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.

 

Smoky Mountain Real Estate Market Update for August 2025

Posted by Jason White on

As summer winds down and we head into fall, the Smoky Mountain housing market is showing some interesting shifts. 

Whether you’re a homeowner, an investor, or thinking about buying your first property in the mountains, here’s what you need to know about where things stand as of August 2025.

 

Sales Are Slowing Down

Residential sales reached a high point in April with 87 homes sold, but activity has tapered since then. In August, 74 homes closed, which is about a 15% drop from the spring peak.

At the same time, properties are spending longer on the market. The average home took 108 days to sell in August, nearly twice as long as earlier this year. This tells us buyers are being more cautious, taking their time to make decisions.

 

 

Prices Are Holding Strong

Even though sales volume has slowed, home values remain steady.

  • The average residential price in August was $714,000.
  • Single-family homes averaged $745,000, one of the strongest months this year.

This is good news for sellers: buyers may be slower to act, but they’re still willing to pay for properties in desirable locations with strong rental or lifestyle appeal.

 

 

Single-Family Homes

This segment continues to drive the market:

  • 65 homes sold in August
  • Average price: $745,000
  • Price per square foot holding steady at $347

Condos

Condo sales remain a smaller portion of the market — only 5 closings in August — but the average price rose to $426,600. Condos are attracting fewer buyers right now, but when they do sell, they’re often closing at higher price points than earlier in the year.

 

 

 

 

Land

Vacant land continues to be the softest segment. In August, 22 lots sold, and average prices bounced between $112K–$146K over the past few months. Investors seem cautious about land purchases, likely due to rising building costs and longer timelines.

 

 

What This Means for You

  • For Sellers: Expect longer timelines. Homes are sitting on the market for a few extra months compared to earlier this year. The good news? Prices are still strong, especially for well-located, well-maintained properties.
  • For Buyers: With homes taking longer to sell, you may have more breathing room to negotiate and consider your options. While prices remain firm, you won’t feel the same urgency as in previous years.
  • For Investors: The single-family home market remains the safest bet for short-term rentals in the Smokies. Condos and land carry more risk in today’s market, but the right location and amenities can still deliver strong returns.

 

The Bottom Line

The Smoky Mountain real estate market is cooling in pace, not in price. Fewer properties are selling, and homes are taking longer to move, but values remain steady.

As always, location and amenities are key. A well-situated home near Gatlinburg, Pigeon Forge, or Sevierville will continue to hold value and adding guest-friendly features like hot tubs, game rooms, or mountain views will make your investment stand out.

If you’re considering buying or selling in the Smokies, now is the time to have a clear strategy. Our team has been guiding clients through every type of market since 1996, and we’d love to help you make your next move with confidence.

Ready to explore your options? Contact us today to talk about the opportunities waiting in the Smoky Mountains!

 

July 2025 Smoky Mountain Real Estate Market Update

Posted by Jason White on

July’s market delivered a mixed bag – steady residential sales, a small lift in condo activity, and another cooling month for land. 

On the surface, not much has changed, but for short-term rental (STR) investors, there are some signals about where there might be some opportunities. 

 

Residential Market: Stable Demand, Strategic Pricing Needed Stats:

In July, there were 64 single-family home closings, the same as last year.

The average price rose 8.16% to $659,860, while the average price per square foot held steady at $350.

Homes spent an average of 73 days on the market, a 7% increase, and total sales volume climbed 8% to $42.23 million.

Cabins are still selling and for more money than last year even without a bump in the number of closings. 

That tells us buyers are paying up for the right property: think great views, guest-friendly layouts, proximity to the Parkway/National Park, and turnkey condition.

The slight rise in DOM means your property can’t just be “good” it has to stand out. In the STR market, that means leading with the features that drive bookings: hot tubs with views, level parking, new furnishings, game rooms, or strong rental history.

Buying: Focus on properties with proven income and easy guest access. A flat $/sq ft means size alone isn’t commanding premiums, features and location are.

Selling: Price right from day one. Overpricing can push you past the 90-day mark, where offers tend to soften.

 

 

 

Single-Family Homes: The Backbone of the STR Market Stats:

July saw 64 closings, unchanged from last year.

