865 Real Estate

East Tennessee Real Estate & Neighborhood Source

1.09 Acres at 1751 Old Hillsboro Road: A Rare Franklin, TN Property Offering Country Charm, City Convenience & Serious Investment Potential

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If you’ve been searching for a home that offers the peace and privacy of country living without sacrificing proximity to everything Franklin, Tennessee has to offer, this property on Old Hillsboro Road deserves your attention. Sitting on a full 1.09 acres, this one-level home combines wide-open space, major recent updates, and a location that’s becoming increasingly rare in this fast-growing area.

Whether you’re a homebuyer dreaming of long country views and room to breathe, or an investor looking for a property with a proven income track record, this listing checks nearly every box.

Location: The Best of Both Worlds

One of the biggest draws of this property is its unbeatable location. Old Hillsboro Road is known as one of Franklin’s most desirable corridors, lined with sprawling estates and gorgeous countryside—yet it’s remarkably close to the conveniences of city life.

  • 5 miles to downtown Franklin
  • 5 miles to Leipers Fork
  • 5 minutes to Westhaven, featuring shopping, coffee shops, restaurants, and the Westhaven Golf Club

This means you can enjoy quiet mornings with long country views right from your front yard, then be sipping coffee in Leipers Fork or browsing downtown Franklin boutiques in just minutes. It’s the kind of location that offers true escape without the long commute.

A Peaceful, Private Setting on 1.09 Acres

From the moment you pull into the oversized parking area, it’s clear this property offers something special. The home is set well back from Old Hillsboro Road, framed by a large, beautiful front yard with unobstructed country views across the street.

Out back, the flat, expansive backyard is a blank canvas—perfect for gardens, entertaining, a future pool, or simply enjoying wide-open space that’s hard to find this close to Franklin. Additional highlights include:

  • Covered paver patio – ideal for relaxing or entertaining
  • Custom chicken coop – perfect for hobby farming or homesteading
  • Oversized storage shed – plenty of room for tools, toys, and equipment

This is country living at its finest, with the flexibility to make the land your own.

Major Updates Already Completed

One of the biggest advantages of this property is the peace of mind that comes with recently completed, big-ticket updates:

  • ✅ New Roof
  • ✅ New Gutters
  • ✅ New Siding
  • ✅ HVAC System (approximately 6 years old)

With these major mechanicals already handled, buyers have the freedom to focus on cosmetic updates and personal touches—or move in and enjoy the home as-is.

Functional, Comfortable Layout

This one-level home offers a practical and comfortable floor plan featuring:

  • 3 bedrooms
  • 2 full bathrooms
  • Large kitchen with dual counter seating areas – perfect for casual family meals, morning coffee, or a dedicated homework and office space

The single-level design makes this home appealing to a wide range of buyers, from growing families to those looking to downsize without sacrificing space.

A Proven Investment Opportunity

Beyond its appeal as a primary residence, this property has a strong track record as a short-term rental, generating an average of $61,000+ annually from 2023–2025. For investors, this is a rare opportunity to purchase a property with documented income history in a highly sought-after market.

Whether you’re looking to continue the short-term rental strategy, convert it to a long-term rental, or use it as your own private retreat, the numbers make a compelling case.

Equity Potential in a High-Value Corridor

Old Hillsboro Road isn’t just known for its country charm—it’s also home to some of the most prestigious, multi-million dollar estates in the Franklin area. In fact, a neighboring properties recently sold for $1,280,000 and $1,350,000, highlighting the significant equity potential this corridor offers.

With major updates already completed and plenty of room for renovation or expansion, this property represents a rare opportunity to get into one of Franklin’s most desirable areas at an attractive price point—with substantial upside.

Why This Property Won’t Last

Properties offering over an acre of flat, usable land, a peaceful country setting, and proximity to downtown Franklin, Leipers Fork, and Westhaven are becoming increasingly difficult to find. Add in major completed updates, a functional layout, and proven rental income, and it’s easy to see why this Old Hillsboro Road property stands out in today’s market.

Whether you’re searching for your forever home, a weekend getaway, or a smart addition to your investment portfolio, this is an opportunity worth exploring.

Schedule Your Private Showing Today

Don’t miss your chance to own a piece of one of Franklin’s most sought-after roads. Contact us today to schedule a private tour or to learn more about this exceptional property.

📞 865-999-0925
📧 Troy@865RealEstate.com

835 N 4th Avenue: Urban Charm Meets High-Yield Potential in Knoxville’s Historic 4th & Gill

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When searching for real estate in Knoxville, finding a home that offers an unbeatable location, modern construction, and true financial flexibility is a rare trifecta. Enter 835 N 4th Avenue—a stunning 2024-built property located in the heart of Knoxville’s historic 4th and Gill neighborhood.

