best place to start. 

We’ll walk you through what similar homes are selling for, what buyers are looking for right now, and how to position your home to stand out.

Reach out anytime for a no-obligation conversation. We’ve helped hundreds of families sell their Smoky Mountain homes and we’d be honored to help you, too.

 

The Jason White Team
 Smoky Mountain Real Estate Experts Since 1996
 📍 Gatlinburg • Pigeon Forge • Sevierville
1-877-678-2121
info@jasonwhiteteam.com

 

May 2025 Smoky Mountain Real Estate Market Stats

Posted by Jason White on

This month we can see that buyers are more selective, while days on market improved, prices corrected slightly and fewer properties sold. 

This month still outperformed early 2025. Despite the dip, average prices and price per square foot are still stronger than Q1.

 

Residential

Total residential sales fell to 67, down from 87 in April – the lowest number since February.

Average Price dipped. After peaking at $719,052 in April, the average price dropped to $688,850, though still higher than Jan–Mar.

Days on market dropped to 70, the fastest since January (63), indicating slightly faster movement despite fewer closings.

Price per Sq Ft dipped slightly. From $363 in April to $356 in May—still significantly up from early 2025.

Total volume dropped to $46.15M, a decline from April’s $62.56M.

 

After a strong April, May showed a slowdown in both volume and closings. Homes are still moving, but buyers appear more cautious.

 

 

Single-Family Homes

Closings decreased, a drop from 78 in April to 63 in May.
Average Price decreased, from $754,416 in April to $711,445 in May

Days on market slightly improved, from 73 days in April to 70 days in May.
Price per Sq Ft held steady, at $352, down from April’s peak of $375 but still higher than Jan–Mar.
Volume dropped from $58.8M in April to $44.8M in May.

 

Like the overall market, single-family home momentum cooled in May. Prices and volume came down, even though homes moved slightly faster.

 

Condos

Closings fell again, with only 3 condo sales, the lowest since February.
Average price increased to $332,300, up from April’s dip to $265,950.
Days on market are still high, at 86 days, up from earlier in the year.
Price per Sq Ft increased to $317, the highest since February.

 

Very few condo transactions, but those that sold were at higher price points. Days on market suggests lingering inventory is taking time to move.

 

 

Land/Lots

Sales dipped with 19 lots sold (same as March), down from 27 in April.
Average price rose to $133,298, the highest since January.
Days on Market dropped to 82, lowest of the year.
Volume decreased from $3.83M in April to $2.53M in May.

 

Lot sales remained soft, but pricing and speed improved, suggesting higher-quality parcels moved even if overall demand dipped.

 

Remodeling for ROI: What the 2025 Report Means for Short-Term Rental Owners in the Smokies

Posted by Jason White on

Thinking of upgrading your short-term rental this year? Before you dive into new flooring or reimagine your kitchen, there’s a fresh data drop you need to see.

The 2025 Remodeling Impact Report from the National Association of REALTORS® just dropped, and it’s full of insights for anyone weighing upgrades, especially those of us in the Smoky Mountain short-term rental market. 

The report looked at what projects make homeowners happiest and which ones actually pay off at resale.

We dug through the details so you don’t have to. Here’s what Smoky Mountain investors and second-homeowners should know before picking up a paintbrush or calling a contractor.

 

The Feel-Good Factor: What Projects Spark the Most Joy?

Not all renovations are created equal and some bring more satisfaction than others.

The report assigned each project a “Joy Score” out of 10, based on how happy homeowners felt after completion. 

These three topped the list with a perfect 10:

  • Adding a primary bedroom suite
  • A kitchen upgrade
  • Installing new roofing

If you’ve stayed in your own short term rental and thought, “this kitchen is fine, but it’s not helping me charge $100 more a night”, you’re not alone. 

These upgrades aren’t just for buyer appeal, they create a better guest experience too.

And here’s the thing: a better guest experience = higher nightly rates, better reviews, and more bookings.

 

Where’s the Payback? Projects with the Best Cost Recovery

Whether you’re planning to sell your short term rental this year or just want to make smart investments that boost long-term value, some projects stretch your dollar further.

