Gatlinburg’s seventh annual Smoky Mountain Tunes & Tales begins on June 15th and goes on through August 11th. This summer long event features musical performances, storytelling and artisans portraying characters from the 1800′s forward. It is an interactive event that is educational and fun for the whole family. As you walk through downtown Gatlinburg after 6:00 PM you will be drawn in to as many as 12 nightly acts along the streets of Gatlinburg.

Enjoy many acts including clogging groups that will perform seven nights a week for the duration of the event. Musical performances will include the older Appalachian sounds of acts like Rattlesnake Holler & the Whiskey Bent Valley Boys to traditional bluegrass of Flicker Tail Holler and the Holloway Sisters.

You will be able to take advantage of educational opportunities such as how mountain and lap dulcimers and gourd banjos are made by local craftsmen like Denton Bragg and Mark Edelman. You can even learn a few fun moves and steps from the Back Porch Cloggers. Appalachian characters like Miss Nan and Quiltin’ Annie also teach the young and old about their old-time Smoky Mountain ways. After enjoying music and learning about a few Smoky Mountain trades, you can settle in and enjoy stories of the Great Smoky Mountains from characters like Ol’ Rowdy and Whitlin’ Joe.

Gatlinburg is truly a unique mountain town rich with Appalachian history and unique events. Special Events Manager, George Hawkins, said of Smoky Mountain Tunes & Tales, “Our intent is to take what we feel is one of Gatlinburg’s greatest assets – the walkability of the community – and provide something that is fun and somewhat different than what most places are doing.”

With these types of events throughout the year in a unique town like Gatlinburg it is no wonder that this is such a top vacation destination. Gatlinburg is not only a great place to visit but also a unique and charming place to live sitting against the wonders of the Great Smoky Mountains National Park. The real estate market is moving, there is plenty of inventory to choose from and we believe Gatlinburg is a great choice of locations to consider for purchasing a second home or investment. You can see the wide variety of choices the area has to offer by visiting our website and browsing available homes for sale. It is a great time to plan a visit, enjoy an evening stroll through Gatlinburg to enjoy the performances of Smoky Mountain Tunes & Tales and schedule a time to visit a few homes in the mountains.

Here Are A Few Of My Featured Listings:

View City Lights Against The Mountains Absolutely amazing views of downtown Gatlinburg and the Great Smoky Mountains National Park. Incredible close up night lights view, you can actually see people on the sidewalks with a dramatic mountain backdrop. Type: Single Family Home Location: Gatlinburg ,Tennessee Price: $359,900 Get more information >

Close Up City & Mountain Views Over $40,000 rental income for 2010 & 2011! This is designed to be a year around home or an income producing rental. Type: Single Family Home Location: Gatlinburg ,Tennessee Price: $459,900 Get more information >

Your Key To Prestigious Riversong Own this lot in a premium neighborhood for 25 cents on the dollar! Over an acre with Mountain Views, river access and more! Type: Land Location: Pittman Center Price: $15,000 Get more information >

This month we would like to shine the spotlight on the quaint mountain town of Pigeon Forge. Let’s take a look at some of the history of this town and everything it has to offer to today’s home buyer.

Surrounded by the blue mist of the Great Smoky Mountains, the community of Pigeon Forge, Tennessee is filled with rivers and streams, waterfalls and native flowering plants and trees. Pigeon Forge is packed with southern hospitality and as many as 11 million tourists visit each year making the town not only one of the fastest growing tourist destinations in the southern states, but a charming real estate market with a strong economy.

Located along Highway 441 only five miles from Gatlinburg, Pigeon Forge is an action-packed town nestled in the breathtaking setting of eastern Tennessee. It is a wonderful place to call home, or to invest in a home away from home. Some of the more popular attractions in Pigeon Forge are the Dollywood theme park and water park, golf courses with rolling hills, tubing, hiking, backpacking, camping, horseback riding and helicopter rides over the misty blue mountains. Follow any of these activities with dinner at one of many diverse restaurants offering cuisines to inspire all tastes.

Ultimately, the greatest appeal of Pigeon Forge is the natural surroundings that boast four distinct and mild seasons to satisfy the lifestyles of all residents and visitors alike. If the never-ending recreational opportunities of this outdoor mecca do not inspire homebuyers, perhaps they will be by the distinction given by Southern Living Magazine Readers™ Choice Award in 1996 as being the shopping paradise of the south, with unlimited outlet malls and retail shops, surrounded by a thriving real estate market.