Whether you’re seeking a vibrant urban primary residence, a convenient game-day pad near the University of Tennessee, or a high-performing short-term rental (STR) investment, this 3-story sanctuary checks every box.

Unmatched Urban Lifestyle in 4th & Gill

Imagine stepping out your front door and having the best of Knoxville right at your fingertips.

Nestled in the heart of the charming, tree-lined 4th and Gill neighborhood, 835 N 4th Avenue delivers an enviable urban lifestyle where historic neighborhood warmth meets modern city energy.

  • Walkable & Bikeable: Stroll or ride to local coffee spots, craft breweries, and the renowned dining scene in the Old City within minutes.
  • Sports & Entertainment: Catch a ballgame or event at Covenant Health Park, located just down the street.
  • UT Game Days: Positioned moments from the University of Tennessee campus, this home serves as the ultimate basecamp for electric Saturday football weekends and lively downtown festivals.

Contemporary Design Meets Effortless Living

Inside this sleek, three-story retreat, thoughtful architecture meets contemporary comfort. Sunlit living space flows seamlessly across three levels, featuring:

  • Durable Sustainable Flooring: Built for high traffic with a clean, elevated modern aesthetic.
  • Designer Finishes: Elevated fixtures and sharp architectural lines create a sophisticated, welcoming environment.
  • Fully Furnished: Offered completely move-in ready—no hassle, no setup required.

The home operates with zero friction. Whether you’re curling up for a quiet evening on the top level, hosting friends before heading downtown, or locking up for a weekend away, you get complete peace of mind with 2024 low-maintenance construction.

Rare Turnkey Short-Term Rental Investment

Beyond its lifestyle appeal, 835 N 4th Avenue offers a rare advantage for savvy buyers and investors: versatility.

Finding brand-new construction fully approved and zoned for short-term rentals within the City of Knoxville is increasingly rare. This home is already set up to function as a seamless, high-demand income stream:

  • Active Bookings & Revenue: Hand-off ownership with active guest reservations already on the calendar.
  • Professional Management in Place: Fully managed by a third-party team for true passive cash flow.
  • Flexible Strategy: Keep it as a private urban sanctuary, leverage Knoxville’s booming hospitality market for passive returns, or combine both for the ultimate house-hacking or game-day strategy.

Schedule Your Private Tour Today

Properties offering this caliber of modern construction, historic neighborhood charm, and proven revenue potential don’t stay on the market long in Knox County.

To request a private walkthrough, financial details, or STR projection sheets, contact Troy Stavros today.

Troy Stavros

CornerStone Realty Associates

📞 Phone: 865-999-0925

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East Tennessee Housing Market Report — July 2026

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Every East Tennessee Market Posted Gains in June — Here’s What the Data Says

The June 2026 numbers are in, and the story they tell might surprise you. Despite mortgage rates hovering near 7%, every single market I track across East Tennessee posted year-over-year closings gains last month. Farragut surged 52.5%. Anderson County climbed 24.7%. Even Sevier County — the region’s softest market — grew 21.3%.

Buyers have adapted. They’re making decisions based on need, life circumstances, and local value rather than waiting for a rate cut that, frankly, isn’t coming this year. But understanding what’s happening nationally is essential to understanding where our local markets are headed, so let’s start there.

What the June CPI Report Means for East Tennessee Home Buyers and Sellers

The June Consumer Price Index landed this week, and the headline number grabbed attention. CPI came in at 3.5% year over year, but the monthly reading of -0.4% on a seasonally adjusted basis marked the sharpest single-month decline since April 2020. Energy drove the drop — overall energy costs fell 5.7% month over month, and gasoline prices specifically declined 9.7%.

However, the number that matters most for the housing market told a different story. Core CPI, which strips out volatile food and energy prices, held steady at 2.6% year over year and was completely flat month over month. The sticky, services-driven inflation that the Federal Reserve watches most closely barely budged. That distinction is critical for anyone trying to time a home purchase around falling interest rates.

The Federal Reserve’s Message Is Clear: No Rate Cuts in 2026

Newly appointed Federal Reserve Chairman Kevin Warsh testified before Congress on the morning of the CPI release and left no room for ambiguity. He stated the committee has “no tolerance for persistently elevated inflation” and remains committed to the 2% target. He went further, saying policymakers “need to choose lower prices,” signaling the Fed will keep financial conditions tight as long as necessary.

The June CPI print did accomplish one thing: it effectively closed the door on a rate hike at the July 29th FOMC meeting. The CME FedWatch Tool now shows an 86% probability that the Fed holds rates steady, and the pressure from committee members who had been projected to support raising rates later this year has dissipated.

