Smoky Mountain Slow Down?

Short-Term & Vacation Rental Discussions
3yFollow

Smoky Mountain Slow Down?

John Carbone
Realtor · Gatlinburg · Member since 2020 · 1k+ posts · 957 votes

The last 3 weekends the traffic on the parkway from Sevierville through gatlinburg has been pretty much a ghost town on weekend evenings which ordinarily are jammed traffic. The last few years it was wall to wall this time of year. Went to the Alamo steakhouse last night and walked right in. It’s starting to look and feel ominous, I know summer will pick back up around here but this is starting to seem like it might be a 7 month season here now. 

2Reply
307 views

Most Popular Reply

Nathan W.
Austin, TX · Member since 2013 · 153 posts · 104 votes
3y
Quote from @John Carbone:

My general rule of thumb is if you have any vested interest in telling me to do something I generally filter your advice out. When you filter out all the Realtors / Property Managers / Lenders the picture starts to look a little clearer. 

9Reply
See this reply in the discussion

98 Replies

Jump to latestLatest
  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    3y

    Sounds like a good country song. The ol' Smoky Mountain Slow Down!

    8Reply
  • Luke CarlPro Member
    Rental Property Investor · Tennessee Florida · Member since 2016 · 4k+ posts · 5k+ votes
    3y

    It’s May. Happens every year. Don’t drop your prices. Accept for May ❤️

    Podcast Guest on Show From Surviving on $30/Day to 30+ Properties Thanks to Blue-Collar Skills
    7Reply
  • Brooklyn McCarty
    Investor · Member since 2022 · 1k+ posts · 754 votes
    3y

    May is always notoriously slow. Hang tight, June’s a coming!

    2Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    3y
    Quote from @John Carbone:

    The last 3 weekends the traffic on the parkway from Sevierville through gatlinburg has been pretty much a ghost town on weekend evenings which ordinarily are jammed traffic. The last few years it was wall to wall this time of year. Went to the Alamo steakhouse last night and walked right in. It’s starting to look and feel ominous, I know summer will pick back up around here but this is starting to seem like it might be a 7 month season here now. 


    Find some people that have 5+ years experience in that market and listen to what they tell you. 2020-2022 was different than 2019 or 2014. 

    The DIY Landlord Book4.7247 Reviews
    WebsiteView Page
    5Reply
  • Ken Boone
    Investor · Greenville, SC · Member since 2015 · 1k+ posts · 1k+ votes
    3y

    We are just getting back to pre covid times.  This is how things were 2019 and prior. 

    2Reply
  • Matt Castle
    Realtor · Gatlinburg, TN · Member since 2018 · 261 posts · 155 votes
    3y

    Spring Break is over, kids go back to school, parents save & plan for summer vacations. 

    0Reply
  • Jim MuellerPro Member
    Rental Property Investor · Central NY · Member since 2019 · 31 posts · 21 votes
    3y

    Our 2023 is almost identical to 2022 so far. 

    1Reply
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    3y

    We still have Memorial Day open. Once it books May will end up being a fantastic month for us.

    We purposefully set the pricing on the high side as 3 day weekends are very popular everywhere.

    1Reply
  • Leslie Anne Morris
    Real Estate Agent · Smoky Mountains, TN · Member since 2022 · 1k+ posts · 984 votes
    3y

    Hit and miss for us, depends on the cabin. Some are performing over a typical year and some under. The best places with all the amenities are still booking. 

    1Reply
  • Tony Jarusook
    Member since 2022 · 18 posts · 5 votes
    3y

    Usually a slow time but should pick back up during summer.

    0Reply
  • John Carbone
    OP
    Realtor · Gatlinburg · Member since 2020 · 1k+ posts · 957 votes
    3y

    The last few years the traffic was non stop especially on weekends, even in April and May. My cabins were still booked this weekend, but it’s perplexing to not see people out doing attractions on the roads. 

    0Reply
  • Chris Noles
    Investor · Jasper, GA · Member since 2019 · 55 posts · 31 votes
    3y

    @Leslie Anne Morris what do you consider best amenities?

    2Reply
  • Leslie Anne Morris
    Real Estate Agent · Smoky Mountains, TN · Member since 2022 · 1k+ posts · 984 votes
    3y
    Quote from @Chris Noles:

    @Leslie Anne Morris what do you consider best amenities?


    Hot tub, pool table and Mountain View.  

    3Reply
  • Wilson Hunter
    Investor · Greenville, SC · Member since 2020 · 210 posts · 302 votes
    3y
    Quote from @Leslie Anne Morris:
    Quote from @Chris Noles:

    @Leslie Anne Morris what do you consider best amenities?


    Hot tub, pool table and Mountain View.  


    Wow, pool table? In my opinion a pool table is a waste of space. I assume you want a rec room with something like a pool table in 4+ BR cabins, but I cringe at the lost ROI when I see a pool table dominating the loft of a 1-2 BA cabin.

    3Reply
  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    3y

    Hey @Wilson Hunter, we have a cool 3-1 bumper pool table. Gets a ton of use by guests. It is not as big as a standard pool table, but it is very popular.