One of the earliest settlers to the Little Pigeon River in the Sevier County region was a man named Richard Fanshiers, and the town held his name, Fanshiers, until the early 1800s. Along the beautiful river that flowed through the land grew beech trees and the beech nuts feed the now extinct species of Passenger Pigeons that flocked to the river. In 1820, Isaac Love built an iron forge along the river, and in 1841 a post office was established under the name of Pigeon Forge. In 1885, a mill was built in the location and is still in operation today, using the same machinery. The mill is a National Historic Landmark and a proud part of the history of Pigeon Forge.

In 1946, changing the face of history, an old tobacco barn was sold and became Pigeon Forge Pottery. This sale officially marked the first tourism-related business in the region and the beginning of what would transform cornfields into tourist attractions to create the backbone of the local economy. This once sleepy mountain community is now a bustling real estate market in Pigeon Forge offering single family homes, cozy or resort style log cabin homes with stunning mountain vistas, gated communities, condos and townhomes, golf course homes and large estate homes. Sevier County is proud of its low crime rate, exceptional educational systems and healthcare, along with a booming work environment.

The small town atmosphere of Pigeon Forge, filled with genuine southern charm and hospitality, is one of the other many reasons to call this community home. Homes for sale in Pigeon Forge, Tennessee are reasonably priced and exceptional in value. Buyers looking to relocate or invest in a second home, will find the real estate market in Pigeon Forge to be varied in styles and amenities, offering mountain charm and modern conveniences, surrounded by the tranquility and hanging blue mist of the Great Smoky Mountains.

With something for everyone, why not take a look at all the real estate choices Pigeon Forge has to offer. You can start by browsing available homes at our website.

Here Are A Few Of My Featured Pigeon Forge Listings:

Private Log Cabin In The Mountains Did over $20K in rental income in just six months of 2011! This is a really fantastic log cabin. Huge rooms, great lay out, high ceilings and all wood interior. Type: Single Family Home Location: Pigeon Forge Price: $275,000 Get more information >

Enjoy A Mountain Sunset From Here Incredible large diameter log construction creates a special, solid, and timeless appeal. Type: Single Family Home Location: Pigeon Forge Price: $450,000 Get more information >

Smoky Mountain Money Maker Smoky Mountain money maker did over $26,000 in rental income for both 2010 & 2011. Nestled in a resort like neighborhood this large cabin is filled with amenities & is close to Dollywood. Type: Single Family Home Location: Pigeon Forge Price: $179,900 Get more information >

As we have mentioned in previous articles, this year has remained steadily busy and we are seeing higher home sales prices than have been evident in quite some time. We see the Gatlinburg and Sevier County markets moving steadily and economists are pointing to improvement in the national real estate market as well. We would like to apologize for not providing the monthly market statistics for March. Our local MLS system is experiencing technical difficulties and is not reporting accurate numbers. We hope this issue can be remedied soon. In the meantime we would like to share a little bit about what is going on overall in the real estate market.

In a recent article, Lawrence Yun, NAR Chief Economist, said the recovery is in the process of settling into a higher level of home sales. Existing home sales were slightly down in March but are still 5.2% above the same period in 2011. The National Association of REALTORS reports that inventory has tightened and home prices continue to show signs of stabilizing. Mr. Yun stated, “The recovery is happening though not at a breakout pace, but we have seen nine consecutive months of year-over-year sales increases. He went on to say, “Existing home sales are moving up and down in a fairly narrow range that is well above the level of activity during the first half of last year. With job growth, low interest rates, bargain home prices and an improving economy, the pent-up demand is coming to market and we expect housing to be notably better this year.”

Nationally, the median existing home price for all housing types was just under $164,000 in March. Short sales and foreclosures made up 29% of March sales compared with 40% in March of 2011. In the South, existing home sales are reported at 3.6 percent higher than one year ago.

Freddie Mac reports that the national average commitment rate for a 30 year, conventional, fixed rate mortgage was 3.95 percent in March, down from 4.84 percent in March of 2011. This makes financing very attractive for homebuyers and is opening up options for many.