But no one expects rate cuts in 2026. The Fed wants to see sustained declines in core inflation before they’ll even consider easing. For buyers and sellers in East Tennessee, the takeaway is straightforward — rates near 7% are the operating reality, not a temporary condition. Planning around that reality is far more productive than waiting for it to change.

Oil Prices and the Strait of Hormuz: The Wildcard for Housing

The variable that could upend everything is oil. Brent crude surged nearly 10% in a single session after the United States reinstated a naval blockade of Iranian vessels and both nations escalated military actions near the Strait of Hormuz, one of the most critical shipping lanes in the world. As of mid-July, Brent is trading at $85.78 per barrel and continuing to climb.

This matters for East Tennessee real estate in 2 important ways. First, if oil sustains above $90 a barrel, gasoline prices reverse course and the CPI relief we just discussed evaporates. The rate-hike conversation comes back to the table. Second, higher oil prices directly increase construction costs through lumber transportation, material delivery, and equipment fuel, constraining new housing supply at exactly the time the region needs more of it. This is the exogenous variable every buyer and seller should be watching over the next 60 days.

Current Mortgage Rates and What to Expect Through Year End

The 30-year fixed mortgage rate sat at 6.64% on Friday, jumped to 6.72% on Monday, and settled at 6.70% on Tuesday. It was a modest move, but the trajectory is informative. Expect mortgage rates to trade in a band between 6.4% and 7.1% through the end of 2026. This is the environment we’re operating in, and the East Tennessee markets are proving they can perform within it.

Knox County Housing Market Update

Knox County remains the anchor market for the region. June closings rose 7.9% year over year, and year-to-date closings are tracking above 2025 levels. The median home price in Knox County is sitting in the low $400s and has been essentially flat year over year. This is a market where the constraint is inventory, not demand. Buyers are active and engaged, but sellers remain locked in by the rate gap between their current mortgage and what they’d pay on a new home.

Looking ahead, Knox County is on track to finish 2026 with total closings in the range of 7,800–8,200 units, representing a 5–10% increase over last year. Median prices should remain stable in the low $400K range. Any loosening in the lock-in effect, even modest, would unlock significant additional transaction volume. If you’re considering selling a home in Knox County, the demand is there — pricing it right is the key to capturing it.

Farragut Real Estate Market Update

Farragut is the most competitive market in East Tennessee right now, and the June data confirms it emphatically. Closings surged 52.5% year over year. The year-to-date absorption rate sits at just 2.44 months, firmly in strong seller’s market territory. Inventory is declining, and the combination of top-rated schools, premium amenities, and an unmatched lifestyle continues to drive outsized demand.

If current trends hold, expect the median home price in Farragut to push toward $800K by Q4. Buyers shopping for homes in Farragut should be prepared for multiple-offer scenarios on well-priced properties through the summer and into fall. This is not a market where a wait-and-see approach is working in your favor. Sellers, meanwhile, hold significant leverage — but overpricing still carries risk even in a market this tight.

Blount County Housing Market Update

Blount County continues its pricing convergence with Knox County. The median home price has settled into the $400K–$430K range, and the absorption rate is trending below 2.75 months, pushing Blount County into tight seller’s market territory that’s beginning to resemble Farragut’s competitive dynamics.

The county’s appeal as a Smoky Mountains-adjacent market offering real value compared to Sevier County continues to attract both primary-residence buyers and investors. If the absorption rate drops below 2.5 months, we’re looking at a pricing environment that strongly favors sellers through year end. Blount County is a market where the window for buyers to find relative value is narrowing, and it’s worth paying close attention to over the coming months.

Anderson County Real Estate: The Region’s Best Value

Anderson County is the best value story in East Tennessee, and June painted a compelling picture. Closings jumped 24.7% year over year, and new listings surged 33.3%, the strongest listing growth in the entire region. At a median home price of $377,000, Anderson County is the most accessible market in this report.

What makes Anderson County particularly interesting right now is that the supply increase is being met with proportional demand growth. Prices aren’t falling — they’re stabilizing. If listing growth continues while demand holds, the absorption rate could drift toward 3.5 months, giving buyers a slightly more balanced negotiating environment. The median should finish the year somewhere between $370K and $390K. For buyers who are feeling priced out of Knox County or Blount County, Anderson County deserves serious consideration. The market fundamentals are strong, the value is real, and the trajectory is encouraging.

