Tourism Dollars Keep Climbing: Why Sevier County Remains a Hot Spot for STRs

Posted by Jason White on

The latest numbers prove tourism is stronger than ever in Sevier County. 

In 2024, the industry generated $3.93 billion in spending, a 2.03% increase from 2023. 

These numbers are a signal of the long term opportunities for short term rental owners and potential buyers in the Smoky Mountain market. 

 

Tourism is the Economic Backbone of Sevier County

In 2024, visitor spending generated $251.7 million in state tax revenue and $187.2 million locally. 

Without tourism, each household here would be paying an extra $11,191 in taxes every year.

Not only is your rental property benefiting you as an investor, it supports local jobs, businesses, and public services. 

Sevier County ranked #3 in Tennessee for visitor spending out of 95 counties.

 

Tennessee Tourism is a National Standout

Tennessee’s tourism industry has been breaking records year after year.

In 2024 alone, the state welcomed 147 million visitors, generating $31.66 billion in direct visitor spending. 

That’s a 36.6% increase, since 2018, outpacing the national average of $17.4 billion.

International travel spending jumped 12% in 2024.

This means, for investors Tennessee is one of the strongest tourism markets in the nation, and Sevier County sits at the top! 

 

What’s Happening with Tourism in Pigeon Forge?

Looking at the latest Pigeon Forge tourism data gives us a window into visitor behavior that’s directly relevant to your rental strategy:

  • Gross Spending (June 2025): $251.8 million (down 3.3% YoY), with lodging up 5.18% YoY
  • Restaurants & Attractions: Both showing modest growth YoY
  • Visitor Profile Changes:

    • Average party size shrank from 3.3 to 3.0.
    • Average stay shortened from 2.7 to 2.4 nights.
    • First-time visitors surged from 36% to 49%

For short term rental property investors this means your property might be hosting smaller groups for shorter stays and potentially brand-new guests who are visiting the Smokies for the first time. 

Which means you, as a property owner, have a golden opportunity to turn first-time guests into repeat visitors! 

 

What to Expect Moving Forward?

Nationally, the U.S. economy has been a mix of progress and pressure:

Now more than ever flexible calendars, competitive pricing, and offering attractive last-minute availability and promotions are important. 

 

For property owners, now is the time to sharpen your marketing and create excellent guest experiences so that you can capture repeat business. 

For potential buyers, the steady growth in Sevier County is a sign that investing in the Smoky Mountain short-term rental market is a smart move!

 

The Smokies Remain a Top Investment Destination

From record-breaking tourism numbers to lodging growth, the Smoky Mountains continue to be one of the most reliable and profitable vacation rental markets in the country. 

Whether you already own a cabin or are considering your first investment, the message is clear: Sevier County tourism isn’t slowing down anytime soon. 

At the Jason White Team, we’ve been helping investors and homeowners navigate the Smoky Mountain real estate market since 1996. With deep local expertise and a passion for this community, we’re here to guide you toward making the most of the market.

📲 Ready to explore opportunities in short-term rentals? Let’s connect and find the right property for your investment goals.

 

What to Know Before Buying a Short Term Rental Property in a Busy Tourist Town

Posted by Jason White on

 

The Smoky Mountains have a way of capturing people’s hearts. Maybe it’s the rolling ridgelines, the four distinct seasons, or the fact that this is home to the most visited national park in America. 

Whatever calls you here, it’s easy to understand why so many buyers dream of owning property in Sevierville, Pigeon Forge, or Gatlinburg.

But buying in a busy tourist town is different than purchasing in a traditional neighborhood. The opportunities are big, but so are the details you’ll want to understand before you sign.

Here’s what you need to know before signing on the dotted line.

 

Market Dynamics Are Unique in the Smokies

Home values here follow tourism patterns. When visitor numbers rise, rental demand and property prices tend to follow. 

In slower years, the reverse can happen.

Even if you’re not renting your cabin the local market will still ebb and flow with the tourism season. 

Summer, fall foliage, and the holidays bring peak traffic, while January often feels like a different world.