All of this points to a steady move towards a positive outcome for the 2012 real estate market. Locally we are seeing a shift in buying patterns with more buyers present in the market and able to procure financing. Now is the time to enter the market, take advantage of extremely low mortgage rates and great housing deals available in inventory. With many financing options it may be a prime time to speak with a lender, see what is available and get pre-approved. Having a pre-approval in hand will put you in a great position when you find your “Smoky Mountain Dream”. There is a lot to choose from, start at our website and view all that the Great Smoky Mountains have to offer.

Here Are A Few Of My Featured Listings:

Heirloom Quality Throughout Not often does a living piece of history come available for sale, perhaps once a generation. Such a time is this. Heirloom quality throughout this solidly built stone cottage boasts quality not often seen in homes built today. Type: Single Family Home Location: Pittman Center Price: $395,000 Get more information >

Private Mountain Retreat Private three bedroom, three bath Log Cabin with great mountain views from three decks. Type: Single Family Home Location: Pigeon Forge Price: $320,000 Get more information >

Character, Details & Views! Pictures do not do justice to the view! Picturesque home with tons of space and lots of windows. Wine cellar/tasting room are just one of the many unique features you will enjoy. Type: Single Family Home Location: Gatlinburg ,Tennessee Price: $384,200 Get more information >

In a previous article we went in-depth about pre-approval, what it is, how to get it and why it is a very important first step to buying a home. So you have gathered your financial documents, talked with a lender and have your pre-approval in hand, now what? Let’s talk a little bit about a few things you can do to prepare further for your home purchase and a few things you can expect along the way.

We believe that with a large amount of inventory to choose from in the Smoky Mountain region it is important for you to start by making a list of your needs/wants in your future home. This list should include number of bedrooms, location, type of view and any other items that are important to you. Will the home be a second home or investment? If so will you be using it as a vacation rental? This will play a factor when your agent is helping you to locate a home and needs to help you analyze rental income history of prospective property.

Once you have narrowed down your criteria let us know the most important characteristics your future home needs to have. This will assist us in setting you up to automatically receive listings that may be of interest, letting you know as soon as we come across a home that may fit the bill and also in preparing for your first meeting to view homes.

When the time is right we will make an appointment to view property. You will want to bring along the list you have created as well as a notepad or electronic device to use for jotting down notes about homes you see. This will come in handy at the end of the day when houses seem to be blending together. You will know when you step in to the perfect home. When this happens be prepared to write an offer. The Smoky Mountain market is moving pretty steadily with a large number of buyers in the market. Remember, if you are rating a house at an 8, 9 or 10 someone else probably will too. This is where your pre-approval letter comes in to play because:

*Being pre-approved may expedite the acceptance of your offer to purchase. Many sellers will not respond to an offer to purchase without a pre-approval letter. In the meantime, they can continue to consider other offers.  

 *You will be in a much better negotiating position with a pre-approval in hand especially in the case of multiple offers on the same property.

Once you have identified that perfect Smoky Mountain home and are ready to make an offer we will assist you in preparing the offer by providing current market data to detail what the pricing trend for similar homes is indicating, thoroughly going through the required documents for your offer then preparing it and presenting it to the seller’s agent to begin your negotiations.

With a little bit of preparation and the guidance of our dedicated real estate team the journey from pre-approval to accepted offer will be much easier to navigate. As you are working on your list take a look at our website and get a feel for all that the Great Smoky Mountains have to offer.

Here are a few of my featured properties:

Wears Valley Dream Come True You’ll notice the unusually high quality construction from the moment you pull in the driveway. Type: Single Family Home Location: Pigeon Forge Price: $597,000 Get more information >

Unbelievable Price On A Mountain Home Opportunity knocks with this can’t be beat price on a Smoky Mountain home. Just minutes from Ober Gatlinburg & tucked away on a wooded lot with level parking. Type: Single Family Home Location: Gatlinburg ,Tennessee Price: $129,900 Get more information >

Pigeon River Right Outside Your Door! This remodeled riverfront home is a sure to please. With the calming sounds of the Pigeon River right outside your door this completely remodeled home complete with sauna and hot tub are sure to take the stress away! Type: Single Family Home Location: Gatlinburg ,Tennessee Price: $289,900 Get more information >