Loudon County Housing Market: The Transformation Story of 2026

Loudon County is undergoing the most dramatic market shift in the region. Just 12 months ago, the absorption rate sat at 5.07 months — a soft, buyer-leaning market. Today it’s 3.63 months. Active listings are down 15.7% year over year. This market has gone from soft to competitive in a single year, and the momentum shows no signs of reversing.

Sellers in Loudon County have their strongest positioning in over a year. Expect median home prices to hold in the $580K–$625K range through year end, with potential for further appreciation if inventory continues its downward trajectory. If you’ve been on the fence about listing your Loudon County home, the data suggests your negotiating position is only getting stronger.

Lenoir City Real Estate: A Market at a Crossroads

Lenoir City is the market I’m watching most closely right now. The median home price surged 18.88% in June, the largest percentage gain in the region. But pending sales dropped 15.4%. That’s a tension that needs to resolve one way or the other, and the answer will shape Lenoir City’s trajectory for the rest of the year.

If June’s price jump was driven by a cluster of higher-priced closings in a small sample — what analysts call a sales-mix effect — then the median will normalize back toward the $490K–$510K range in coming months. But if it reflects genuine appreciation driven by Loudon County spillover demand, Lenoir City may be entering a new pricing tier permanently. The pending sales decline suggests some buyer resistance at the new price level. The next 2 months of data will be critical, and I’ll be reporting on exactly what they reveal.

Tellico Village Market Update

Tellico Village has decisively shifted into a seller’s market. The absorption rate sits at 3.6 months and is trending downward. The median home price is in the $650K–$700K range, and the sale-to-list ratio is 99.8%, meaning homes are selling at virtually full asking price.

The retirement and second-home buyer demographic that drives Tellico Village is less sensitive to mortgage rates than the broader market. Many of these buyers are paying cash or making large down payments, which insulates the community from rate volatility and gives sellers confidence to hold firm on pricing through the fall selling season. If you own a home in Tellico Village and have been thinking about listing, the market conditions are firmly in your favor.

Roane County Real Estate: A Dramatic Turnaround

Roane County’s turnaround is one of the most compelling stories in this report. Previously the region’s weakest price performer, Roane County posted one of the strongest gains in June — up over 14% year over year to a median of $385,500. Closings rose 19.3%, pending sales increased 11.4%, and the absorption rate sits at a healthy 3.24 months.

Roane County has established itself as a viable and increasingly popular alternative for buyers priced out of Knox, Blount, and Loudon counties. Expect the median to settle in the $350K–$385K range for the year, with the upper end more probable if current demand continues. This is a market that has earned serious attention from buyers looking for strong fundamentals at a lower price point.

Sevier County Housing Market: Still a Buyer’s Market

Sevier County remains the region’s outlier. The supply overhang sits at 9.29 months, which is far too large to work through in a single selling season. The structural issue is clear — the inventory is concentrated in investment properties and former short-term rentals that don’t attract the same organic, primary-residence demand driving the other 8 markets in this report.

There are positive signs. Closings rose 21.3% year over year in June, and the median home price is gradually recovering toward the $490K–$510K range. But sellers in Sevier County should continue to price aggressively and expect longer marketing times. The oil price spike adds particular risk here, because higher gas prices directly impact tourism-dependent economies and could shrink the pool of vacation-property buyers considering the Smokies.

East Tennessee Housing Market Forecast: Second Half of 2026

Here’s how the second half of 2026 is shaping up across the region.

Mortgage rates will trade between 6.4% and 7.1% through year end, with no rate cuts expected. Regional closings volume will moderate from June’s strong numbers but remain positive through Q3. Seasonal cooling will temper Q4 as it always does, but the floor for transaction volume is higher this year than it was last year. Prices across East Tennessee will appreciate at a moderate 3–7% year over year, with significant variation by market. Knox County stays stable, Farragut and Loudon County have the most upward pricing power, and Sevier County continues its gradual recovery.

The single most important variable for the second half is inventory. The lock-in effect — where homeowners with 3–4% mortgage rates face $800–$1,200 more per month if they sell and buy at today’s rates — will continue to suppress new listings as long as rates stay above 6%. Markets already tightening, including Farragut, Loudon County, Tellico Village, and Blount County, are likely to get even tighter through the summer.

How to Position Yourself in Today’s East Tennessee Market

The markets with the most pricing power heading into the second half are Farragut, Loudon County, and Tellico Village. Declining inventory and strong demand give sellers in these markets clear leverage.

The best value opportunities for buyers are in Anderson County and Roane County, where median prices sit well below the regional average while market fundamentals continue to strengthen.

Lenoir City and Blount County are the markets to watch most closely. Lenoir City needs to prove whether its price surge is sustainable, and Blount County’s absorption rate is approaching a tipping point into strong seller’s territory.