If you’re buying in the Smokies, expect seasonal swings and plan your long-term strategy with that in mind.

 

Zoning and STR Regulations Matter

It’s not enough to find the perfect home, you also need to make sure it’s legally allowed to operate the way you intend. 

Here’s a closer look at the three main markets:

  • If you plan to own a rental in Sevierville you’ll need to verify that your address is located within the City limits and that it’s in an area that allows Short Term Rentals. Keep in mind, if your home is located in the Medium Density Residential (MDR) zoning district, the City will send a notification to all properties within 100’ of the proposed short-term rental.

 

  • Most areas in Sevier County do allow Short Term Rentals, but you’ll need to apply for a Short-Term Operational Permit (STOP). These permits are tied to the property, not the owner, and they require annual fire and safety inspections. 

 

  • The City of Pigeon Forge has tighter restrictions, especially in R-1 residential zones. Unless a property was already being used as a short-term rental before August 13, 2018 and obtained a valid permit at that time, it cannot be used as an STR in those zones today. It’s essential to check zoning before you make an offer.

 

  • Gatlinburg is known for being one of the most tourist-friendly cities in the Smokies, but that doesn’t mean every property qualifies as a rental. If you see R1A or R2A zoning, tourist rentals are not permitted at all, no exceptions. For properties in approved zones, you’ll need a Tourist Residency Permit, along with annual fire and life-safety inspections.

Always verify zoning, permits, and STR status before you write an offer. The right information upfront can save you from costly mistakes later.

 

Accessibility Is Just as Important as Distance

In the Smokies, “five miles from the Parkway” doesn’t always mean five easy minutes. Steep grades, winding switchbacks, and seasonal traffic can turn a short drive into a long haul – not a huge deal, just something to be aware of. 

When touring properties, ask yourself:

  • Traffic: Will guests be stuck in Parkway gridlock during peak season?
  • Road conditions: Is the driveway steep, narrow, or gravel-only?
  • Weather: Could ice, snow, or rain make access difficult?
  • Parking: Is there room for the amount of cars that the home will sleep?

Accessibility not only affects your rental’s appeal and your own peace of mind as an owner.

Clear directions, paved access when possible, and sufficient parking can make the difference between glowing reviews and frustrated feedback.

When touring properties, don’t just look at the cabin, pay attention to the road that gets you there. A stunning view loses some of its value if guests arrive frazzled, or worse, can’t reach the property at all during leaf season or a snowy weekend.

 

The True Cost of Ownership

The purchase price is only part of the story. Owning in a top tourist destination means budgeting for:

  • Higher property taxes in city limits.
  • Occupancy (“hotel/motel”) taxes on STR income.
  • Insurance premiums that factor in wildfire, flood, and rental use.
  • Maintenance from guest turnover and mountain weather.

Don’t stop at the mortgage payment when running numbers, factor in other costs so that you don’t get surprised! 

 

The Lifestyle Comes With Trade-Offs

One of the biggest draws of Sevierville, Pigeon Forge, and Gatlinburg is the energy. 

These are towns that always have something happening. From car shows on the Parkway, to parades that draw thousands, to live music and seasonal festivals, the Smokies thrive on activity. For many buyers, that vibrancy is exactly what makes owning here so appealing.

But with that energy comes the reality of living, or owning property, in a top-tier tourist destination:

  • During peak fall weekends or the weeks leading up to Christmas, the Parkway can be bumper-to-bumper traffic. Which means a quick grocery run might take twice as long as expected. If you’re renting your property, that also means preparing guests for traffic delays and longer drive times.
  • Staying close to attractions can mean hearing Dollywood’s fireworks in the summer or late-night activity near the Parkway. For some, that’s part of the fun, for others, it’s a dealbreaker.
  • The area has an interesting rhythm. Spring and summer bring family vacations, fall brings leaf-watchers, and winter brings holiday lights and ski season. Your experience of “life in the Smokies” will shift with the calendar, sometimes dramatically.