It has been not only an exceptionally busy year but also a year that has brought great news for the local housing market. Many sellers fear that buyers are not willing to spend much money and many buyers fear that banks are not willing to lend much, especially on investment or second homes. Recent events point to a very different story for both buyers and sellers. On March 14th, our team closed the largest residential real estate transaction that our local MLS service has seen in over five years. This was not a cash deal nor a distressed sale. It is simply a feel good story of willing buyer, seller and lender coming together. The home pictured above is a twelve bedroom vacation rental property here in Chalet Village above Gatlinburg. Many thought it would be impossible to sell in today’s market. With conventional bank financing and a willing and able buyer we were able to gain an acceptable offer and successfully close the transaction with a purchase price of $1,750,000. What does this mean for your real estate plans? The fears of a slow market are becoming a thing of the past. The market is saturated with buyers and banks are lending money. If you have been considering putting your home on the market, now may be a great time to request a market analysis.

This kind of market movement is combined with recent attention for the area from Forbes magazine. In a recent article they have named Gatlinburg one of the Top 10 Prettiest Towns In America. Calling upon experts from the Travel Channel, National Geographic, travel authors and others to bring the list together, Forbes cites many reasons why Gatlinburg made the list. Zain Habboo, National Geographic’s director of travel stated “The wildflowers around Gatlinburg and the Great Smoky Mountains National Park are absolutely spectacular in the spring as they burst with wildflowers at their peak.” Others pointed out access to whitewater rafting, hiking and the dramatic mountain backdrop as reasons Gatlinburg has become a hotspot. It is truly a beautiful mountain town filled with charm, history and nature. As a top tourist destination we believe the Gatlinburg area is one of the best places in America to consider purchasing an investment property.

There is plenty of inventory available, homes are moving and banks are lending. Is now your time to purchase that Smoky Mountain dream property? Take a look at our website to browse all that the Smoky Mountains have to offer. When the time is right our team is ready to help you turn dreams into reality.

Here Are A Few Of My Featured Gatlinburg Properties:

Travel Through Time Take a walk in the park just by stepping off of the deck. Perfectly preserved, this mountain home is just steps from the Great Smoky Mountains National Park Boundary and will take you back in time. Type: Single Family Home Location: Chalet Village Price: $179,900 Get more information >

Mount Leconte Views Beautiful mountain home with view, wrap around decks, updates throughout including kitchen, new appliances, quartz counter tops and glass tile back splash. Great for permanent residence or rental. Type: Single Family Home Location: Chalet Village Price: $239,900 Get more information >

Unparallelled View of Great Smokies!! Contemporary home with many interior updates and incredible view of ski slopes at Ober Gatlinburg and Great Smoky Mountains. Type: Single Family Home Location: Gatlinburg ,Tennessee Price: $224,900 Get more information >

Sevier County real estate is moving and so are these cars. If you love cars this is a must attend event. Featuring thousands of cars and vendors from all across the nation, this is one of the biggest shows in the Southeast. Starting at traffic light number three in Pigeon Forge and going all the way down the Parkway metal and chrome is on display in every available parking space. Car owners are on hand to tell the story of these beautiful machines. You can enjoy all of the sights including J.R. Drake’s 1932 one of a kind custom state prison bus, vendor booths and numerous demonstrations. You will find professionals all up and down the strip ready to answer questions and show off their vintage and unique vehicles. There are several contests as well at The Grand Resort. This year will include a new category for “Rat Rods”. These vehicles focus on function not form and are meant to be driven. They are often shown stripped down or unfinished and are bound to display raw power.

After dark, watching the cars cruise up and down the strip is like a visit to yesteryear. It is a great time to visit the area and see yet one more reason Sevier County is a top vacation pick. This is the first of three very large car show events each year in the area. It is followed in September with the Shades of The Past and Fall Grand Rod Run, as well as numerous smaller car shows throughout the year. It is truly an auto enthusiast’s paradise.

Events like these throughout the year bring huge amounts of people to visit the area. This mixed with the over 9 million annual visitors to the Great Smoky Mountains National Park not only make it a hot spot to visit but also a great place to consider purchasing a vacation rental investment. With year round events offering something for everyone it is a prime destination.