Sevier County remains the lone buyer’s market, with nearly 10 months of supply and structural inventory challenges that won’t resolve quickly.

The Bottom Line for East Tennessee Real Estate

Rates near 7% are the reality we’re working within, and every market in this report proved in June that transactions happen and value exists even at these levels. Inventory constrained by the lock-in effect is the dominant force shaping prices and competition across the region. And oil prices, driven by escalating tensions near the Strait of Hormuz, are the wildcard that could reshape the economic landscape in ways that ripple directly into our local communities.

Whether you’re buying or selling, the most important thing you can do right now is make decisions based on current conditions rather than hypothetical future ones. The data is clear, the trends are identifiable, and opportunities exist across every price point and market in East Tennessee.

If you’d like to talk through what the latest data means for your specific situation, I’m here to help. Reach out anytime for a no-obligation conversation about your next move in the East Tennessee housing market.

This analysis is based on MLS data downloaded July 13, 2026, with macroeconomic data current as of July 14 and 15, 2026.

East Tennessee Housing Market Update — June 2026: 9 Markets, Real Data, and What It Means for Buyers and Sellers

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The Big Picture: Rates Are Flat, But Inflation Is Not

The East Tennessee housing market enters the summer of 2026 in a state of productive tension. The 30-year fixed mortgage rate sits at 6.68%, essentially flat month over month, and that stability has been quietly beneficial. Buyers and sellers have stopped waiting for a dramatic rate drop and started making decisions based on current conditions. Deals are getting done — not because the market is easy, but because expectations have finally calibrated to reality.

That said, the broader economic backdrop is growing more complicated, not less. Brent crude oil has climbed to $94.27 per barrel, a figure that ripples through every corner of the housing economy. Petroleum is embedded in shingles, PVC piping, asphalt driveways, transportation logistics, and virtually every building material that arrives on a job site. When oil prices rise, construction costs follow, and those costs ultimately land on the buyer’s doorstep.

The real headline, however, is inflation. The Consumer Price Index surged to 4.2%, up from 3.8% in the prior report. Core CPI — which strips out volatile food and energy costs — ticked up to 2.9% from 2.8%. The Federal Reserve’s target remains 2.0%, and the gap between where inflation is and where it needs to be is widening, not narrowing. The spread between headline CPI and core CPI expanded from 1.0% to 1.3%, meaning food and energy costs are re-accelerating at a pace that directly compresses household buying power.

For anyone hoping that rate cuts would arrive in 2026 and unlock a wave of affordability, the data tells a different story. With inflation moving in the wrong direction, the probability of Fed rate cuts this year has dropped significantly. The current hold could extend well into 2027, and buyers and sellers in East Tennessee should plan for mortgage rates to remain in the mid-to-upper 6% range — with the possibility of testing 7% if inflationary pressures persist.

The Lock-In Effect: Why Inventory Remains Tight

One of the most powerful forces shaping the East Tennessee real estate market right now is the lock-in effect, and it shows no signs of loosening. A homeowner who secured a 3.25% mortgage rate in 2020 or 2021 on a $300,000 loan is paying roughly $1,360 per month. That same loan at today’s 6.68% rate would cost approximately $1,930 per month — a difference of $570 every single month for the exact same house at the exact same price.

That math is why so many potential sellers are staying put. Moving to an equivalent or even slightly better home would mean a dramatically higher monthly payment, and for most households, that trade simply doesn’t make financial sense. The result is a persistent shortage of new listings across most East Tennessee markets, which continues to support prices even as affordability pressure mounts. Until rates drop meaningfully — and the data suggests that won’t happen soon — the lock-in effect will remain the invisible hand constraining supply throughout the region.

Regional Overview: Strength Across the Board with One Notable Exception

Across the 9 East Tennessee markets tracked in this analysis, the May 2026 data reveals broad-based strength. 7 of 9 markets posted year-over-year increases in closed sales. 6 of 9 saw pending sales climb, a forward-looking indicator that suggests continued momentum into the summer months. And 8 of 9 markets recorded median price gains, confirming that demand continues to outpace supply in nearly every corner of the region.

The absorption rate — the number of months it would take to sell all current inventory at the present pace of sales — ranges from a tight 2.66 months in Farragut to a sprawling 9.29 months in Sevier County. That range tells the story of a region where hyperlocal conditions matter enormously, and where blanket statements about the “housing market” miss the nuance that buyers, sellers, and agents need to make informed decisions.

Knox County: The Engine Keeps Running

Knox County remains the anchor of the East Tennessee housing market, and the May 2026 numbers show an interesting dynamic. The median sale price came in at $400,113, essentially flat year over year with just a 0.05% increase. Prices have plateaued — but activity is accelerating underneath the surface.

