Gatlinburg Real Estate Blog

This is no April Fools joke, the pace of sales for Gatlinburg area residential real estate is smoking hot! As we always remind readers, the immediate tally of sales that is reported at the end of the month is understated by at least 5-10% compared to what will eventually  be reported as it takes several days for all of the closings at the end of the month to be recorded. For March however, even this preliminary number is already well above all recent March's sales and we don't even have all the results reported yet. Our own office had some sales on Friday afternoon that weren't entered into the MLS until today. The very strong performance is somewhat surprising, when you remember that over 2500 structures were destroyed in November's fires. Still, overall the number is up and the final tally will certainly be higher. Here is the table of results as of 4/1/2017:

This is no April Fools joke, the pace of sales for Gatlinburg area residential real estate is smoking hot! As we always remind readers, the immediate tally of sales that is reported at the end of the month is understated by at least 5-10% compared to what will eventually  be reported as it takes several days for all of the closings at the end of the month to be recorded. For March however, even this preliminary number is already well above all recent March's sales and we don't even have all the results reported yet. Our own office had some sales on Friday afternoon that weren't entered into the MLS until today. The very strong performance is somewhat surprising, when you remember that over 2500 structures were destroyed in November's fires. Still, overall the number is up and the final tally will certainly be higher. Here is the table of results as of 4/1/2017:

The last two weeks have been nothing short of terrible due to the catastrophic fires are community has suffered. There really hasn't been much good news of any type and people are really hurting. In an attempt to try and return to normal, I am finally getting around to posting monthly sales tallies to this blog. The results for November are superb and we have now surpassed 2015's total, which was itself a near record year! We still won't catch 2006 or 2007, but the trend continues to be up, even if sales are off in December.

The last two weeks have been nothing short of terrible due to the catastrophic fires are community has suffered. There really hasn't been much good news of any type and people are really hurting. In an attempt to try and return to normal, I am finally getting around to posting monthly sales tallies to this blog. The results for November are superb and we have now surpassed 2015's total, which was itself a near record year! We still won't catch 2006 or 2007, but the trend continues to be up, even if sales are off in December.

Our East Tennessee real estate market has always been known for being relatively affordable, especially if you get outside of the super hot Gatlinburg and Pigeon Forge tourist areas but unfortunately this is becoming less true. Anywhere in Sevier County, it is almost impossible to find a move-in ready condition site built home for under $100,000. If you do a search of the MLS for a 3 bedroom residential (not vacation rental properties as they are even more expensive) you won't find much at all for under $100,000. This is true even if you are willing to go way out into the far reaches of the county, which is why I am very excited about the house that we are currently remodeling and will be offering for sale early next month. Too early for pictures, but this home will definitely be a hot commodity. With 3 bedrooms and 1.5 baths, this Sevierville ranch style home has SO much going for it: Super convenient to Walter State Community College, and only about 15 minutes to downtown Sevier...

Our East Tennessee real estate market has always been known for being relatively affordable, especially if you get outside of the super hot Gatlinburg and Pigeon Forge tourist areas but unfortunately this is becoming less true. Anywhere in Sevier County, it is almost impossible to find a move-in ready condition site built home for under $100,000. If you do a search of the MLS for a 3 bedroom residential (not vacation rental properties as they are even more expensive) you won't find much at all for under $100,000. This is true even if you are willing to go way out into the far reaches of the county, which is why I am very excited about the house that we are currently remodeling and will be offering for sale early next month. Too early for pictures, but this home will definitely be a hot commodity. With 3 bedrooms and 1.5 baths, this Sevierville ranch style home has SO much going for it: Super convenient to Walter State Community College, and only about 15 minutes to downtown Se...

Blame it on the uncertainties of the upcoming presidential election, a general lack of urgency, or whatever, but for the second month in a row Smoky Mountain residential real estate sales failed to measure up to the blistering pace set by area realtors a year ago. While we are still well ahead of last year's pace for the full year, the last couple of months of Gatlinburg real estate sales definitely aren't as strong...

Blame it on the uncertainties of the upcoming presidential election, a general lack of urgency, or whatever, but for the second month in a row Smoky Mountain residential real estate sales failed to measure up to the blistering pace set by area realtors a year ago. While we are still well ahead of last year's pace for the full year, the last couple of months of Gatlinburg real estate sales definitely aren't as strong...

