Gatlinburg Real Estate Blog

When I posted the flash number for December residential sales on New Year's Day , I knew that there would be lots of agencies who would not have posted all of their closings. My forecast of a final tally of 180 units sold proved to be a little below the eventual total as December 2014 residential sales as reported by our Great Smoky Mountain Association of Realtors MLS database finished at a very strong 185 homes. This is a super-stout number, especially for December which usually tends to be a little slow in comparison to other months. December 2014's performance was the best in several years when compared to previous Decembers. In fact, you have to go all the way back to the very strong year of 2006 to see a better final month of the year. Another very positive comparison is the fact that December of 2014 was better than any  of the months in 2011. Make no doubt about it, Smoky Mountain real estate sales are on the upswing! Volume always moves before prices do but real esta...

When I posted the flash number for December residential sales on New Year's Day , I knew that there would be lots of agencies who would not have posted all of their closings. My forecast of a final tally of 180 units sold proved to be a little below the eventual total as December 2014 residential sales as reported by our Great Smoky Mountain Association of Realtors MLS database finished at a very strong 185 homes. This is a super-stout number, especially for December which usually tends to be a little slow in comparison to other months. December 2014's performance was the best in several years when compared to previous Decembers. In fact, you have to go all the way back to the very strong year of 2006 to see a better final month of the year. Another very positive comparison is the fact that December of 2014 was better than any  of the months in 2011. Make no doubt about it, Smoky Mountain real estate sales are on the upswing! Volume always moves before prices do but real ...

February is typically the coldest month here in the Gatlinburg area but this year it has been a very mild winter. While our February weather was relatively gentle, the pace of Gatlinburg real estate sales has been anything but mild. The members of the Great Smoky Mountain Association of Realtors combined for 126 residential sales, a 34% increase when compared to the depressed level of a year ago and this is just the preliminary count. The final total will probably be even higher when all of the dust settles and all sales are recorded. This continues the trend that began in January of significant positive comparisons versus the sales of a year ago: There is no doubt that market conditions are starting to improve. Although most hard assets (gold & other precious metals, oil, etc.) have appreciated sharply during the past 10 years, real estate prices nationally are at about the same level as they were almost 10 years ago. Mortgage rates are at long term (if not all time) lows and the...

February is typically the coldest month here in the Gatlinburg area but this year it has been a very mild winter. While our February weather was relatively gentle, the pace of Gatlinburg real estate sales has been anything but mild. The members of the Great Smoky Mountain Association of Realtors combined for 126 residential sales, a 34% increase when compared to the depressed level of a year ago and this is just the preliminary count. The final total will probably be even higher when all of the dust settles and all sales are recorded. This continues the trend that began in January of significant positive comparisons versus the sales of a year ago: There is no doubt that market conditions are starting to improve. Although most hard assets (gold & other precious metals, oil, etc.) have appreciated sharply during the past 10 years, real estate prices nationally are at about the same level as they were almost 10 years ago. Mortgage rates are at long term (if not all time) lows and the...

After a phenomenal November, December's residential real estate sales count as recorded by the Great Smoky Mountain Association of Realtors was a little disappointing. Although I was hoping for a second consecutive positive monthly unit sales tally, (and maybe the beginning of a trend), December just didn't meet my loft expectations. Here is the latest (but not as promptly created as usual) table: Go figure! After the best month in more than 4 years we have the worst December since 2008. This business could make a fellow lose his hair...

After a phenomenal November, December's residential real estate sales count as recorded by the Great Smoky Mountain Association of Realtors was a little disappointing. Although I was hoping for a second consecutive positive monthly unit sales tally, (and maybe the beginning of a trend), December just didn't meet my loft expectations. Here is the latest (but not as promptly created as usual) table: Go figure! After the best month in more than 4 years we have the worst December since 2008. This business could make a fellow lose his hair...

Something I've almost NEVER done before is go a full month without a single post to this blog. Unfortunately, that has happened and were it not for today's post I wouldn't have filed a single message in October which sadly is nearly over now. I do have some pretty good excuses that I won't go into but the good news is that the clouds are clearing and I expect to be living a more nearly normal life very soon. Even though I didn't write about it at the time, lots of things have been happening with Gatlinburg area real estate. September turned out to be a very good month for the members of the Great Smoky Mountain Association of Realtors, far surpassing my expectations for the month.  In fact, 149 residential units were reported sold by the MLS, the best number by far for all of 2011. During September, the average sales price reported was $151,362 which did not set a new low. That statistic wasn't however much above the many year low average sale price which was s...