Closed sales reached 780 units, up 5.8% from the same month last year. Pending sales jumped to 819, a 13.1% increase that signals strong momentum heading into summer. The median days on market held at just 15, and the absorption rate sits at 2.73 months — firmly in seller’s market territory. The sale-to-list price ratio of 99.2% indicates that homes priced correctly are selling at or very near asking price, while new listings declined 7.2% year over year, reinforcing the lock-in dynamic.

The takeaway for Knox County is straightforward. Prices may have hit a near-term ceiling as affordability constraints bite, but buyer demand remains robust. Sellers who price accurately will move their homes quickly. Those who overshoot will sit.

Farragut (37934): Pendings Nearly Double

Farragut’s May data demands careful interpretation. The median sale price of $794,900 represents a 22.8% year-over-year increase, but that figure is heavily skewed by a sales mix shift toward higher-priced homes rather than a true across-the-board appreciation surge. The average sale price, which smooths out those distortions, rose a more measured 4.4%.

The real story in Farragut is pending sales, which surged 88.2% year over year to 64 contracts. That is the kind of number that signals a market in high demand. Closed sales dipped modestly by 8.6% to 53 units, but with the pendings pipeline nearly doubling, closings should follow in the months ahead. At just 18 median days on market and a 2.66-month absorption rate, Farragut remains one of the tightest seller’s markets in the entire region.

Blount County: Closing the Gap with Knox

Blount County has been quietly emerging as one of the region’s strongest performers, and the May 2026 numbers reinforce that trajectory. The median sale price reached $435,000, a 10.8% year-over-year gain that is rapidly narrowing the pricing gap with neighboring Knox County.

Closings rose 2.1% to 193 units, while pendings climbed 10.5% to 211 — a healthy forward indicator. Homes are selling in a median of 16 days with an absorption rate of 2.76 months, both consistent with a seller’s market. New listings declined 8.5%, continuing the supply constraint that has characterized the market throughout 2025 and into 2026.

For buyers who have been priced out of Knox County or Farragut, Blount County has historically represented a value alternative. That value gap is shrinking, however, and buyers looking to capitalize on the remaining price differential would be wise to act sooner rather than later.

Anderson County: The Spillover Beneficiary

Anderson County is emerging as the clear beneficiary of price-driven migration within the region. The median sale price of $350,000 — up 11.1% year over year — still offers a significant discount relative to Knox, Blount, and Loudon counties, and buyers are responding.

Pending sales surged 35.0% to 108 contracts, one of the strongest pending increases in the region. That demand, however, hasn’t fully translated into closings yet, which declined 6.2% to 75 units. The median days on market is 32, and the absorption rate of 2.95 months keeps Anderson County just inside seller’s market territory.

The story here is about value-seeking buyers who can no longer afford the $400,000-plus price tags in adjacent counties. Anderson County is absorbing that demand, and if the trend continues, expect prices to keep climbing and the absorption rate to tighten further.

Loudon County: Strong Closings, Improving Fundamentals

Loudon County posted the second-strongest closings growth in the region at 28.4%, with 113 homes closing in May. The median sale price hit $550,000, up 10.2% year over year, and the sale-to-list ratio of 98.6% suggests that sellers are getting close to their asking prices while leaving just enough room for negotiation.

Pending sales dipped 6.0% to 110, which may reflect the absorption of the closings surge rather than a decline in demand. The absorption rate of 3.68 months places Loudon County in balanced market territory, and that rate has actually improved 23% compared to the same period last year. New listings are also declining, down more than 10%, which should continue to support prices through the summer.

Lenoir City: A Masterclass in Pricing Strategy

Lenoir City’s May 2026 data offers one of the most instructive lessons in the entire region. The median sale price reached $509,000, an 11.3% year-over-year gain. Closings rose 4.5% to 46 units, and pendings edged up 2.2% to 47. The absorption rate of 3.58 months indicates a balanced market.

But here is the number that every seller in Lenoir City needs to see: homes priced correctly are selling in a median of 16 days. Homes that are overpriced are sitting for an average of 108 days. That is not a small difference — it is the difference between a smooth transaction and months of carrying costs, price reductions, and mounting frustration. In a balanced market, pricing strategy is not just important — it is everything.

Tellico Village: Cash Buyers Drive a Closings Surge

Tellico Village posted the most dramatic closings increase in the entire region, with a 63.0% year-over-year jump to 44 closed sales. The median sale price held essentially flat at $658,500, up just 1.3%, suggesting that the volume surge is not being driven by price escalation but rather by an influx of motivated and well-capitalized buyers.