    0Reply
  • Collin HaysBusiness Member
    Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
    3y
    Quote from @Wilson Hunter:
    Quote from @Leslie Anne Morris:
    Quote from @Chris Noles:

    @Leslie Anne Morris what do you consider best amenities?


    Hot tub, pool table and Mountain View.  


    Wow, pool table? In my opinion a pool table is a waste of space. I assume you want a rec room with something like a pool table in 4+ BR cabins, but I cringe at the lost ROI when I see a pool table dominating the loft of a 1-2 BA cabin.


    Game tables are a big deal.  Is it worth trading off more sleeping space?  That's a worthwhile debate.  I have a cabin that sleeps up to 8, and I have a full basement game room with air hockey, pool table, and ping pong.  Could I take all that out and sleep 12 people?  I suppose, but I don't want 12 people in that house.  

    One idea though, if you're needing space:  You can have the best of both worlds by a stand-up multi-cade game.  

    [email protected]806-672-7102
    SMOKY MOUNTAIN FALLS INC.51 Review
    WebsiteView Page
    0Reply
  • Mark S.
    Real Estate Investor · Saint Paul, MN · Member since 2017 · 543 posts · 474 votes
    3y

    @John Carbone A friend of mine who has 11 cabins, of all sizes, said he was completely empty last weekend. Never happened before in the 12 years he has been in the market. We are doing okay ourselves, with our small one booking close to last year but our larger one (sleeps 10) completely empty mid-April thru the end of May, even with substantially reduced rates.

    2Reply
  • Leslie Anne Morris
    Real Estate Agent · Smoky Mountains, TN · Member since 2022 · 1k+ posts · 984 votes
    3y
    Quote from @Wilson Hunter:
    Quote from @Leslie Anne Morris:
    Quote from @Chris Noles:

    @Leslie Anne Morris what do you consider best amenities?


    Hot tub, pool table and Mountain View.  


    Wow, pool table? In my opinion a pool table is a waste of space. I assume you want a rec room with something like a pool table in 4+ BR cabins, but I cringe at the lost ROI when I see a pool table dominating the loft of a 1-2 BA cabin.

    I agree with you. But most guests check the box for pool table when searching for a cabin. If you don’t have one you get filtered out. 
    1Reply
  • Andres Murillo
    Real Estate Agent · Los Angeles, CA · Member since 2022 · 137 posts · 106 votes
    3y

    No value in this reply, just for laughs! lol.  

    5Reply
  • Nathan W.
    Austin, TX · Member since 2013 · 153 posts · 104 votes
    3y

    I always watch this data. We don't have numbers for April yet but overall traffic has been decent. 

    https://irma.nps.gov/Stats/SSR...

    0Reply
  • John Carbone
    OP
    Realtor · Gatlinburg · Member since 2020 · 1k+ posts · 957 votes
    3y
    Quote from @Andres Murillo:

    No value in this reply, just for laughs! lol.  


     Many people in the smokies have been saying for the last several years that the smokies have no off-season except 8-10 weeks in January-early March. 

    0Reply
  • John Carbone
    OP
    Realtor · Gatlinburg · Member since 2020 · 1k+ posts · 957 votes
    3y
    Quote from @Nathan W.:

    I always watch this data. We don't have numbers for April yet but overall traffic has been decent. 

    https://irma.nps.gov/Stats/SSR...

    Good info to have, I didn’t know they updated monthly. February and March traffic was pretty solid so seeing those numbers makes sense. April and may will be interesting to see. 

    0Reply
  • Scott Mac
    Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    3y
    Quote from @Michael Baum:

    Sounds like a good country song. The ol' Smoky Mountain Slow Down!


     Like this one: https://www.youtube.com/watch?v=sWX-KMSWIxU

    0Reply
  • Nathan W.
    Austin, TX · Member since 2013 · 153 posts · 104 votes
    3y

    @John Carbone I was there a couple of weeks ago and I  thought it felt pretty dead too. It will be interesting to see April and May's numbers. I expect to see a decline. 
    I keep hearing about more and more layoffs. I think we are likely to hit a recession which is why it's so important to stress test your numbers when you make an investment. Unfortunately most people don't. I'm a long term buy and hold investor though and I think even if we do have a slow year or two it will bounce back.

    I also think inflation is real and just getting started. I keep seeing stories like Raising Cane's raises average wages to $19.50 an hour. People got used to those government checks during the pandemic and they aren't willing to live with less. That's going to force companies to pay more and keep inflation going for a while. 

    As far as the slow season, I always heard that January, February, May and September are the slow months. 

    1Reply
  • Collin HaysBusiness Member
    Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
    3y

    One of the biggest traps we see in a down cycle is this:  The investor bought the home thinking "well, even if demand drops 10 percent, I'm still in good shape."

    In actuality, a 10 percent drop in demand can translate into a 30 to 40 percent decline in rents.

    A percentage drop in rent is not linear with a percent drop in demand.  Two very diffferent things.  

    Seems like we have to re-learn this economics lesson every decade or so.  It's painful to watch.  I have homeowner clients right now that are asking "why are we not making money?"  I have to be honest and tell them "you aren't going to make money for a long time - you paid far above fair market value for your property."   

    [email protected]806-672-7102
    SMOKY MOUNTAIN FALLS INC.51 Review
    WebsiteView Page
    7Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free