The top cost-recovery winners from the report:

  • New steel front door → 100% cost recovery
  • Closet renovation → 83%
  • Fiberglass front door → 80%
  • Vinyl windows → 74%
  • Complete kitchen reno → 60%

In short? A sleek new door or a smartly designed closet might earn back more than that dreamy hot tub you’ve been eyeing.

If you’re thinking resale within the next 12–24 months, start with projects that boost curb appeal and functionality!

You don’t have to rip out the kitchen to add value.

 

What REALTORS® Are Actually Recommending

REALTORS® overwhelmingly recommend painting your STR either one room or the entire interior before listing. A fresh coat goes a long way.

But here’s what might surprise you: bathroom and kitchen upgrades continue to be the highest in demand, not just for buyers, but for guests too.

Well-done kitchens and updated bathrooms are two of the biggest decision drivers for guests and for buyers if you plan to exit in the next 2–3 years.

 

Why Owners Are Remodeling in the First Place

You might assume that most renovations are resale-driven. But according to the report, only 18% of homeowners renovated because they planned to sell soon.

More often, owners said:

  • “It was just time for a change.” (18%)
  • “I wanted to improve energy efficiency.” (19%)
  • “Everything was worn out and dated.” (27%)

If your STR feels tired to you, your guests probably feel it too.
And in a competitive market, outdated finishes can absolutely tank your booking rate.

 

Remodeling = Better Reviews

Post-remodel, 64% of owners said they had a greater desire to be at home, and nearly half reported increased enjoyment of the space.

Now, think about that from a guest’s perspective.

A beautiful, functional space creates a better vacation, and better vacations create better reviews.
That’s ROI you can’t calculate in square footage alone.

 

How are Short Term Rental Home Owners Funding Renovations?

Wondering how other owners are footing the bill?

  • 54% used a home equity line or loan
  • 29% used savings
  • 10% used credit cards

If you’re considering a remodel, it’s worth revisiting your property’s equity or exploring financing options that let your investment work harder for you.

 

The 2025 Remodeling Impact Report is clear: the smartest upgrades balance guest experience, energy efficiency, and long-term resale value.

You don’t need to gut your entire cabin but you do need to invest where it counts.

At the Jason White Team, we’ve helped hundreds of clients navigate renovation decisions with an investor’s eye and a local’s knowledge. 

Thinking about remodeling your STR this year?

📞 Let’s talk. We’ll help you prioritize the projects that actually move the needle in the Smoky Mountain market.

Bear Aware: What Short-Term Rental Owners in the Smokies Need to Know This Spring

Posted by Jason White on

Wildflowers are blooming.

Wildlife begins to stir. 

There’s nowhere else we’d rather be, than right here in East Tennessee. 

As the temperatures rise, your guests start to feel the same way. 

And so does another iconic resident — the black bear.

If you own a short-term rental (STR) in Gatlinburg, Pigeon Forge, or Sevierville, sharing space with our bear friends isn’t just an interesting tidbit to include in your guest welcome binder,  it’s a critical part of keeping your property safe, your guests informed, and the local wildlife protected.

Here’s what you need to know about bear behavior in spring and how to prepare your short term rental, and your guests, accordingly.

 

Why Spring Is a Key Time for Bear Activity

 

Black bears in the Smokies experience a modified hibernation pattern. They go through a period of winter dormancy, but it’s not the deep, uninterrupted kind of hibernation that some animals experience.

They enter a state called “torpor” during the winter months, which means their heart rate and metabolism slow down, and they sleep for extended periods, but wake up relatively easily if disturbed or if the weather warms.

Black bears in the Smoky Mountains emerge from hibernation, hungry and on the hunt for easy calories in the spring. 

They are opportunistic feeders which means one of the most common sources of bear/human conflict is trash. 

Short term rentals with unsecured garbage bins or leftover food can unintentionally invite bears right up to the front porch.

Black bears that become habituated to human food rarely live long lives.

 

Dan Gibbs, black bear program coordinator for TWRA, said “Fifteen, 20 years ago, we had more areas that we could take the bears where they weren’t as likely to have interaction with people, and they weren’t as likely to run into other bears that were protecting their home range and so the success of moving them has definitely gone down over the last few years.”

