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.

Homes

We saw a sizable drop in Average Price this month, to $585,159, down from $653,433.

This is a large change from July 2023, where average price sat at $711,659.

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

Days on market during the month of July were 59 days, this is very close to the average days on market in June, at 51 days.

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

Price per square foot saw a decrease to $347 during the month of July, down $391 in June 2024.

Land

he average price for land/lots during July was $269, 906, which is a large increase from June at $135,543.
*This may be due to the 4 parcels that sold during July over $900,000.

Lots that sold in June spent an average of 120 days on the market, up from 99 days on market in June.

Sevier County Real Estate Trends 2020 until now:

This graph shows the months of inventory. Months’ supply refers to the number of months it would take for the current inventory of homes on the market to sell given the current sales pace.

This graph shows the number of listings — new, active, and sold.

This graph shows the average days on market.

Homes

Average price was $653,433 during the month of June, with is slightly lower than May 2024 which sat at $679,333. This is fairly close to the average price in May 2023, which was $669,547.

January 2024 – $685,047
February 2024 – $689,422
March 2024 – $926,103
April 2024 – $693,604
May 2024 – $679,333
June 2024 – $653,433

Days on market during the month of June was 51 days. Day on the market saw a sizeable reduction in Sevier County, TN from May 2024, which was 100 days on the market. We’ve seen a range from 46 days on market to 100 days on market during 2024

January 2024 – 82
February 2024 – 64
March 2024 – 46
April 2024 – 80
May 2024 – 100
June 2024 – 51

Price per square foot saw a slight increase to $391, up from $380 in May.

Land

The average price for land/lots during June was $135,543, down drastically from June 2023 where average price sat at $243,495. Lots that sold in June spent an average of 99 days on market, down slightly from May at 126 days on market, and up up 19% from June 2023 at 83 days.

We saw average price come back down, from the high we saw in March at $926,103, to $693,604 in April. Which is much closer to what we’ve seen this year, and what we saw last April at $654,004.

January 2024 – $685,047
February 2024 – $689,422
March 2024 – $926,103
April 2024 – $693,604

Days on market during the month of April sat at 80 days. Which is within the range we have seen this year, from 46 t to 82 day.

January 2024 – 82
February 2024 – 64
March 2024 – 46
April 2024 – 80

Price per square foot saw a slight reduction to $382 from $386.

We had a large increase in Days on Market for Condos, at 130 days, compared to 68 in March 2024, and 22 in April 2023.

The average price for land/lots during saw an increase to $133,517, from $86,410 in March 2023. 

Lots that sold in April spent an average for 179 days on market, up 23% from April 2023 at 146 days. 

Homes

Average price saw a 33% jump from last year at $926,103, compared to $693,727 in March of 2023.

There were 30 homes that sold during the month of March at over $1 Million. This is a sizeable lift from the 10 homes sold over $1 Million in February and 12 homes sold over $1 Million in January.

Days on market saw a yet another sizeable reduction to 46 days, down from 64 days on the market in February. This is a 15% reduction when compared to March of 2023 at 54 days on the market.

Price per square foot saw another bump during march at $386, up from $373 in February.

Lots/Land

The average price for land/lots during saw a dip to $86,410 when compared to February at $102,283. This is a 39% reduction when compared to March of 2023, when the average price of land/lots was $141,814.

Lots that sold in March spent an average of 247 days on the market, which is a 52% increase when compared to March of 2023 at 163 days on the market.

In January, various factors dampened the demand for short-term rentals across the United States. 

A notably cold spell, characterized as an “Arctic air mass” by the National Oceanic and Atmospheric Administration, ushered in record low temperatures nationwide,while we endured a relatively severe flu, COVID, and RSV season

Which led to total booked nights seeing minimal growth at just 1.3% compared to the same period last year, failing to reach the pre-pandemic occupancy levels witnessed in late 2023.

Historically, February stands as the lowest month for listings. This year saw a significant drop of 73,000 listings, a departure from the typical January figures, however this decline aligns with the anticipated reduction characteristic of February. 

AirDNA reports Key U.S. STR Performance Metrics for January 2024

• Revenue per available room (RevPAR) declined 6.6% year-over-year (YOY) to $133.80
• Available listings were 1.54 million, up 10.5% YOY
• Total demand (nights) rose 1.3% YOY
• Occupancy was 7.0% lower YOY at 43.2%
• Average daily rates (ADRs) increased 0.5% YOY to $309.63
• Nights booked decreased 2.7% YOY

“January produced the first negative YOY change in new bookings (-2.7%) in 21 months. Some of this can be attributed to the strong performance in bookings in January 2023, which stands as the highest monthly bookings recorded in the last 34 months. On the other hand, the growth in demand for January was just 1.3%, which is considerably lower than December’s 4.1% or November’s 7.4% growth rate.”