Something I've almost NEVER done before is go a full month without a single post to this blog. Unfortunately, that has happened and were it not for today's post I wouldn't have filed a single message in October which sadly is nearly over now. I do have some pretty good excuses that I won't go into but the good news is that the clouds are clearing and I expect to be living a more nearly normal life very soon. Even though I didn't write about it at the time, lots of things have been happening with Gatlinburg area real estate. September turned out to be a very good month for the members of the Great Smoky Mountain Association of Realtors, far surpassing my expectations for the month.  In fact, 149 residential units were reported sold by the MLS, the best number by far for all of 2011. During September, the average sales price reported was $151,362 which did not set a new low. That statistic wasn't however much above the many year low average sale price which was...

Always nice to have some good news to share.  During the month of July, 2011 Gatlinburg area residential unit sales were the second best of the year with 126 homes sold as reported by our Great Smoky Mountain Association of Realtors Multiple Listing Service or MLS. In fact, once all of the dust settles, it may be that we will surpass March's 134 units which has been the best tally during 2011.  Further good news is that for the first time since January, 2011 we should surpass the total number of sales for the same month during 2010 which was 127.  Regardless, it was a better month for local real estate sales, at least compared to the last couple of months.  Additionally, the average sales price was up a little at $159,576 when compared to June's average sales price of only $153,014.  Here is our chart comparing monthly residential sales as reported by our MLS over the last several years:

Always nice to have some good news to share.  During the month of July, 2011 Gatlinburg area residential unit sales were the second best of the year with 126 homes sold as reported by our Great Smoky Mountain Association of Realtors Multiple Listing Service or MLS. In fact, once all of the dust settles, it may be that we will surpass March's 134 units which has been the best tally during 2011.  Further good news is that for the first time since January, 2011 we should surpass the total number of sales for the same month during 2010 which was 127.  Regardless, it was a better month for local real estate sales, at least compared to the last couple of months.  Additionally, the average sales price was up a little at $159,576 when compared to June's average sales price of only $153,014.  Here is our chart comparing monthly residential sales as reported by our MLS over the last several years:

A couple of years ago when our market's sales volume bottomed out, our months of supply value was actually THREE YEARS !  Now that our Gatlinburg area real estate market has picked up somewhat, the values have changed.  Based upon the 847 residential (home, cabin, condo, and mobile home listings) units that local members of our Great Smoky Mountain Association of Realtors MLS reported as sold for the period November 1, 2010 to May 31, 2011, and our board's supply of 3274 active residential listings currently on the market, I calculate our overall current residential supply at 1.93 years.  Although still very high, this is significantly below the value that we saw previously and will hopefully continue to come down.  Keep in mind that a 6 MONTH supply is considered by most analysts to be a balanced market so we still have almost 4 times the normal supply that you would expect in a balanced market. Two factors have combined to cause the improvement in the years of...

A couple of years ago when our market's sales volume bottomed out, our months of supply value was actually THREE YEARS !  Now that our Gatlinburg area real estate market has picked up somewhat, the values have changed.  Based upon the 847 residential (home, cabin, condo, and mobile home listings) units that local members of our Great Smoky Mountain Association of Realtors MLS reported as sold for the period November 1, 2010 to May 31, 2011, and our board's supply of 3274 active residential listings currently on the market, I calculate our overall current residential supply at 1.93 years.  Although still very high, this is significantly below the value that we saw previously and will hopefully continue to come down.  Keep in mind that a 6 MONTH supply is considered by most analysts to be a balanced market so we still have almost 4 times the normal supply that you would expect in a balanced market. Two factors have combined to cause the improvement in the years of...