 

 

Bear Awareness Tips for Short Tern Rental Owners

1. Bear-Proof Your Trash Area

This is the #1 thing you can do to prevent bear encounters.

  • Use bear-resistant trash cans or install a bear-proof enclosure.
  • Instruct guests not to leave trash outside or on decks.
  • Arrange for frequent trash pickups during high season.

Action step: Include visuals or a sign that explains how to use bear latches or enclosures, not all of your guests will be familiar.

 

2. Post Visible Reminders About Bears

Guests from outside the region may have never heard of bear safety protocols.

  • Post a friendly but clear “Bear Safety 101” near the welcome binder, front door, and outdoor areas.
  • Include reminders like:
    • Don’t leave food or coolers on porches or in cars.
    • Don’t feed wildlife, even unintentionally.
    • Keep car doors locked (yes, bears know how to open them!).

Bonus Tip: Turn your reminders into part of the local charm, something like, “You’re in bear country now, let’s keep them wild and your stay safe!”

 

3. Secure Outdoor Cooking and Dining Areas

  • Clean grills thoroughly after each use.
  • Provide storage for outdoor food prep supplies.
  • Avoid leaving dog bowls or food scraps outside.

Even a splash of grease can attract a bear from a long way off.

 

4. Install Motion-Activated Lights and Cameras

Not only does this deter bears, but it can help you and your property manager respond quickly if one shows up.

Consider:

  • Lights near trash bins, driveways, and decks.
  • Cameras positioned to monitor high-risk areas.

Make sure guests know you’re using cameras for safety (outdoor-only), and consider integrating alerts if your system allows.

 

Spring-Specific Considerations

Mother bears, often accompanied by cubs born during the winter, are especially active and especially protective during spring. 

If guests see a bear with cubs, the best thing to do is:

  • Stay inside.
  • Keep doors and windows closed.
  • Never attempt to approach or feed them. 

We recommend leaving a bear encounter protocol in your welcome packet, including local wildlife authority numbers.

 

Local Resources for Bear Awareness and Safety in the Smokies

Whether you’re prepping your short-term rental for spring or responding to an unexpected bear encounter, it’s important to know who to call and where to find reliable local support. 

Here are a few key resources every Gatlinburg, Pigeon Forge, or Sevierville STR owner should have bookmarked (and included in your guest welcome binder):

 

🐻 Tennessee Wildlife Resources Agency (TWRA)

TWRA manages black bear populations and responds to wildlife conflicts across the Smokies.

 If guests spot a bear too close for comfort or if there’s bear damage to your property, this is the place to call.

They also offer printable materials and bear-aware signage that STR owners can use onsite.

 

🧰 Local Bear-Proof Trash Can Providers

Want to upgrade your trash system? These local vendors can help with bear-resistant containers and enclosures:

 

  • BearWise Trash Enclosures (via local contractors) – Ask your property manager or handyman about installing BearWise-approved enclosures. These are compliant with most HOA and county guidelines.

 

🚨 Emergency Services

If there’s an active bear threat, guests should always call 911 first, but follow up with:

  • Sevier County Dispatch (non-emergency): (865) 453-4668
  • Gatlinburg Police Department: (865) 436-5181
  • Pigeon Forge Police Department: (865) 453-9063
  • Sevierville Police Department: (865) 453-5506

Encourage guests to never attempt to scare off, feed, or follow a bear. 

Even well-meaning guests can unintentionally make a situation more dangerous.

 

📍 Great Smoky Mountains National Park – Bear Safety Resources

While many guests plan a visit to the park, they may not know the do’s and don’ts of bear country. 

The National Park Service provides downloadable guides, maps, and videos on staying safe during wildlife encounters.

  • Website: nps.gov/grsm
  • Local Visitor Center (Sugarlands): (865) 436-1291

 

Pro Tip: Print a simple Bear Safety Card with these numbers and post it inside your rental — on the fridge, by the trash area, in your welcome binder, or all three! 

