Property Makler
Advanced analytics for residential real estate investing

Sevierville, TN housing market

Housing market indicators

Indicator	2022	2023	2024	2025*	2022	2023	2024	YTD
Median Listing Price per Square Feet	$390	$398	$378	$358	28.7%	2.1%	-5%	-5.3%
Active Listing Count	780	1,153	1,585	1,987	114.3%	47.8%	37.5%	25.4%
Median Days on Market	88	81	98	100	79.6%	-8%	21%	2%
Share of listings with price increase	0.9%	0.6%	0.5%	0.4%
Share of listings with price decrease	17%	23.5%	26.4%	26.3%

* last available value

Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED

The Sevierville Micropolitan Statistical Area (MSA) encompasses all of Sevier County, Tennessee, with a total population of approximately 98,380 as of recent estimates.
Principal city is Sevierville (population 18,231 projected for 2025, declining -1.31% annually from 18,462 in 2020).
Key geographic areas include the city of Sevierville along the Little Pigeon River, Pigeon Forge to the west (tourism hub), Gatlinburg to the south (gateway to Great Smoky Mountains National Park), and rural areas in eastern and northern Sevier County.
Population density for the MSA is 167.5 people per square mile, higher than the US average of 93.3.
Sevierville MSA is part of the larger Knoxville-Sevierville-La Follette Combined Statistical Area.

Area	City/town	Population	Density	Income (high/low/...)	Quality of Schools (Great Schools rating range)	Crime level	Property tax (%)	Comments
Central	Sevierville	18,231 (2025 proj.)	613.5/sq mi (2010)	Median household $55,106; per capita $36,056	6-8/10	Moderate	0.71% (Sevier County)	County seat; tourism-driven; 15.29% poverty rate
West	Pigeon Forge	6,400	1,200/sq mi	Median household $52,000	5-7/10	Low-moderate	0.71%	Dollywood theme park; high visitor traffic
South	Gatlinburg	3,577	800/sq mi	Median household $48,000	7-9/10	Low	0.71%	Park gateway; seasonal tourism peaks
Rural East	Wears Valley/ rural areas	~10,000 (scattered)	50/sq mi	Low-median $45,000	4-6/10	Low	0.71%	Farming, cabins; lower development
North	Boyds Creek/ Seymour edge	~15,000	200/sq mi	Median $50,000	6-8/10	Low	0.71%	Proximity to Knoxville; commuter growth

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MSA median household income: $49,610-$55,106; per capita income: $25,283-$36,056.
Poverty rate: 15.29% in Sevierville city.
Racial composition: 73-95% White, 12.7% other race, 8.6% two or more, 3.6% Asian, 1.4% Black.
Hispanic/Latino: 10-19% of population.
Median age: 38.9 years.
Education: High school graduate or higher: 85%; Bachelor's degree or higher: 22% (Sevierville city); county averages similar with focus on vocational training for tourism.
Households: 37,210 in broader area; 6,026 in Sevierville city.

Tourism dominates: Great Smoky Mountains National Park drives 12+ million annual visitors.
Accommodation/food services: Major employer due to hotels, cabins, attractions like Dollywood in Pigeon Forge.
Retail: Outlet malls in Sevierville, theme-related shopping.
Manufacturing/light industry: Small-scale in rural areas.
Healthcare: Growing with aging population.
Agriculture: Limited to rural east (farming, orchards).

Zoning openness: Moderate; Sevier County permits cabin/vacation home construction in rural zones, but urban areas restrict high-density.
Regulatory strictness: Floodplain rules strict near Little Pigeon River; environmental regs for Smoky Mountains proximity limit hillside builds.
Construction workforce cost: Low-moderate; local labor pool from tourism workers transitioning, but shortages post-COVID drive wages up 10-15%.
Land availability: Abundant in rural east/north, constrained in Gatlinburg/Pigeon Forge tourist cores.
New permits: Steady for short-term rentals (STRs), but 2023-2025 caps in some zones to curb oversupply.
Inventory: Housing units ~7,764 in Sevierville city (2010 density 321.7/sq mi); MSA total growing 14% projected 2010-2020.

Migration in: Net positive; retirees/second-home buyers from Northeast/Midwest drawn to low taxes, scenery; +0.66% population growth in Sevierville 2022-2023.
Growing industries: Tourism expansion (park visitation up), remote work influx post-pandemic boosting year-round demand.
Declining: None major; slight city core dip (-1.31% annual in Sevierville) from seasonal worker turnover.
STR demand: High from Airbnb/VRBO; 40%+ of Gatlinburg/Sevierville inventory as rentals.
Commuter growth: North areas near Knoxville MSA see family migration.

Short-term rental saturation: 2023-2025 regs limit new STR permits; oversupply depresses long-term rental prices.
Affordability: Median home prices rose 20% since 2020 to ~$400K; workforce (tourism jobs $30-40K) priced out.
Supply chain/labor shortages: Construction delays from mountain logistics, workforce migration to higher-pay areas.
Natural disaster risk: Flooding (2021 events), wildfires threaten insurance costs (up 25%).
Infrastructure strain: Traffic congestion in tourist corridors; water/sewer limits new subdivisions.
Seasonality: Off-peak vacancy high, impacting sales velocity.

Area	Appreciation potential	Risk	Key drivers
Central Sevierville	High	Moderate	Retail/tourism growth; outlet expansion; commuter access
Pigeon Forge West	High	High	Dollywood/attractions; STR demand; traffic/regulation risk
Gatlinburg South	Medium-High	High	Park proximity; wildfire/flood risk; premium pricing
Rural East (Wears Valley)	Medium	Low	Cabin development; land abundance; slower growth
North (Boyds Creek)	High	Low-moderate	Knoxville spillover; family housing; infrastructure upgrades

To view all table columns, please open this table on a laptop or desktop screen.

Overall MSA appreciation: 8-12% annual past 5 years, driven by tourism resilience.
No local personal income tax (state level only 0% for wages).
Property taxes stable at 0.71% county-wide.
Future outlook: Population projected to 102,752 by 2020 (historical); continued growth to 2025 despite city core dip.
Best bets: North/central for stability; avoid overleveraged STRs in south/west.