Gatlinburg Real Estate Blog

This post is late because we are absolutely slammed. For the second month in a row, Gatlinburg area real estate sales have set a monthly record and the hot market shows no signs of cooling yet. Going all the way back to the peak of the market in 2005/2006, we have NEVER had a better February than we had in 2017. Same is true for January of 2017. Even the horrendous wildfires of November 2016 haven't slowed the pace of Smoky Mountain real estate sales. Although last year's start was pretty good (better than any previous January & February all the way back to 2006), 2017 is a full 17% ahead of last year's tally. Prices are moving up too - It's amazing what $125,000 won't  now buy in Sevier County. Here are the stunningly strong numbers: The market is strongest at the bottom end, but even the expensive houses are selling well too and there just isn't much supply. From Sevierville to Cosby, including all points in between, Sevier County real estate is rocking. I...

This post is late because we are absolutely slammed. For the second month in a row, Gatlinburg area real estate sales have set a monthly record and the hot market shows no signs of cooling yet. Going all the way back to the peak of the market in 2005/2006, we have NEVER had a better February than we had in 2017. Same is true for January of 2017. Even the horrendous wildfires of November 2016 haven't slowed the pace of Smoky Mountain real estate sales. Although last year's start was pretty good (better than any previous January & February all the way back to 2006), 2017 is a full 17% ahead of last year's tally. Prices are moving up too - It's amazing what $125,000 won't  now buy in Sevier County. Here are the stunningly strong numbers: The market is strongest at the bottom end, but even the expensive houses are selling well too and there just isn't much supply. From Sevierville to Cosby, including all points in between, Sevier County real estate is rockin...

The answer to the question above is that we really don't know yet. Brokers in our Great Smoky Mountain Association of Realtors MLS aren't required to submit their closed files by a specific date and this means that the data isn't truly reliable until around the middle of the following month. Still, at this early date I can say that February's (hopefully icy weather impacted) sales totals were absolutely abysmal. For a long term view, please take a look at the same data that I regularly display but in a different format: Although the graph as shown on this page is rather small, that very last bar on the right represents February's Smoky Mountain residential sales totals and it is very weak indeed. One has to go all the way back to February 2011 to find a lower monthly total number of closings. Will more sales be reported - Almost certainly so! Will there be enough additional sales tallied to make February's performance less disturbing - Probably not...

The answer to the question above is that we really don't know yet. Brokers in our Great Smoky Mountain Association of Realtors MLS aren't required to submit their closed files by a specific date and this means that the data isn't truly reliable until around the middle of the following month. Still, at this early date I can say that February's (hopefully icy weather impacted) sales totals were absolutely abysmal. For a long term view, please take a look at the same data that I regularly display but in a different format: Although the graph as shown on this page is rather small, that very last bar on the right represents February's Smoky Mountain residential sales totals and it is very weak indeed. One has to go all the way back to February 2011 to find a lower monthly total number of closings. Will more sales be reported - Almost certainly so! Will there be enough additional sales tallied to make February's performance less disturbing - Probably not...

It is snowing again this morning in Gatlinburg and I suspect that February's unusually frequent snows may not be good for sales totals that will close in March. Be that as it may, January's final numbers are extremely strong: In fact, January 2015's residential sales as reported by our Great Smoky Mountains Association of Realtors' MLS database were the best of any January going all the way back to 2006. Only that year which was in the heart of the Sevier County real estate bubble was greater. We have been comparing recent strong months to previous years and we often have said something like "best since 2007" as that was a very good year indeed. This time we are able to quote the best since 2006 and that is even stronger. Don't miss this opportunity as prices are definitely moving upward as the supply tightens!

It is snowing again this morning in Gatlinburg and I suspect that February's unusually frequent snows may not be good for sales totals that will close in March. Be that as it may, January's final numbers are extremely strong: In fact, January 2015's residential sales as reported by our Great Smoky Mountains Association of Realtors' MLS database were the best of any January going all the way back to 2006. Only that year which was in the heart of the Sevier County real estate bubble was greater. We have been comparing recent strong months to previous years and we often have said something like "best since 2007" as that was a very good year indeed. This time we are able to quote the best since 2006 and that is even stronger. Don't miss this opportunity as prices are definitely moving upward as the supply tightens!

