The Smoky Mountain real estate market wrapped up the third quarter on a high note.

Compared to this time last year, both home sales and total volume are up significantly, even as homes spend a little more time on the market.

If you’re an investor or homeowner tracking trends across Sevier County, here’s what the numbers tell us.

 

Residential Market Snapshot – September 2025 vs. 2024

Even with slightly longer market times, both sales and pricing increased. Total residential volume rose more than 30% compared to last September.

 

 

Single-Family Homes Lead the Market

Single-family homes and cabins remain the strongest segment of the market, with more homes selling at higher prices and total sales volume up 37% compared to last September.

Condos: A Softer but Still Active Segment

There were more condo sales this September than last year, but the average price and price per square foot both dropped significantly, while days on market increased sharply.

 

Land & Lots

More land parcels sold this September than last year, but the average sale price dropped sharply, and overall volume declined.

 

 

Year-to-Date Performance (January–September 2025)

 

Segment	Units Sold	Average Price	Avg. DOM	Price/Sq. Ft.
Residential (All)	704	$675,000 avg	77	$323 avg
Single-Family Homes	534	$711,000 avg	79	$325 avg
Condos	52	$357,000 avg	93	$280 avg
Land & Lots	226	$122,000 avg	88	—

 

Year-to-date, total market volume has surpassed $435 million, up roughly 12% from 2024’s pace.

Average sale prices have climbed throughout the year, while days on market have held steady, showing that the Smoky Mountain market remains active and balanced as we close the third quarter.

 

As we head into the final quarter of 2025:

• Demand remains steady. September’s volume was the highest month of the year so far.

• Inventory is tightening, which should help support prices through winter.

• Single-family homes continue to dominate the market, representing more than 90% of residential sales and nearly all of September’s total sales volume.

• Condos and land both saw an increase in the number of transactions but a decline in average price, suggesting buyers are gravitating toward smaller or lower-priced properties.

2025 has been a year of growth, balance, and strong investor confidence in the Smoky Mountain region.

While homes are taking a bit longer to sell, prices are rising and total sales volume continues to climb clear indicators of a resilient market.

If you’re considering buying or selling before year-end, now is the time to evaluate your position.

 

What This Means for You?

For Buyers:

Inventory is still moving, but at a steadier pace than last year.

Homes are spending a little more time on the market, which can work in your favor.

If you’ve been waiting for a moment to step in without competing against multiple offers, this fall offers more breathing room.

 

For Sellers:

Average prices and total sales volume continue to rise.

Well-priced, well-presented homes are still commanding strong offers. With buyer demand steady, now is the time to make sure your property stands out.

Presentation, pricing, and positioning matter more than ever.

 

For Investors:

The single-family segment remains the most consistent performer, driving nearly all market growth this year. If you’re building a short-term rental portfolio, focus on properties with strong location appeal and proven amenities, these are the listings still moving.

Land sales and lower-priced condos show that smaller investments are still finding buyers, a good sign of continued confidence in the Smoky Mountain market overall.

 

Reach out to The Jason White Team to review your property’s performance or explore new opportunities across Gatlinburg, Pigeon Forge, and Sevierville.

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’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.

 

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. 

 

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.

 

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.

 

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!

 

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.

 

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.

 

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.