Before You Buy in Pigeon Forge, Read This About the North Carolina Smokies

[Levi Bennett]

I was talking with another broker yesterday about how Tennessee sometimes gives the Smoky Mountains a bad name for North Carolina. No shade to the great Dolly Parton (our golden retriever is literally named after her) or her iconic theme park — but let’s be clear: that’s just one small area of the Great Smoky Mountain National Park. The park is actually split between TN and NC, with slightly more acreage on the NC side. But what most people picture when they hear “Smokies” is the "Myrtle Beach of the Mountains" — Sevierville, Pigeon Forge, and Gatlinburg. High-saturation markets full of massive log cabins and tourist-trap vibes. Great for convenience. Not so great for investors long-term.

Kind of like Blue Ridge, GA is where Atlantans buy before they discover NC. Pigeon Forge is where folks from Nashville and LA think they have to invest to get in on the mountain rental game. COVID made everyone look like a genius for a while, but when tides shift, oversaturated markets often leave investors holding the bag (just look at how many vacation homes are for sale on the TN side). Now, why does the NC side of the Smokies look more attractive?

1) Median price in TN: mid-to-high $600s. In NC? Low $300s. Low acquisition cost is ROI's best friend.

2) Seasonality: Bryson City/Cherokee offers one of the strongest ranges in North Carolina— largest casino in the region, Great Smoky Mountain Railroad, Appalachian Trail, Nantahala Outdoor Center, Tail of the Dragon, rivers, lakes, fishing, hiking. Year-round draw.

3) We just put a client under contract sub-$200k for a property steps from the NC entrance to the park. ROI potential is massive — but because demand is low (thanks to lack of awareness), opportunities still exist.

Moral of the story: not all “Smokies” are created equal. It's a massive park, and the North Carolina side gives investors a very different playbook.

[John Underwood]

There is way more to the Pigeon Forge area than just the National Park and Dollywood.

There is so much more that draws people into the area along with a multitude of events.

That is why the PF areas can demand a much higher price and get it.