 

 The key is to decide what kind of Smoky Mountain Property you want:

In the action: Some buyers want to be steps from the Parkway in Gatlinburg or within a five-minute drive of Dollywood. They love the convenience and don’t mind the bustle, it feels alive and exciting.

A peaceful retreat: Others picture a cabin tucked away on a ridge in Wears Valley or up in Chalet Village, where the loudest sounds are the wind in the trees and the occasional black bear passing through.

 

There’s no “right” choice! Just personal preference. Do you want to be in the action or do you prefer a peaceful retreat?

 

The Investment Potential Is Real But Requires Realism

It’s no secret, Pigeon Forge and Gatlinburg are two of the strongest short-term rental (STR) markets in the country. The steady stream of 14+ million annual visitors to the Smokies means demand is consistently high, and cabins here often outperform comparable properties in other vacation markets. 

But strong doesn’t mean foolproof and that’s where new investors might stumble..

Here’s what to keep in mind:

  • Income is seasonal, October’s numbers won’t match February’s so it’s important to look at annual numbers when making decisions. 
  • Location, views, and amenities are what drive bookings.
  • Expenses like cleaning, utilities, and management eat into gross revenue, so plan accordingly. 
  • Local rental data always beats national calculators when running projections.

The opportunity here  is real, but the winners are the buyers who look at all the details! 

 

Work With a Local Who Knows the Terrain

In the Smoky Mountains, the difference between a smart purchase and a costly mistake often comes down to local knowledge. From knowing which neighborhoods get the most repeat bookings to understanding where a “great view” also means a steep driveway, local expertise is priceless.

That’s where local expertise matters. Our team has been guiding buyers in Sevierville, Pigeon Forge, and Gatlinburg since 1996. We’ve not only sold cabins — we’ve owned them, built them, and rented them ourselves. 

We know which details make the difference between a smart investment and an expensive lesson.

Owning property in the Smokies is about more than finding the right cabin, it’s about understanding the rules, the rhythms, and the realities of a market built around 14+ million annual visitors.

From zoning laws to mountain roads, from ownership costs to rental potential—knowing what you’re walking into is what makes ownership here rewarding instead of stressful.

The good news? You don’t have to figure it out alone. 

If the Smokies are calling your name, we’d be honored to help you navigate the process with the knowledge and care we’ve built over nearly three decades in these mountains.

 

What the 2025 Sevier County Homebuilding Report Tells Us About STR Investment Potential

Posted by Jason White on

When it comes to investing in real estate, especially short-term rentals (STRs), location is only part of the equation. 

The other critical piece? Economic sustainability. 

A recent report from the National Association of Home Builders (NAHB) delivers timely insight into Sevier County’s housing-driven economy and its findings offer a compelling case for STR investors in the Smoky Mountains.

This is a quantifiable, county-level analysis of how new housing contributes to income, jobs, and taxes right here in Sevier County, Tennessee. 

Whether you’re a seasoned investor or exploring the idea of owning a vacation rental, here’s what this 2025 report tells you and why it matters.

 

How New Homes Jumpstart Sevier County’s Economy

At the heart of the report is a powerful economic model from the National Association of Home Builders that looks at the local impact of residential construction. 

In this case, it’s all about what happens when 100 single-family homes go up in Sevier County.

The numbers? They are pretty impressive…

  • $67.2 million in local income
  • 1,016 local jobs created
  • $10.2 million in local government revenue 

And these are just the first-year effects, meaning the model captures not only the direct benefits, like paychecks for construction workers and revenue from building permits, but also the ripple effect as that money gets spent at local businesses, restaurants, suppliers, and more.

But what happens after the construction wraps up?

 

Long-Term Returns: The Ongoing Impact of Occupied Homes

The model also quantifies the ongoing, annual impact of those 100 homes once they are occupied. 

For STR investors, this part is especially relevant. Here’s what the report shows, every year:

  • $6.7 million in recurring local income
  • 109 full-time jobs supported
  • $2.9 million in annual local government revenue 

These benefits are tied to homes being actively used. Through local spending, tax contributions, and service demand. 