Tellico Village’s buyer profile skews heavily toward retirees and second-home purchasers, many of whom are paying cash. That makes this market uniquely insulated from mortgage rate fluctuations — when your buyers don’t need a loan, the Fed’s decisions become largely irrelevant. Pending sales declined 14.0% to 37 contracts, and the absorption rate sits at 3.75 months in balanced territory, with a median of 47 days on market reflecting the higher price point and the more deliberate purchasing timeline of the community’s typical buyer.

Roane County: The Region’s Best Value Play

Roane County is the only market in the 9-county analysis where the median sale price declined year over year, dropping 2.8% to $325,000. But before interpreting that as weakness, look at the activity numbers. Closings surged 32.9% to 93 units. Pending sales skyrocketed 58.0% to 109 contracts. Buyers are flooding into Roane County.

At $325,000, Roane County offers the lowest median price in the region, and the combination of declining prices and surging activity is the textbook signature of a market where buyers perceive outstanding value. The median days on market is 32 with an absorption rate of 3.60 months, placing the market in balanced territory. For buyers who prioritize affordability and are willing to trade proximity for price, Roane County is the standout opportunity in East Tennessee right now.

Sevier County: The Outlier That Demands a Different Strategy

Sevier County is operating in a fundamentally different reality than the rest of the region, and the numbers make that abundantly clear. The absorption rate is 9.29 months — more than triple the rate of Knox County and nearly 4 times that of Farragut. There are approximately 1,960 active listings on the market. The sale-to-list price ratio has slipped to 93.1%, meaning sellers are accepting nearly 7% less than their asking price on average. The median days on market is 52, and the median sale price of $515,000 is essentially flat year over year at just 0.1%.

Closings did rise 5.4% to 196 units, but pending sales declined 6.9% to 297, suggesting the forward pipeline may be softening. This is a buyer’s market by every meaningful metric, driven largely by the concentration of short-term rental properties and investment homes that have accumulated over the past several years.

Sellers in Sevier County need to internalize a difficult truth: the data does not support aspirational pricing. Homes that are priced aggressively from day 1 will find buyers. Homes that are priced based on what the seller hopes the market will pay — rather than what comparable sales demonstrate — will sit, accumulate days on market, and ultimately sell for less than they would have if priced correctly from the start.

What This Means for Buyers and Sellers in East Tennessee

The June 2026 East Tennessee housing market is defined by a few core realities. Mortgage rates are stable but elevated, and the inflationary environment makes meaningful relief unlikely before 2027 at the earliest. The lock-in effect continues to constrain new listings, supporting prices in most markets even as affordability pressures mount. Activity is accelerating across the majority of the region, with 7 of 9 markets posting closings gains and 6 of 9 showing increases in pending sales.

For buyers, the message is nuanced. Waiting for significantly lower rates is a strategy that the macroeconomic data does not currently support. Markets like Anderson County and Roane County offer genuine value relative to the regional average, while Knox County and Farragut remain competitive environments where preparation and speed matter. Sevier County presents a rare buyer’s market with real negotiating leverage.

For sellers, pricing discipline has never been more important. In tight markets like Knox, Farragut, and Blount counties, correctly priced homes are selling in 15 to 18 days. In balanced markets like Lenoir City, the gap between correctly priced and overpriced homes is measured in months, not weeks. And in Sevier County, the market is telling sellers clearly that the days of aspirational pricing are over.

The East Tennessee housing market is not broken, overheated, or collapsing. It is functioning — sometimes efficiently, sometimes unevenly — within the constraints of an inflationary environment, elevated rates, and a structural inventory shortage that shows no signs of resolving soon. Understanding the data at the local level is the single best advantage any buyer or seller can have in this market.

East Tennessee Housing Market Update – April 2026: County-by-County Breakdown

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The East Tennessee housing market in April 2026 is not telling one story. It is telling nine very different stories depending on which county or sub-market you are looking at. Some areas are seeing record-level demand with homes flying off the market in under three weeks. Others are sitting on nearly ten months of inventory with prices sliding year over year. If you are buying, selling, or investing anywhere between Knoxville and the Smoky Mountains, understanding the nuances between these micro-markets has never been more important.

I put together this monthly breakdown to give you the clearest possible picture of where things stand right now across Knox County, Blount County, Anderson County, Loudon County, Roane County, Sevier County, and three of the most actively watched sub-markets in the region — Farragut, Tellico Village, and Lenoir City.

Let’s get into the numbers.

Knox County — Steady Activity but the Pace Is Slowing

Knox County remains the anchor of the East Tennessee real estate market, and April delivered solid numbers on the surface. Closed sales came in at 677, which represents a 10.6% increase compared to the same month last year. Pending sales were even stronger at 840, up 12.1% year over year. The median sale price held essentially flat at $400,000, ticking up just 0.03%.