The Sevier County real estate market is very active this year and there are numerous investment opportunities to be had. We are ready to help you in picking the perfect Smoky Mountain investment and will be with you each step of the way. From helping you identify properties that produce high rental income, negotiating a purchase price to navigating your way to the right rental management company, we will assist with every detail. You can take a look at the wide range of properties that are available at our website or give us a call to set up a consultation.

Here Are A Few Of My Featured Investment Properties:

Chalet Village Show Stopper Over $80,000 in rental income for 2011. Prepare to be awe-struck!! Type: Single Family Home Location: Chalet Village Price: $697,000 Get more information >

Picture Perfect Country Cabin Over $20,000 rental income for 2009, 2010 & 2011. Well built high quality cabin in the country with all the modern conveniences. Type: Single Family Home Location: Pittman Center Price: $189,900 Get more information >

Charming & Authentic Log Cabin Did $22,907 in rental income from April – December of 2011. Charming and authentic log cabin located in desirable Sky Harbor community between tourist centers of Gatlinburg and Pigeon Forge. Type: Single Family Home Location: Gatlinburg ,Tennessee Price: $179,900 Get more information >

Last week we talked about my experience on Mt. Leconte with the annual helicopter supply drop and ended with a note about being able to see Chalet Village from that high vantage point. Today I would like to explore more facts about Chalet Village and why I think it is a great place to consider for your mountain home purchase.  One of the great advantages is being able to have a view like the one you see pictured above, but let’s take a closer look at this beautiful community above Gatlinburg.

Easily accessible from four major roadways on Ski Mountain in Gatlinburg, Tennessee is the mountain resort community of Chalet Village. Residents are close to countless opportunities available at Ober Gatlinburg Mountain Ski Resort, Ripley’s Aquarium, Dollywood, Outlet Mall shopping, Splash Country, numerous restaurants and other attractions. Many recreational options are also available at the Great Smoky Mountains National Park, which lies adjacent to Chalet Village. It is not unusual to see people hiking, biking, rafting, fishing or enjoying any number of other activities. Chalet Village is in the center of all the fun of the eastern Tennessee mountains.

Chalet Village offers homeowners exclusive resort communities that are great for second homes, investment properties for rentals, or full-time residency. Homebuyers in Chalet Village can find older single family homes, chalets, condos or breathtaking new and luxurious log cabin homes. If you are wishing to build a custom home, lots and land are readily available and provide breathtaking views of the mountains surrounding Chalet Village.

The prestigious Chalet Village, with around 2,000 residential/rental lots, is the last community before entering the Great Smoky Mountains National Park. Not only do residents enjoy breathtaking views of mountain peaks, but also spectacular views of Gatlinburg and the ski slopes at Ober Gatlinburg Mountain Ski Resort, which is located in the village. A route of the Gatlinburg Mass Transit runs over Chalet Village and makes stops within the national park.

Despite its close proximity to Gatlinburg, the community is nestled and secluded in the never-ending mass of forests for the ultimate in privacy and peacefulness. Three main sections make up Chalet Village, and these neighborhoods offer the best amenities including tennis courts, swimming pools and playgrounds. The main subdivisions of the Chalet Village area adjacent to Gatlinburg are Alpendorf, Chalet Village North and Tryolea.

Residents of Chalet Village are served by the Sevier County School System. For residents of all ages, The Arrowmont School of Arts and Crafts, established in 1945, is world-renowned for arts and crafts instruction. It is located within minutes of this charming mountain hideaway.

Set in a serene and quiet environment, yet surrounded by big city amenities and recreation, Chalet Village offers the finest choices in mountain living amidst the blue mist of the Great Smoky Mountains range. Our office is also located here in Chalet Village, give us a call anytime to explore the neighborhood and all it has to offer. With many Chalet Village homes available, you can visit our website to start your search.