What’s that mean for the Gatlinburg/Pigeon Forge area?

Our area was one of the 25 markets that saw an increase in demand. 

“Even though demand saw a downturn, the growth in average daily rate (ADR), or the average rental income per paid occupied room in a given period, improved in January compared to December. “

This year Easter falls in March, instead of April, so we may see an early influx of Spring Breakers. 

The tourism board provides the school breaks for the surrounding areas! 

The majority of the school systems listed on this document will be out during the weeks of 3/25 and 4/1. 

You can use this to see if your short term rental is seeing a shift based on the shift in holidays. 

Homes in Sevier County, Tennessee

Average price saw the highest price saw a large drop from $794,087 in December 2023 to $685,047 in January 2024, which is close

Days on market 82 days in January 2024, which is on the higher end of the range that we saw during 2023 of 55 days to 83 days. 

Price per square foot saw a decrease to $361 from $378 in December 2023. 

Land in Sevier County, Tennessee

The average price for land/lots in January 2024 was $266,503 which was a sizable increase from January 2023 at $158,542.

Lots that sold in January 2024 spend an average of 146 days on the market, which was an 11% increase over days on market in January 2023 at 132 days. 

As we move into 2024, let’s take a peek at national trends that might shape the short term rental market.

Things like interest rates, inflation, and travel trends. 

Macroeconomic Factors Influencing the STR Market

Inman.com provides an interesting take on  2023’s occupancy rates.

“In 2023, the short-term rental space was defined by its ups and downs, with the supply of available nights increasing 12.6 percent year over year, compared to a more subdued 6.5 percent annual growth in demand, according to AirDNA’s 2023 U.S. Market Review.

Last year also marked the end of the incredibly high occupancy rates hosts and investors have enjoyed since 2021. Occupancy dipped 5.8 percent year over year to 49.9 percent —  below pre-pandemic levels — as supply increased considerably. The increase in supply also brought average daily rates down 2.4 percent to $311.09.”

We can’t overlook that the Federal Reserve’s rate adjustments impacted both property prices and how much people spent on vacations, which had an impact on occupancy rates. 

While travel trends might have more folks opting for staycations, or exploring new areas. 

The Smoky Mountains Market: A Case Study in Resilience

The Smoky Mountains have always been a gem for vacation rentals, and 2023 was no exception. 

Despite the economic ups and downs, this region proved resilient. Its natural beauty and diversity of attractions kept it high on the list for travelers! 

This stability is key for investors. It means that, even in uncertain times, the Smoky Mountains remain a solid bet. 

The Great Smoky Mountains National Park has seen over 10 Million visitors each year since 2015. There has been a 37% increase in visitation over the last decade.

“Tennessee ranks 11th in the nation for travel spending, the highest rank ever and the fastest-growing state in the top 40 since 2018.”

Smoky Mountains STR Market: Opportunities in 2024

As 2024 unfolds, the vacation rental market is gearing up for what looks like an eventful year. 

“Based on early data, 2024 is already looking to be a promising year for vacation rentals. Demand in January is 8 percent higher than it was at the same point in 2022, and demand for the succeeding months is already between 13 and 21 percent higher for every month through June, reflecting the improved economic outlook for 2024 versus the start of 2023 when fears of a recession hung over many consumers.”

The general economic outlook for 2024 seems more stable and positive compared to the start of 2023. This shift plays a crucial role in shaping consumer confidence and travel spending. With more people likely to plan vacations and trips, popular destinations like the Smoky Mountains stand to benefit significantly.

The Smoky Mountains region stands out as a promising area for investment in 2024. With its proven track record of resilience and its ongoing appeal to tourists, the area is equipped to capitalize on the positive trends forecasted for 2024.

Below you will find year end market statistics that compare 2023 to 2022.

This week we’ll take a look at 2023 year end real estate market statistics for Sevier County, TN

Average Price per Month

Average Days on Market

Average reporting income

We’ve segmented Gatlinburg and Pigeon Forge by property type, condo and single family home, and provided average price, average price per square foot, and average days on market for each.

Gatlinburg – Condos

Average price ranged from $240,860 to $446,250.

Average price per square foot ranged from $314 to $414.

Average days on market ranged from 57 to 96.

Gatlinburg – Single Family Home

Average price ranged from $495,071 to $1,710,000.

Average price per square foot ranged from $305 to $441.

Average days on market ranged from 50 to 108.

Pigeon Forge – Condos

Average price ranged from $317,625 to $424,500.

Average price per square foot ranged from $310 to $408.

Average days on market ranged from 21 to 52.

Pigeon Forge – Single Family Homes

Average price ranged from $428,981 to $1,858,901.

Average price per square foot ranged from $317 to $443.

Average days on market ranged from 2 to 105.