The average price increased by 8.16% to $659,860, while the price per square foot remained flat at $350.

Days on market averaged 73, up 7%, and total sales volume reached $42.23 million, an 8% gain.

Flat unit sales with rising prices suggests we’re in a selective, value-driven phase. 

Buyers aren’t rushing, but when they find the right fit, they’re paying for it. This is where well-maintained, well-marketed cabins shine.

If you’re buying, target the properties that would pop in a guest search. 

If you’re selling, have your rental history and financials ready, today’s STR buyers are running the numbers before they book a showing.

 

Condos: More Movement, Higher Per-Square-Foot Premiums Stats:

There were 5 condo closings in July, a 25% increase from last year.

The average price rose 2.98% to $426,100, while the average price per square foot jumped 16% to $354.

Days on market nearly doubled to 68, up 94%, and total sales volume climbed 28.7% to $2.13 million.

Condos are commanding significantly higher $/sq ft than a year ago, showing demand for low-maintenance, lower-price-point STR options. 

But DOM almost doubled meaning buyers are taking their time to compare.

 

 

 

Land/Lots: Prices Down, Speed Up Stats:

July saw 25 land and lot closings, down 7% from last year.

The average price fell 44% to $146,349, while days on market dropped 28% to 84.

Total sales volume declined 48% to $3.66 million.

The land market has cooled significantly in both volume and price, but the shorter DOM suggests that desirable parcels are still moving quickly. 

That means the right lot (utilities, driveway grade, septic approval) is getting snapped up, while speculative or harder-to-build lots sit.

Buying: Now’s the time to negotiate. Prices are down, and sellers are motivated. Just make sure you understand the full cost to build including infrastructure before you buy.

Selling: Remove unknowns. Provide any additional details you have about your property to increase your listing presentation.

 

 

 

Bottom Line for STR Investors 

We’re not in a runaway market anymore, but we’re also not in a slump. July’s market shows that well-positioned residential and condo properties are still commanding strong prices, even as buyers take more time to decide. Meanwhile, the land segment continues to soften, creating opportunities for buyers to secure buildable parcels at lower prices.

 

Whether you’re adding to your portfolio or positioning a property for sale, success in this market comes down to being strategic, data-driven, and guest-focused.

 

June 2025 Smoky Mountain Real Estate Market Update

Posted by Jason White on

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

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

 

Residential Sales Are Slowing, But Not Stopping

Compared to June 2024:

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

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

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

 

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

 

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

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

 

Condos Show Resilience

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

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

 

Land Sales Took a Hit

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

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

Sevier County TN Real Estate Market Report for Land

 

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

 

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

 

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

Posted by Jason White on

 

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

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

Here’s what you need to know… 

 

Summer Demand for Short Term Rentals Is Softer

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

 

What can you do?

  • Reassess your pricing strategy.

  • Respond promptly to inquiries.

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

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

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

 

Increased Supply Means Increased Competition

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

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

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

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

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

 

What can you do?

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

 

The Smokies Are Still a Top-Performing STR Market

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

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

 

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

Other high-ranking markets reflect diverse guest preferences:

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

 

 

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

 

The reasons?

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

 

Drive-to Destinations Are Holding Strong

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

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

 

Revenue Is Still Strong (With the Right Strategy)

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

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

What can you do?

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

 

Looking Ahead

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

 

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

 

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

Posted by Jason White on

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

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

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

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

 

What the Latest Numbers Tell Us

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

Here’s what we found 

 

What Does That Actually Mean?

3–4 Bedroom Homes Are the Sweet Spot Right Now

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

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

 

1–2 Bedroom Homes Are Taking Longer to Sell

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

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

 

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

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

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

 

Thinking About Selling?

Here are three questions to ask yourself:

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

 

Get a Custom Property Value Report

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

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

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

 

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

 

May 2025 Smoky Mountain Real Estate Market Stats

Posted by Jason White on

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

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

 

Residential

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

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

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

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

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

 

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

 

 

Single-Family Homes

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

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

 

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

 

Condos

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

 

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

 

 

Land/Lots

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

 

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

 

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.

 

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.