It happened again today! I posted a newly available Gatlinburg residential rental home this morning and it was leased today by the very first couple that saw it. There is currently a seemingly unquenchable demand for residential rental properties in our Gatlinburg/Pigeon Forge/Sevierville area. In fact, the strong appetite for these rentals is present all across Sevier County, including the northern areas of the county such as Boyd's Creek, Kodak, and Seymour. Savvy investors have for some time been purchasing properties suitable for renting to tenants who are looking for reasonably affordable places to live. The very tight rental market has caused the supply of entry level real estate properties to also constrict dramatically. In fact, it is amazing what $100,000 will no longer buy in Sevier County. To illustrate better what I am describing, take a look at this VERY short list of three bedroom, two bath site built homes with at least 1100 square feet and a two car garage or carp...

It happened again today! I posted a newly available Gatlinburg residential rental home this morning and it was leased today by the very first couple that saw it. There is currently a seemingly unquenchable demand for residential rental properties in our Gatlinburg/Pigeon Forge/Sevierville area. In fact, the strong appetite for these rentals is present all across Sevier County, including the northern areas of the county such as Boyd's Creek, Kodak, and Seymour. Savvy investors have for some time been purchasing properties suitable for renting to tenants who are looking for reasonably affordable places to live. The very tight rental market has caused the supply of entry level real estate properties to also constrict dramatically. In fact, it is amazing what $100,000 will no longer buy in Sevier County. To illustrate better what I am describing, take a look at this VERY short list of three bedroom, two bath site built homes with at least 1100 square feet and a two car garage or ca...

The early report of residential sales recorded by our Great Smoky Mountain Association of Realtors during the month of December is in and it is a very good one. As always, the final number will be revised upwards, but the quick number is good enough to not only exceed December 2013's number but more importantly it is sufficient to push 2014's total sales past 2013's total tally, albeit just barely. This is no mean feat, because 2013's total residential sales were the best in 6 years, going all the way back to 2007's stratospheric pre-bubble burst levels. Here is the table showing this very positive trend:

The early report of residential sales recorded by our Great Smoky Mountain Association of Realtors during the month of December is in and it is a very good one. As always, the final number will be revised upwards, but the quick number is good enough to not only exceed December 2013's number but more importantly it is sufficient to push 2014's total sales past 2013's total tally, albeit just barely. This is no mean feat, because 2013's total residential sales were the best in 6 years, going all the way back to 2007's stratospheric pre-bubble burst levels. Here is the table showing this very positive trend:

Although most people do not even know where Sneedville, TN is, I have had the privilege of being there three times in the last three weeks! Because Sneedville (hilariously originally known as "Greasy Rock") is a very, very, very rural community and is a long way from anywhere, it is not my favorite place in the world. However, with three otherwise unrelated new bank foreclosure listings coming soon in the Sneedville community, I may just be the new king of Sneedville, Tennessee. Actually, I am probably the first king that the residents of Sneedville (there aren't very many - Only 1,387 people as of the 2010 census) have ever had. A quick search of Google does not indicate there has ever been a king before. You might ask, what are the boundaries of my Sneedville Kingdom? That is an interesting issue of its own. Here is a link to a map of the corporate limits of Sneedville , but Sneedville is much more than just this. Sneedville, like the much more populated...

Although most people do not even know where Sneedville, TN is, I have had the privilege of being there three times in the last three weeks! Because Sneedville (hilariously originally known as "Greasy Rock") is a very, very, very rural community and is a long way from anywhere, it is not my favorite place in the world. However, with three otherwise unrelated new bank foreclosure listings coming soon in the Sneedville community, I may just be the new king of Sneedville, Tennessee. Actually, I am probably the first king that the residents of Sneedville (there aren't very many - Only 1,387 people as of the 2010 census) have ever had. A quick search of Google does not indicate there has ever been a king before. You might ask, what are the boundaries of my Sneedville Kingdom? That is an interesting issue of its own. Here is a link to a map of the corporate limits of Sneedville , but Sneedville is much more than just this. Sneedville, like the much more popul...

