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.

October 2024 Sevier County Real Estate Market Update

Posted by Jason White on

Average Price during October was $665,091, down from $768,663 in October of 2024.

Days on the market during the month of October was 82 days, a 24% increase from October of 2023 which sat at 66 days on the market.

Price per square foot during October was $391, up just $5 per square foot from October of 2023 at $386 per square foot.

 

Single Family Home sales saw a decrease of 57% during the month of October 2024, when compared to October 2023.

Average price of SFH during October was $685,393, a decrease of 12% compared to October 2023.

Days on Market saw a large increase to 97 days, an increase of 47% compared to October 2023.

 

Condos saw an increase in sales price from an average of $324,000 in October 2023 to $375,000 in October 2024.

Although we saw an increase in price, that was paired with a sizable increase of Days on Market, at 173 days on market for sales in October 2024, compared to 63 days in October 2023.

 

Lots/land saw a large increase in Average Price at $268,203 up 200% compared to October 2023 at $89,380.

Days on market increased by 12% to 119 days, compared to 106 days on market in October 2023.

Gatlinburg Short-Term Rental Laws: What You Need to Know

Posted by Jason White on

If you’re considering investing in a short-term rental property in Gatlinburg, understanding the local laws and regulations is crucial for your success. As experts in the Smoky Mountain real estate market since 1996, we’ve helped countless investors navigate these requirements, and we’re here to share our knowledge about the Gatlinburg short term rental laws with you.

 

Current Short-Term Rental Regulations in Gatlinburg

For all short-term rentals within Gatlinburg’s city limits, owners must obtain and maintain a Tourist Residency (TR) permit. These properties are subject to annual fire and safety inspections to ensure guest safety and compliance with local regulations. If you’re unsure whether your property falls within city limits, you can contact the city directly at (865) 436-1400 for clarification.

 

Zoning Requirements

Gatlinburg zoning regulations prohibit short term rentals from operation in both R1A (Low-Density Residential) and R2A (Medium Density Residential) zones. 

The R2A zone is specifically designated for single and multi-family dwellings, with the intent to preserve the residential character of these areas by prohibiting business-oriented uses. 

Before purchasing a property for short-term rental use, it’s crucial to verify its zoning designation with the city planning department.

 

Permits

To operate a legal short-term rental in Gatlinburg, you’ll need a valid tourist residency permit.

In order to receive a tourist residency permit in the City of Gatlinburg, you’ll need to:

  • Submit an application
  • Pay the appropriate fee – Application fee is $200 for a 2 or less bedroom unit. Each bedroom over two is an additional $75 per bedroom.
  • Pass a fire and building inspection 

 

Taxation

A county spokesperson confirmed that this decision affirms a state law that went into effect in 2021 and subsequent guidance from the state Comptroller’s office. 

The law stipulates that properties used as short-term rentals are classified as commercial properties unless certain exemptions are met. 

Essentially, properties with a business license that are a short-term rental and not the owner’s principal residence will be subject to the change in classification – from a 25% residential classification to a 40% commercial classification. 

 

Safety and Compliance

In order to qualify for a Tourist Residency Permit your home must pass a safety inspection. 

Inspections can cover a variety of items, but aren’t limited to the below:

  • Fire Safety
  • Smoke Alarms
  • Escape routes
  • Carbon Monoxide Detectors
  • Electrical Safety


There are a few things you can do to prepare for your short-term rental unit inspection:

  • Make sure all smoke detectors and carbon monoxide detectors are working properly.
  • Install a 2A10BC Fire Extinguisher on each level
  • Clear all escape routes of any obstructions.
  • Check all electrical wiring and outlets.
  • Make sure all heating and cooling systems are in good working order.
  • Make any necessary repairs and improvements.

All tourist residences more than three (3) stories, more than five thousand (5,000) gross square feet, or more than twelve (12) occupants must have an approved sprinkler system. 

 

Success in Gatlinburg’s short-term rental market requires careful attention to local regulations, from proper zoning and permits to safety requirements and tax obligations. 

Looking for more information about investing in the Smoky Mountains? Check out our other blog posts about property management, amenity upgrades, and maximizing your rental’s potential.

Click here to search active real estate listings in Gatlinburg, TN!

 

September 2024 Sevier County Market Report

Posted by Jason White on

Average Price during September was $671,895, down from $677,890 in September of 2023.

Days on market during the month of September was 62 days, this is very close to the days on market of September 2023 at 63 days.

Price per square foot during September was $333, which is a significant drop from $395 in September 2023.

*Condo statistitics are skewed due to sales at the Highlands of the Smokies.