Here Are A Few More Featured Chalet Village Listings:

Views Of The Highest Mountain Peaks Over $24,193 rental income for 2010 & $9,956 for only 5 months of 2011! At the very top of Gatlinburg at around 3200ft in elevation sits this gem of a cabin along the boundary line of the Great Smoky Mountains National Park. Type: Single Family Home Location: Chalet Village Price: $399,900 Get more information >

Wide Open Spaces Dances With Bears is a spacious chalet with soaring ceilings and an open floor plan. Type: Single Family Home Location: Chalet Village Price: $179,900 Get more information >

Everything You Are Looking For You will find all the features you are looking for right here in Creekside Serenade. Make this one your personal mountain retreat or your personal income producer. Consistent rental income & tons of amenities! Type: Single Family Home Location: Chalet Village Price: $205,000 Get more information >

I recently had the experience of helping with the annual helicopter supply drop at LeConte Lodge on Mt. LeConte. Wow! An amazing hike, amazing experience and amazing views. Today, I would like to share more about this experience, several photos and a little information about Mt. LeConte and The LeConte Lodge. If you have never been, today you will find out why this is one hike you should be putting on the calendar.

At 6,593 ft. elevation, Mt. LeConte is one of the highest peaks in The Great Smoky Mountains National Park. In 1924, avid hiker Paul Adams led an expedition up the mountain to show the group the rugged beauty of the mountains. They spent the night in a tent which later became a cabin and eventually LeConte Lodge. LeConte Lodge is the highest inn serving guests in the Eastern United States. Featuring a series of personal cabins and a central lodge/dining hall the lodge is usually open from March – November and can accommodate around 50 guests at a time. Guests must hike in on one of five trails that access the mountain. Being a quite popular trip, guests are encouraged to make reservations a year in advance. Due to the lack of traditional access supplies are brought in annually via a helicopter drop. It was a beautiful day for the air lift.

On the hike up the last of winter was still hanging on the mountain. By the next day it had completely melted & now it is officially spring.

At the top enjoying the excitement of the supply drop and all of the amazing views.

Watching the helicopter getting closer with the supplies.

Drop! Navigating a tight space the helicopter brings all of the fuel, canned goods, t-shirts and more.

The next day the fog put the final hours of the lift on hold. After all the excitement the fog made for another gorgeous hike down from Mt. LeConte.

You can see for miles from here. The second ridge line below the bird is a view of Chalet Village in Gatlinburg from “Cliff Tops” on Mt. Leconte.This was a truly awe-inspiring experience. If you have not hiked Mt. LeConte or visited the LeConte Lodge you should start planning now.
You will find yourself surrounded by stunning views, wildlife and great people. Seeing Chalet Village from such a high vantage point in the picture above reminds us of what a great location the homes in this community occupy above Gatlinburg. Chalet Village is minutes to Ober Gatlinburg, downtown Gatlinburg and Pigeon Forge. Though it’s not Mt. LeConte, it has some pretty stunning mountain views of its own. Below are just a few Chalet Village properties, you can see more at our website.

Here Are Some Of My Featured Chalet Village Listings:

Functional Work Of Art W/Stunning Views Once you see this functional work of art that doubles as a spacious home you’ll never want to leave. Type: Single Family Home Location: Chalet Village Price: $950,000 Get more information >

Upper Unit With Views!! Much sought after top level corner condo has it all. Great mountain views & two large balconies put you one on one with the spacious outdoors. Type: Condo Location: Chalet Village Price: $112,000 Get more information >

Awesome Amenities Awesome Views This spectacular custom built home offers so many unique features. Waterfall shower off master bedroom private deck, atrium green house, and includes all furniture and furnishings. Plus plenty of level parking and only Type: Single Family Home Location: Chalet Village Price: $299,900 Get more information >

As we have all watched the national housing market work through difficult times in the last few years many have realized it to be a good time to buy. With mortgage rates at all time lows and a wide variety of inventory we agree that it is a great time to consider purchasing. There has been a lot of buzz that purchasing a short sale home is the best avenue for getting a deal. Although it is possible to get a great deal on a short sale, we believe there are numerous other avenues to finding a great home at a great price. Let’s explore some common questions and answers about short sales.

What is a short sale? A short sale occurs when the current owner of a home is negotiating with their current lender to accept less than the full amount of what is owed on their mortgage as a payoff. This gives homeowners the opportunity to put their home on the market at prices that may be lower than when they purchased and helps them to avoid a foreclosure if they are having trouble making their monthly mortgage payments.

Are short sales deeply discounted? Not in most cases. When a homeowner begins the process of negotiating a short sale with their lender the first thing they are usually told is get an offer to purchase and then we will negotiate. Often, homes will be put on the market at a lowered price to encourage offers with a disclaimer that the final price will have to be approved by the seller’s lender. Once there is an offer on the table the bank will usually request a comparative market analysis from two different agents to determine the current fair market value of the property. Most agents do price short sales at the current market value but this is not always the case. Though the seller is selling for less than they owe on the property the banks still look for offers that reflect the current value.