 

Communicate Early and Often

Set the tone for safety in your pre-arrival messages, something like: 

“Spring is a magical time in the Smokies — and that includes waking up to the sights and sounds of nature, bears included! Please review our quick guide on staying bear-aware during your stay to help keep you (and our wild neighbors) safe.”

This reinforces your professionalism, enhances the guest experience, and helps protect your investment.

 

Bonus: Make Bear Safety a Marketing Feature

You don’t have to be alarmist,  instead, position your rental as responsibly immersed in nature.

  • “Bear-aware property with secure trash and wildlife-safe practices”
  • “Enjoy the Smokies the right way — with local wildlife nearby, not in your cooler”

Guests who are nature lovers will appreciate that you’ve taken steps to balance access and awareness.

 

Bear Safety Is Guest Safety

As short term rental property owners, we have the privilege of hosting guests in one of the most biodiverse regions in the country. 

That privilege comes with responsibility —  to your guests, your neighbors, and the incredible wildlife that makes the Smokies such a special place.

By getting ahead of bear activity this spring, you’re doing more than protecting your property,  you’re enhancing your guest experience and preserving the wild character of this beautiful region! 

 

April 2025 Smoky Mountain Real Estate Statistics

Posted by Jason White on

Residential 

Residential sales have steadily increased from 73 in January to 87 in April.

Average Sales Prices dipped in March ($622,510) but rebounded strongly in April to $719,052.

Days on Market (DOM) rose slightly from January (63 days) to March (74 days), holding steady at 76 days in April.

Average price per square foot saw significant growth from $307 in January to $363 in April (an 18% increase).

 

Single Family Homes 

SFH sales nearly doubled over 4 months (41 in January → 78 in April).

SFH average price grew from $664,819 in March to $754,416.

Days on market have remained stable this year, from 71 – 75 days. 

Price per Square foot jumped from $288 in Jan to $375 in April, a 30% increase

SFH volume more than doubled from January to April ($26M → $58M).

The spike in average prices and price per square foot suggests a luxury inventory shift.

 

Condo

Sales volume has been inconsistent, and prices have fluctuated significantly this year. 

Average prices peaked in February at $455,833 and dropped significantly in April  at $265,950.

Price per square foot stable from March to April at $261.

Condos show less consistent demand. 

 

Land

Sales dropped from 30 in January to 19 in March, then slightly rebounded in April at 27. 

Average land price this year has stayed between $119K–$142K, with only a slight increase from March at $142,784 to $141,888 in April. 

Days on market decreased from 172 in January to 86 in April, indicating faster movement of land sales.

 

Navigating Severe Storms in the Smokies: A Spring Weather Preparedness Guide for Rental Property Owners

Posted by Jason White on

The Great Smoky Mountains are a fantastic place to be in the Spring, with the blooming wildflowers, active wildlife, and waterfalls full with fresh rain. It’s also the time the region comes alive with tourists. 

With that beauty comes unpredictable spring weather, including heavy rain, strong winds, thunderstorms, and the occasional flood or power outage.

If you own a short-term rental in Gatlinburg or surrounding areas, preparing your property for severe spring storms isn’t just smart, it’s a non negotiable. 

This blog will walk you through ways to protect your investment, keep guests safe, and to maintain peace of mind during the wettest season of the year.

 

Spring Storm Risks in the Smokies

The Smoky Mountains can experience a variety of severe weather conditions from March through May, making it super important  for property owners to understand what they’re up against:

  • Heavy downpours and flash flooding: Particularly dangerous for properties in low-lying areas or near creeks
  • Strong winds: Capable of toppling trees and causing significant property damage
  • Frequent thunderstorms: Often accompanied by dangerous lightning Power outages: Commonly caused by fallen branches or overwhelmed electrical infrastructure

For a safe and smooth sailing spring rental season be aware of these potential hazards.

Tip: Keep hard copies of your emergency plan and storm safety instructions at your property. When power or cell service fails, these physical documents become a much needed resource for guests.

 

Storm-Proof Your Property

Think of this as seasonal maintenance with a safety focus. 