And yes, that includes homes used as short-term rentals. 

When guests stay, they spend.
When owners maintain and manage properties, they hire locally. 

 

What This Means for STR Investors

The bottom line? Short-term rentals in Sevier County are not just profitable, they’re economically constructive. 

The model used by NAHB assumes an average home price of $795,000, with nearly $5,000 in permit and impact fees paid to local governments, and ongoing annual property tax payments averaging $2,942 per home.

These assumptions align closely with many of the high-performing STR properties in the area.

Your rental plays a bigger role than you might think, it creates jobs, drives spending, and supports the area year-round.

Local governments benefit.
Local workers benefit.
You benefit. 

When your investment supports local jobs and pays you back? That’s the kind of alignment we love to see.

 

A Community Built to Support Growth

Sevier County might not have a big-city label, but when it comes to how its economy functions, it checks all the right boxes. 

According to the NAHB model, it qualifies as a self-contained local economy and that matters.

Why? Because when new homes are built here, the benefits stay here. 

Wages, spending, tax revenue, it all circulates locally, boosting businesses from Gatlinburg to Pigeon Forge to Sevierville.

The report also shows that the county is set up in a way that makes real estate investment easier and more sustainable:

  • Permitting fees that won’t break the bank
  • A manageable 2.75% local sales tax on construction materials
  • Predictable, steady property tax structures
  • A local economy driven by tourism and service industries 

 

The Takeaway: Sevier County STRs Come With Real Numbers Behind Them

Markets go up and down, that’s just how it works. But when you invest in a place with solid, repeatable economic impact, you’re not just chasing short-term returns, you’re building something that lasts.

The 2025 Sevier County housing report makes it clear: short-term rentals here aren’t just a good idea, they’re backed by real data. 

Every new home that’s built and occupied brings in income, supports jobs, and generates tax revenue that strengthens the local economy.

For STR owners, that means more than peace of mind; it means your investment is actively supporting a growing, resilient market.

So if you’re looking for confidence in your next step, the numbers out of Sevier County are all pointing in the same direction.

 

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.

 

There is no national housing market. What’s that mean?

Posted by Jason White on

 

Realtor.com reports that “There is no national housing market” What does this mean for you? Let’s dive in.

 

The old adage, “location, location, location,” has never been more accurate. While the national housing market was thriving during the pandemic, things have changed since then. Rising interest rates and inflation have led to localized housing markets that vary from city to city.

 

The good news is that a great home is still a great home, no matter where it’s located. Move-in ready homes are still in high demand, and buyers are willing to pay a premium for them. However, the shortage of these properties means that competition is fierce.

 

According to Selma Hepp, chief economist of the real estate data firm CoreLogic, real estate markets in the Northeast, Midwest, and Southeast are holding up the best.

 

It’s essential to be aware of national trends, but they may not match the homes you’re looking for in the neighborhoods you’re searching in. That’s why we encourage you to stay informed by reading our monthly blogs that discuss market statistics for the Great Smoky Mountains. Our blogs are a great resource for both buyers and sellers in the area!

 

In conclusion, while the national housing market may have been thriving during the pandemic, things have changed. The housing market is becoming increasingly localized, so it’s important to research your specific area of interest thoroughly. Stay informed by checking out our monthly blogs, and happy house hunting!

 

Annual Police Department Reports: Sevierville & Pigeon Forge

Posted by Jason White on

 

If you’re considering investing in a short term rental property in these areas, you may be wondering about the safety and security of the neighborhoods and the involvement of the police force inside the communities. 

Fortunately, both the CIty of Sevierville and the City of Pigeon Forge release an Annual Report which give us details about crime trends, community involvement, organizational charts, expenditure, and other updates.

 

Below are crime statistics for 2022 and beyond for both the City of Pigeon Forge and the City of Sevierville 

 

Pigeon Forge 

City of Sevierville

 

Police community engagement is a proactive approach to policing that emphasizes collaboration and partnership-building between law enforcement officers and the communities they serve. This can help to improve communication and reduce crime 

Here’s what both departments had to say about community involvement. 

