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. 

 

Smoky Mountain Real Estate Shift

Posted by Jason White on

Mid-Market Thriving as Luxury Cools

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

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

What We’re Seeing in the Smokies:

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

What does this tell us? 

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

 

What This Means For You:

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

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

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

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

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

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

 

March 2025 Sevier County Real Estate Market Stats

Posted by Jason White on

Residential

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

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

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

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

 

Single Family Homes

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

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

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

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

 

Condos

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

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

 

Land

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

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

 

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

Posted by Jason White on

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

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

 

2024: Another Record Year 

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

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

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

 

What Makes the Smokies So Special?

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

Location, Location, Location

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

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

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

 

Year Round Destination

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

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

 

Rich Biodiversity

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

The park contains:

 

Cultural Heritage

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

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

 

Impact on Our Local Communities

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

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

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

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

 

Managing Tremendous Visitor Volume

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

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

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

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

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

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

 

What Does This Mean for Investors?

 

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

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

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

 

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

 

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

Posted by Jason White on

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

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

 

Why Location Remains King in the Smokies

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

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

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

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

 

Privacy: A Growing Trend in Mountain Rentals

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

Privacy has become increasingly more important in our rental market. 

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

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

 

Amenities: What Makes Your Smoky Mountain Rental Stand Out

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

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

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

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

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

 

Sleeping Capacity: Finding Your Ideal Guest Mix

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

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

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

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

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

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

 

Making the Smart Investment Decision in the Smoky Mountains

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

This means:

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

 

The Bottom Line for Smoky Mountain Investors

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

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

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

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

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

Your Guide to Pigeon Forge’s Premier Condo Complexes

Posted by Jason White on

 

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

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

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

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

 

Why Consider a Condo in Pigeon Forge?

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

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

 

Bear Crossing Condominiums

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

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

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

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

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

See active listings at Bear Crossing Condominiums here!

 

River Place Condos

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

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

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

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

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

See active River Place Condos here!

 

Whispering Pines Condominiums

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

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

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

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

See active Whispering Pines condos here!

 

Mountain View Condos

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

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

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

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

View Mountain View Condo listings here!

 

Riverstone Resort

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

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

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

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

VIew Riverstone Resort active listings here. 

 

Cedar Lodge Condominiums

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

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

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

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

View Cedar Lodge listings here.

 

View all active Pigeon Forge Condo listings here!

 

 

Comparing the Complexes

When evaluating these properties, consider these key factors:

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

 

 

Buying Considerations for Pigeon Forge Condos

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

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

 

The Short-Term Rental Opportunity

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

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

 

Finding Your Perfect Pigeon Forge Condo

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

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

Ready to explore the Pigeon Forge condo opportunity? 

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