We have been touting for nearly two decades how affordable living in Tennessee can be. One of the many reasons this is true is the very low tax rates in our state, especially within our hometown area of Sevier County. Of course, these are things that you expect a Realtor to say but it really is true! Recently, the Tax Foundation issued their annual report comparing state tax burdens and once again, Tennessee came in at the very most affordable. Don't take my word for it however, you can read the full report here . If you don't want to read the entire report, here is one of the key pages: Please note that this is one of those rare occasions when it is a GOOD thing to be ranked #50, as that means we do have the lowest  tax rates in the nation! To see SEVEN other great reasons to consider calling the East Tennessee Smoky Mountains and particular the Gatlinburg area home, please read " Why We Love Love Living in the East Tennessee Smokies! "which is posted on our Gatlinb...

We have been touting for nearly two decades how affordable living in Tennessee can be. One of the many reasons this is true is the very low tax rates in our state, especially within our hometown area of Sevier County. Of course, these are things that you expect a Realtor to say but it really is true! Recently, the Tax Foundation issued their annual report comparing state tax burdens and once again, Tennessee came in at the very most affordable. Don't take my word for it however, you can read the full report here . If you don't want to read the entire report, here is one of the key pages: Please note that this is one of those rare occasions when it is a GOOD thing to be ranked #50, as that means we do have the lowest  tax rates in the nation! To see SEVEN other great reasons to consider calling the East Tennessee Smoky Mountains and particular the Gatlinburg area home, please read " Why We Love Love Living in the East Tennessee Smokies! "which is posted on our G...

Every day people ask me how our market is doing and my recent answer is usually something like: "Not yet consistent, but trying to become better ". To confirm by beliefs, I thought that I would run the numbers and here are the results of my research: You can see that although our Gatlinburg area lots and land real estate market is still absolutely abysmal, the supply of single family homes is not near as absurdly high as it once was (at the bottom of the market, we had a 3+ year supply of homes for sale!). Now, before anyone gets too carried away, a balanced market is generally considered to be a 6 month supply and we are still almost 3 times that level. Still, compared to a couple of years ago, or even one year ago, the market does look a little stronger... In fact, starter level and residential rental home sales are even more robust with a supply of only 493 when looking at single family homes at or under $125,000. When compared to the 846 sales during the past 12 months of...

Every day people ask me how our market is doing and my recent answer is usually something like: "Not yet consistent, but trying to become better ". To confirm by beliefs, I thought that I would run the numbers and here are the results of my research: You can see that although our Gatlinburg area lots and land real estate market is still absolutely abysmal, the supply of single family homes is not near as absurdly high as it once was (at the bottom of the market, we had a 3+ year supply of homes for sale!). Now, before anyone gets too carried away, a balanced market is generally considered to be a 6 month supply and we are still almost 3 times that level. Still, compared to a couple of years ago, or even one year ago, the market does look a little stronger... In fact, starter level and residential rental home sales are even more robust with a supply of only 493 when looking at single family homes at or under $125,000. When compared to the 846 sales during the past 12 mont...

Every once in a while we list a property that just "does it" and this Gatlinburg cabin we recently listed certainly qualifies! With a great (but quiet) Gatlinburg location just outside of the "Zoo" but only 5 minutes away from the center of town, "High Hopes 2" is an excellent getaway cabin for couples or small families. From the huge romantic jetted tub to the high ceilings, this vacation home will appeal to everyone. If the wonderfully convenient location isn't enough, the view will cause your jaw to drop and that's not all. Privacy is another feature this home provides and it still doesn't end there. This cabin has been perfectly maintained so the lucky new owner won't have to budget for postponed repairs or upgrades - It literally is perfect just like it stands. At only $185,000 you won't regret this purchase. If you want to see more pictures of "High Hopes 2", please follow this  link .

Every once in a while we list a property that just "does it" and this Gatlinburg cabin we recently listed certainly qualifies! With a great (but quiet) Gatlinburg location just outside of the "Zoo" but only 5 minutes away from the center of town, "High Hopes 2" is an excellent getaway cabin for couples or small families. From the huge romantic jetted tub to the high ceilings, this vacation home will appeal to everyone. If the wonderfully convenient location isn't enough, the view will cause your jaw to drop and that's not all. Privacy is another feature this home provides and it still doesn't end there. This cabin has been perfectly maintained so the lucky new owner won't have to budget for postponed repairs or upgrades - It literally is perfect just like it stands. At only $185,000 you won't regret this purchase. If you want to see more pictures of "High Hopes 2", please follow this  link .