 

The average price for land/lots during September was $169,595 up 78% from the average price in September 2023 at $94,800.

Lots that sold in September spent an average of 66 days on the market, down from 139 days on market in September of 2023.

 

 

1031 Exchanges: Key Information and Hurricane Helene Extensions

Posted by Jason White on

 

For real estate investors, 1031 exchanges can be a powerful tool for deferring taxes on capital gains when swapping investment properties. Recent events like Hurricane Helene have brought additional tax relief to affected areas, including extensions for 1031 exchange deadlines.

In this post, we’ll provide a quick overview of what a 1031 exchange is, answer common questions, and dive into the critical extensions offered in the wake of Hurricane Helene.

 

What is a 1031 Exchange?

A 1031 exchange—named after Section 1031 of the Internal Revenue Code—allows you to defer paying capital gains taxes when you sell an investment property, provided you reinvest the proceeds into another “like-kind” property. This tax-deferral strategy can help investors build wealth over time by continually rolling gains into new properties, without taking an immediate tax hit.

Key points:

  • Like-kind refers to real estate property of the same nature, such as swapping a rental property for a commercial building.
  • Since the Tax Cuts and Jobs Act in 2017, 1031 exchanges only apply to real property (i.e., real estate) and no longer include personal property like equipment or vehicles .

 

What Are the Key Deadlines for a 1031 Exchange?

A 1031 exchange has specific timing requirements:

  • You must identify a replacement property within 45 days of selling your original property.
  • You have 180 days to complete the purchase of the replacement property.

These deadlines are strict—unless there’s a natural disaster, like Hurricane Helene.

 

What Happens to 1031 Exchange Deadlines After Hurricane Helene?

The IRS has provided significant relief to taxpayers impacted by Hurricane Helene, extending key tax deadlines, including those for 1031 exchanges. If you’re in an area affected by the hurricane, here’s what you need to know:

  1. Extension for 1031 Exchange Deadlines:
  • Investors impacted by Hurricane Helene now have until May 1, 2025 to complete actions related to their exchanges, including identifying and closing on replacement properties.
  • This extension applies to all individuals and businesses located in the disaster areas, which include Alabama, Georgia, North Carolina, South Carolina, and parts of Florida, Tennessee, and Virginia  .

 

  1. Who Qualifies for the Extension?:
  • Any taxpayer residing or operating a business in areas covered by the FEMA disaster declaration qualifies for these extended deadlines. The links above to each state provide details for counties included in the relief. 
  • This includes properties located in affected regions, as well as taxpayers whose records or tax professionals are in the impacted areas, even if the taxpayer themselves is not .

 

How Does This Impact My 1031 Exchange?

If your exchange transaction is affected by Hurricane Helene, these extensions give you additional time to:

  • Identify replacement properties beyond the typical 45-day window.
  • Complete the exchange within the extended timeframe of May 1, 2025, rather than adhering to the original 180-day rule.

For instance, if your 1031 exchange process started before or during the hurricane, your deadlines for both identifying and closing on replacement properties will now be extended. This can provide crucial breathing room for investors navigating logistical challenges caused by the disaster.

If you believe you qualify for these extensions, be aware that they’re automatically applied to those with an IRS address in the disaster area. However, if you receive a late filing notice, we recommend contacting the IRS to resolve any discrepancies.

 

The Hurricane Helene relief measures offer much-needed flexibility for real estate investors engaging in 1031 exchanges in disaster-affected areas. Understanding these extensions can help you navigate the process smoothly and ensure you make the most of the tax benefits available.

For more details on 1031 exchanges or to determine if you qualify for the Hurricane Helene extensions, consult the IRS disaster assistance page and speak with qualified tax and legal professionals.

August 2024 Sevier County, TN Real Estate Market Trends

Posted by Jason White on

Average Price during August was $692,156, up from $688,062 during August 2023.

January 2024 – $685,047
February 2024 – $689,422
March 2024 – $926,103
April 2024 – $693,604
May 2024 – $679,333
June 2024 – $653,433
July 2024 – $585,159
August 2024 – $692,156

 

Days on market during the month of August were 61 days, this is very close to the average days on market in July, at 59 days, and up a bit from August 2023 at 54 days.

January 2024 – 82
February 2024 – 64
March 2024 – 46
April 2024 – 80
May 2024 – 100
June 2024 – 51
July 2024 – 59
August 2024 – 61

 

Price per square foot during August was $352, up a bit from $347 during the month of July, and down 6% from August 2023.

 

 

 

The average price for land/lots during August was $81,775 down 33% compared to average price in August 2023 at $123,140.

Lots that sold in August spent an average of 120 days on the market, down from 145 days on market in August of 2023.