How long does it take for the bank to respond to an offer? This is the question with no true answer. Once you submit an offer the wait time for a response can range from thirty days to several months. There are many factors that go in to their decision-making process. They will require a large amount of financial information from the seller, the above mentioned comparative market analysis from an agent and sometimes an appraisal just to begin the approval. As they move forward other things may come in to play, such as a second mortgage or past due property taxes that will also have to be negotiated.

Will the bank or seller make repairs to the property? Not usually. In a short sale situation the bank does not own the property and cannot make repairs. Most homeowners in this situation do not have additional funds available to make repairs. In most cases a short sale property will be sold as is. We always recommend a home inspection by a qualified home inspector prior to purchase.

We still find that there are a wide variety of homes on the market that can be purchased at a great price whether they be short sales, foreclosures or  traditional listings. Sevier County Tennessee has held a reasonably stable market through 2011 and moving in to 2012. There are a lot of properties to choose from and homes are moving. In an active market with low mortgage rates available it will be easy to find your Smoky Mountain home or investment property. Take a look at our website to see all that is available in the Sevier County real estate market.

Have other questions about short sales? I am a Certified Short Sale Specialist and would love to hear from you! Call, email or post your questions on our Facebook page.

Here are a few of my featured listings:

Mountain Chalet With A View Over $20,000 rental income in 2010 & 2011! Nice spacious chalet with fantastic Mt. Leconte views. Type: Single Family Home Location: Chalet Village Price: $139,900 Get more information >

Hot Buy On Authentic Log Cabin Over $30,000 in rental income for both 2010 & 2011!! Soaring ceilings and three walls of glass create a dramatic feel and bring the expansive views into the living space of this modern day cabin. Type: Single Family Home Location: Pigeon Forge Price: $149,900 Get more information >

Wide Open Spaces Dances With Bears is a spacious chalet with soaring ceilings and an open floor plan. Type: Single Family Home Location: Chalet Village Price: $179,900 Get more information

As we move out of February into March we are seeing amazing spring weather with temps in the 60′s and above. February’s real estate market in The Great Smoky Mountains also closed out with some positive activity and movement signaling good things to come for home buyers & sellers along with the spring weather. Let’s take a look at what the numbers have to say.

In the first category of Total Residences Sold, we see an increase from last year of 9% with 186 homes sold.

In the category of Total Residential Volume Sold, we have a slight decrease of 10%. We believe this relates to the number of lower priced foreclosures the banks are still working to liquidate from the market.

Relating to the previous category, the Average Sales Price also shows a small decrease of 17%. As more of the lower priced properties are closed and off the market we will begin to see these numbers move closer to positive.

In the last category of Number Of Active Listings we show an increase of 330 homes available on the market over last year.

With signs of spring all around and plenty of deals still available on Smoky Mountain homes, this is a great time to plan a visit and start searching for your Smoky Mountain dream. There are almost 3,000 homes to choose from making it easy to find the Smoky Mountain cabin, chalet or other residence that is perfect for you. Begin at our website  to view all of the Sevier County, TN homes available.

Here are a few of my featured listings:

Your Smoky Mountain Dream Smoky Mountain dream cabin for a great price. Wrap around covered decks w/vaulted ceilings and exposed beams. Level yard, patio, spacious rooms and walking distance to Arts & Crafts shops. Type: Single Family Home Location: Price: $239,900 Get more information >

High on a Ridge outside of Gatlinburg Log cabin high on a ridge with spectacular views of the Smokies. Excellent location- only 5 mins to Gatlinburg or Pigeon Forge. Cozy log construction. Type: Single Family Home Location: Gatlinburg, Tennessee Price: $129,900 Get more information >

Fantastic Rental Income & Mtn View! Almost $37K rental income for only 8 months of 2011! Furnished rental with fantastic Mt LeConte view. Lots of decks w/hot tub to enjoy the view. Bedroom suites w/rec room and kitchenette for entertaining. Lots of room for large groups. Sleeps 18. Type: Single Family Home Location: Sevierville,TN Price: $399,900 Get more information >