Don't get me wrong - There are a few good reasons to work for a traditional employer.  Healthcare and other benefits, limited work hours, and a degree of security quickly come to mind.  However, with the current state of the economy it seems that these reasons are quickly becoming diminished while the reasons to work for yourself continue to grow ever stronger.  Not being beholden to an unappreciative company (or boss!), flexibility, and simply the joy of creating something that you OWN are all excellent reasons to consider working for yourself. We have just listed one of the most attractive shops I know of here in the Smokies.  Located in the Arts and Crafts Community of Gatlinburg in the Glades area, the Farmhouse Store has a remarkable collection of unique crafts and authentic country gifts that sell very well.  Here are some photos of the shop I took this week showing the collection of merchandise that the proprietors, Debbie and Donald Smith offer to vacat...

Don't get me wrong - There are a few good reasons to work for a traditional employer.  Healthcare and other benefits, limited work hours, and a degree of security quickly come to mind.  However, with the current state of the economy it seems that these reasons are quickly becoming diminished while the reasons to work for yourself continue to grow ever stronger.  Not being beholden to an unappreciative company (or boss!), flexibility, and simply the joy of creating something that you OWN are all excellent reasons to consider working for yourself. We have just listed one of the most attractive shops I know of here in the Smokies.  Located in the Arts and Crafts Community of Gatlinburg in the Glades area, the Farmhouse Store has a remarkable collection of unique crafts and authentic country gifts that sell very well.  Here are some photos of the shop I took this week showing the collection of merchandise that the proprietors, Debbie and Donald Smith offer to vacat...

Although there will certainly be a few more sales reported over the next ten days or so by our Great Smoky Mountain Association of Realtors, the preliminary number as of this evening is a very disappointing 83.  Even with a nominal number of additional sales, this performance will likely be the worst year over year going back a full 2 years and the 4th worst overall tally going back all the way to January 2005!  Here is the preliminary table: For a clearer version, please click here .  As to why real estate sales in the Gatlinburg area have dropped off so dramatically I'm not exactly sure.  Hopefully this is not a preview of things to come...

Although there will certainly be a few more sales reported over the next ten days or so by our Great Smoky Mountain Association of Realtors, the preliminary number as of this evening is a very disappointing 83.  Even with a nominal number of additional sales, this performance will likely be the worst year over year going back a full 2 years and the 4th worst overall tally going back all the way to January 2005!  Here is the preliminary table: For a clearer version, please click here .  As to why real estate sales in the Gatlinburg area have dropped off so dramatically I'm not exactly sure.  Hopefully this is not a preview of things to come...

Just a couple of minutes to post this report, more details to follow.  Remember, this is only the VERY preliminary number and there will certainly be more reported over the next several days.  Although we will certainly add enough sales to beat January 2009 & 2010's values I was hoping for a better performance from our Gatlinburg area real estate market...

Just a couple of minutes to post this report, more details to follow.  Remember, this is only the VERY preliminary number and there will certainly be more reported over the next several days.  Although we will certainly add enough sales to beat January 2009 & 2010's values I was hoping for a better performance from our Gatlinburg area real estate market...

It always takes about 2 weeks after month end for all the dust to settle allowing us to get a more meaningful measure of monthly residential sales for our Gatlinburg area real estate market.  Now that we are about there, I thought that I would update the numbers for December and for the full 2010 year.  One would certainly have to describe 2010 as being a pretty good year, at least when compared to 2008 & 2009.  While the first portion of the year was slow, the pace of sales did increase in the second half of the year and with the exception of October & November finished quite nicely.  Government attempts to positively influence the national real estate market did in fact cause more sales during the summer months but these gains were pretty short lived - When the incentives ended so did the bump.  Gatlinburg area sales pretty well followed the national trends and foreclosures continue to be a major part of our overall market.  Al...

It always takes about 2 weeks after month end for all the dust to settle allowing us to get a more meaningful measure of monthly residential sales for our Gatlinburg area real estate market.  Now that we are about there, I thought that I would update the numbers for December and for the full 2010 year.  One would certainly have to describe 2010 as being a pretty good year, at least when compared to 2008 & 2009.  While the first portion of the year was slow, the pace of sales did increase in the second half of the year and with the exception of October & November finished quite nicely.  Government attempts to positively influence the national real estate market did in fact cause more sales during the summer months but these gains were pretty short lived - When the incentives ended so did the bump.  Gatlinburg area sales pretty well followed the national trends and foreclosures continue to be a major part of our overall market.  ...