With more late additions than normal to our Great Smoky Mountain Association of Realtors unit sales results, the final total of residential sales for last month isn't so bad after all. In April, the members of our board (which reports most of the sales for Gatlinburg, Pigeon Forge, Sevierville, and Cosby) combined to sell a total of 136 residential units and that is a nice increase indeed. This particular Smoky Mountain Realtor had a pretty good month too with a total of 13 sales of my own in April. Here is the updated summary  for our entire board:

With more late additions than normal to our Great Smoky Mountain Association of Realtors unit sales results, the final total of residential sales for last month isn't so bad after all. In April, the members of our board (which reports most of the sales for Gatlinburg, Pigeon Forge, Sevierville, and Cosby) combined to sell a total of 136 residential units and that is a nice increase indeed. This particular Smoky Mountain Realtor had a pretty good month too with a total of 13 sales of my own in April. Here is the updated summary  for our entire board:

Tennessee is a very long state and US Interstate 40 runs the entire length from the western border with Arkansas to the eastern end that borders North Carolina.  In fact, the distance from one end of the state to the other as travelled via I-40 is 440 miles.  The two geographic extremes of the state are even farther apart by other measures.  Sadly, Memphis, Tennessee has recently been named one of the 10 worst places to live in the entire United States. No offense Memphians, but the area's rampant crime and widespread government corruption are the reasons cited for this dubious distinction.  Add to this the generally high taxes, a flat and uninspiring topography, and poor economic prospects and you have a very negative picture indeed.  Nothing could be less like our eastern end of Tennessee here in the Smoky Mountains.  The plateau of middle Tennessee is a little of both and is in the middle in more than one way but for this post we will concent...

Tennessee is a very long state and US Interstate 40 runs the entire length from the western border with Arkansas to the eastern end that borders North Carolina.  In fact, the distance from one end of the state to the other as travelled via I-40 is 440 miles.  The two geographic extremes of the state are even farther apart by other measures.  Sadly, Memphis, Tennessee has recently been named one of the 10 worst places to live in the entire United States. No offense Memphians, but the area's rampant crime and widespread government corruption are the reasons cited for this dubious distinction.  Add to this the generally high taxes, a flat and uninspiring topography, and poor economic prospects and you have a very negative picture indeed.  Nothing could be less like our eastern end of Tennessee here in the Smoky Mountains.  The plateau of middle Tennessee is a little of both and is in the middle in more than one way but for this post we will concent...

Now that we are almost to the end of August it should be safe to call July's residential real estate sales totals for our Gatlinburg/Pigeon Forge/Sevierville/Seymour market pretty close to done.  After 12 consecutive months of positive year over year comparisons the streak has ended, at least temporarily.  The tally, as reported by our Great Smoky Mountain Association of Realtors today, now stands at only 124 residential units sold.  In my August 1st post , I forecasted a final count of 130 homes after all the dust settled - Apparently I was just a little too optimistic.  100 of these sales were recorded as being in Sevier County compared to 110 Sevier County sales completed in July of 2009.   Here is the final (at least for today) table summary: For a clearer version of this table please click here .  It's WAY  too early to talk about August but we will report on that in just a little more than a week...

Now that we are almost to the end of August it should be safe to call July's residential real estate sales totals for our Gatlinburg/Pigeon Forge/Sevierville/Seymour market pretty close to done.  After 12 consecutive months of positive year over year comparisons the streak has ended, at least temporarily.  The tally, as reported by our Great Smoky Mountain Association of Realtors today, now stands at only 124 residential units sold.  In my August 1st post , I forecasted a final count of 130 homes after all the dust settled - Apparently I was just a little too optimistic.  100 of these sales were recorded as being in Sevier County compared to 110 Sevier County sales completed in July of 2009.   Here is the final (at least for today) table summary: For a clearer version of this table please click here .  It's WAY  too early to talk about August but we will report on that in just a little more than a week...