Before peak storm season, do a full inspection and take care of:

  • Roof & gutter check: Make sure all of the shingles are intact and secure. Clean gutters and downspouts to prevent water buildup and proper drainage away from the foundation of your home. 
  • Tree trimming: Remove dead limbs and trim any branches hanging over the roof, driveway, or outdoor seating areas. 
  • Securing outdoor items: Tie down or have a way to store patio furniture, umbrellas, grills, and any decorative items that could become projectiles during strong winds. 
  • Waterproofing vulnerable areas: If your property is on a slope or in a flood-prone zone, consider installing sump pumps, grading your yard for drainage, or using water-resistant materials in basements or lower levels. 

Tip: Clearly label all utility shut-off valves (water, gas, electric) for your property manager or maintenance team. This small step can prevent major damage during emergency situations.

 

Communicate With Guests Before and During Storms

Effective communication with your guests allows you to ensure their safety and comfort during severe weather events.

Before their arrival:

  • Include emergency contact information, local weather resources, and a note about common spring storms in your welcome message 
  • Let guests know where to find flashlights, emergency supplies, and instructions in case of a power outage or evacuation. 

During a storm:

  • Use your property management software or a messaging app to share live updates if severe weather is expected. 
  • Create a “Storm Safety Info Sheet” for your welcome binder detailing shelter locations, emergency contacts, and instructions for using emergency supplies 

Tip: Create templated messages for weather events and save them in your property management system or phone. When severe weather strikes, you’ll be able to communicate quickly and effectively without scrambling to find the right words.

 

Helpful Local Resources you might choose to include in your guest communication: 

 

Manage Your Flooding and Water Damage Risks

Certain areas of Gatlinburg and Sevier County are especially prone to flooding after heavy rains. 

Here’s how to minimize the risk:

  • Know your flood zone: Check FEMA’s flood maps to see if your property is in a high-risk area. 
  • Take preventive steps: Install a sump pump, elevate HVAC units, and keep electronics or supplies off the ground. 
  • Insurance review: Ensure your short-term rental insurance includes flood protection!

If flooding occurs during a guest stay, safety must be your top priority. Have local emergency contacts or property managers ready to assist with evacuation or relocation if necessary.

Tip: If your rental has a steep driveway or is located near a stream, install water sensors in crawl spaces or garages to detect early signs of rising water before major damage occurs.

 

Prepare for Power Outages

Power outages are can be common during severe storms. Being prepared will provide peace of mind for both you and your guests:

  • Generator options: Consider investing in a portable unit to power appliances like refrigerators and basic lighting. For a more seamless experience, whole-home generators are worth considering. 
  • Stock an emergency kit: Include lanterns, battery packs, blankets, bottled water, non-perishable snacks, and a basic first-aid kit. 
  • Post instructions: If you have a generator, clearly outline how (and when) to use it. Include tips for keeping fridge doors closed and minimizing device use during outages.

Pro Tip: Create a laminated “What to Do If the Power Goes Out” guide and place it near the breaker box and/or in a prominent location in the kitchen. Keep the instructions simple, clear, and reassuring.

 

Staying Informed With Weather Alerts

Spring weather in the Smokies can change quickly — and official warnings aren’t always delivered promptly unless you set up the right alerts. 

We recommend:

  • NOAA Weather Radio: Keep one in the rental with backup batteries. 
  • Smartphone apps: Encourage guests to set up alerts. 
  • Automated alert systems: Some property management platforms allow you to trigger weather notifications or automate messages during severe alerts. 

Tip: Set up weather alerts for the ZIP code your rental is in and the surrounding zipcode. That way, you’ll get real-time updates that matter to your guests.

 

Don’t Let Storms Tank Your Reviews

Guests who feel safe, informed, and cared for during severe weather events are more likely to leave positive reviews, even if their plans were disrupted. 

Thoughtful touches like emergency lighting, cozy blankets, and proactive communication can transform an uncomfortable situation into a positive experience that guests will remember and appreciate.

 

Storm season doesn’t have to be stressful. With a few simple preparations, you can safeguard your property, protect your guests, and position your rental as a place that’s not just scenic, but smart and secure.

In the Smoky Mountains, weather can be part of the adventure. Preparing for weather the same way you’d prepare for an adventure is how you make sure your guests have an enjoyable experience.