 

Pigeon Forge

“In 2022 we continued to maintain a slim but healthy community outreach. We participated in just under 50 events. It was important to us that our community see us as active and willing to engage. We used every opportunity to meet new people, strengthen existing relationships, educate the public on safety and listen to our community members.”

 

City of Sevierville

“The Community Resource Unit is composed of one Lieutenant, one Sergeant, one bomb detection K9 team, two officers, and six reserve officers. There was a vacant officer position which was filled in December. This unit is responsible for special events, problem areas, senior housing complexes, government housing complexes, public education, as well as all safety and prevention programs.

 

City of Sevierville Special Event Hours:

Special Event Hours 2,185
Security Detail Hours 440
Meeting Hours 101.5
School Resource Hours 204
Patrol Hours 192
Training Probationary Officer Hours 88
Number of Government Housing Background Checks 288

 

You can read the City of Sevierville Police Department Annual Report here.

You can read the City of Pigeon Forge  Police Department Annual Report here. 

 

Great Smoky Mountains National Park – Most Visits Ever! 

Posted by Jason White on

The previous record was set in 2019 at $12,547,743.

Preliminary data for visits in 2021 sits at $14,141,272 visits!  Data will be confirmed at the end of the 1st quarter.
This is an increase of 16%, up $2,045,552, compared to $12,095,720 in 2020!

Records show Gatlinburg/Sugarlands, Oconaluftee, Townsend, and Look Rock were the most visited areas!

If you dig numbers – check out this chart which shows monthly visits to the park dating back to 1979!

The city of Sevierville has recently updated some of their zoning restrictions. 

Posted by Jason White on

 

We were fortunate enough to have a chat with the City of Sevierville’s Senior Planner, Kristina Rodreick, below are the things we learned.

 

There have been updates to two zones, the Historic Residential Office and Medium Density Residential.

 

4 Streets in HRO zoning are now allowed to operate as short term rentals!

  • High
  • Eastgate
  • Park
  • Prince

 

MDR – 1 now requires a short term rental permit.

Permits operate on a notification system.

This means all homes within 100ft of your proposed Short Term Rental will be sent a notification via mail. The residents of these homes have one week to respond. If there is no response, or a positive one, the proposed home will then be approved for Short Term Rentals.

If there are any negative responses, a hearing will be held and the potential buyer will be able to present their case.

 

You can check the zoning area for a specific address here.

 

Let us know if this brings us and questions and we’ll do our best to coordinate with Kristina to get them answered.

#4 on Vacasa’s Top 25 Places to Purchase a Rental Property List

Posted by Jason White on

Gatlinburg landed at #4 on Vacasa’s Top 25 Places to Purchase a Rental Property List. You can see more here.

“Gatlinburg was our number one best place to buy a vacation home in 2019 (Sevierville is included in the Gatlinburg market). Tucked into a leafy mountain valley and bordered by Great Smoky Mountains National Park, Gatlinburg welcomes up to 12 million visitors annually, despite having only 4,000 full-time residents. What’s all the fuss? There’s more packed into this town than destinations twice its size—from day hikes, river rafting, guided outdoor tours, and panoramic lookouts to seasonal festivals, unique shops, and plenty of family-friendly amenities.”

Top take-aways from this article highlight a preference for drive-to markets over fly-to markets and a way to embrace the great outdoors! Did you know that the Smokies are just a day’s drive from roughly 2/3rds of the nation’s population?

#2 Most AirBNB Friendly City in the U.S.A.

Posted by Jason White on

When you begin your search for an investment property, one of the most important things you can do is determine what the local laws are regarding short term rentals.

Fortunately, according to Mashvisor, Gatlinburg lands at #2 on a list of the top 20 most AirBNB friendly cities in the United States!

One thing to be aware of when investing in Sevier County is the need for a Tourist Residency Permit. You obtain these by completing a short application and fee payment. Each city has a slightly different set of regulations. You can find the process for Gatlinburg here.

What questions do you have about Tourist Residency Permits?