Year-Over-Year Comparison at a Glance
Key Takeaways:
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Median sale price up from $475,000 in July 2024 to $478,000 in July 2025.
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Homes sold increased from 101 to 103 (-3.4%).
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Median days on market stretched from 34 to 51 days—giving buyers more breathing room.
Inventory & New Listings
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New listings in July 2025: 266 (down from 420 in June).
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Lower fresh inventory can create subtle competition for well-priced homes, but overall, buyers have more leverage than in previous summers.
Pricing Trends
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Median sale price (July 2025): $478,000 (–.63% YoY)
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Average home value (ZHVI): $621,642 (+11.64% YoY)
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Median listing price: $675,000 — much higher than median sale price, showing a negotiation gap.
Time on Market & Sales Activity
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Median days to pending: 51 days
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Median days on market: 80 days (up 22 days from last year) Homes sold: 103. in July (+2% YoY)
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Sale-to-list price ratio: 96.2%
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Above-list sales: ~10% of homes
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Price drops: Nearly 29% of listings saw reductions before selling.
Town Spotlight: Sevierville
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Median sale price: $301,000 (–37.3% YoY)
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Homes sold: 26 (+36.8% YoY)
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Median days on market: 107 (up 44 days from last year)
What This Means for Buyers
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More time to make decisions—less urgency than in past summers.
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Stronger negotiating power, with many homes closing below list price.
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Opportunities for investment buyers in Sevierville and outer areas where prices have adjusted more dramatically.
What This Means for Sellers
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Strategic pricing is essential—overpricing risks sitting on the market.
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Staging, professional photography, and highlighting lifestyle appeal (Smoky Mountains, rental income potential) can make your listing stand out.
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Expect more negotiation—be ready to adjust and work with serious buyers.