But the story underneath the headlines reveals a shift. Days on market climbed to 18 days, a 50% increase from last April. Active listings rose 11% to 1,686, and months of supply sits at 2.72. The sold price to original list price ratio came in at 96.8%, which tells us sellers are making concessions more often than they were a year ago.

What does this mean if you are a Knox County homeowner thinking about selling this summer? It means the demand is still there, but buyers have more choices now and they are taking their time. Pricing your home correctly from the start is more important today than it has been in the last three years. Overpricing by even five to ten percent is enough to push your days on market well beyond that 18-day median and into territory where buyers start wondering what is wrong with the property.

If you are a buyer in Knox County, the leverage is slowly moving in your direction. Unless a home is highly desirable, you are not likely to face the blind bidding wars of 2022 and 2023, and you have room to negotiate — especially on homes that have been sitting for more than three weeks.

Blount County — Mixed Signals but Possibly Finding a Floor

Blount County delivered a mixed bag in April. The median sale price dipped to $385,000, down 5.1% from last year, and closed sales slipped 2.8% to 171 transactions. Days on market more than doubled to 56 days, which is one of the more dramatic year-over-year shifts in the region.

However, there are signs that the market may be finding a floor. Pending sales rose 10.9%, suggesting that buyer interest is picking back up even as the headline numbers look soft. Inventory actually shrank by 12.4%, which means the supply side is tightening even as demand recovers. The sold price to original list price ratio of 96.2% indicates that well-priced homes are still trading close to their asking price.

For Blount County sellers, the key takeaway is patience and pricing discipline. The days of listing high and waiting for a bidding war are over in this part of the market. But if you price your home in line with recent comparable sales, the buyers are there and the shrinking inventory works in your favor.

For buyers considering Blount County, this is one of the more interesting opportunities in the region right now. Prices have come down, competition has eased, and you have significantly more time to make decisions than you would in Knox County or Farragut.

Anderson County — Low Volume Amplifies the Swings

Anderson County posted the sharpest decline in closed sales across the region in April, with just 71 transactions representing a 16.5% year-over-year drop. That number sounds alarming until you consider the context. Anderson County is a lower-volume market, and small changes in the number of transactions can create outsized percentage swings.

The median sale price actually rose to $330,000, up 10% from last April, which suggests that the homes that are selling are selling well. New listings dropped 15%, which is keeping supply tight at 2.69 months. Pending sales dipped a modest 5.7%, which does not signal a market in distress.

Anderson County continues to appeal to buyers who want more space and lower price points compared to Knox County while still maintaining reasonable access to Knoxville and Oak Ridge. If you are considering this market, the tight supply means you should be prepared to move quickly when the right property comes along.

Loudon County — Price Correction Stimulates Real Demand

Loudon County is one of the most encouraging stories in the region this month. The median sale price adjusted downward to $485,000, a decline of 8.06% from last year, but that correction did exactly what price corrections are supposed to do. It brought buyers back to the table.

Closed sales jumped 16.5% to 113 transactions. Pending sales surged 31.3% to 130 contracts. Homes are moving in a median of 34 days, and months of supply sits at 3.56. The sold price to original list price ratio of 95.8% tells us that sellers are accepting slightly below their initial ask, but the volume and velocity of sales more than compensates for the per-unit price adjustment.

This is a textbook example of what happens when a market finds its equilibrium. Sellers who were holding out for peak 2024 pricing have adjusted their expectations, and buyers who were sitting on the sidelines responded immediately. If you own property in Loudon County and have been waiting to list, the data suggests that the demand is there if the price is right.

Roane County — Surging Pendings but Watch the Inventory

Roane County posted one of the most dramatic pending sales increases in the entire region. Pending contracts hit 107, a staggering 78.3% jump from April 2025. The median price rose to $345,000, up 8%, and closed sales held steady at 72 with no year-over-year change.

But there is a counterweight to that enthusiasm. New listings surged 42.5% and active inventory climbed 14.5%. Days on market doubled to 40 days, and the sold price to original list price ratio of 94.3% is the second lowest in the region behind Sevier County. That means sellers are leaving more money on the table compared to their original asking price.

The question for Roane County heading into summer is whether the surge in pending activity can absorb the flood of new listings. If it can, this market stabilizes at a healthy pace. If it cannot, we could see months of supply creep upward and put additional downward pressure on pricing. I will be watching this one closely over the next 60 to 90 days.

Sevier County — A Full Buyer’s Market

There is no way to sugarcoat the Sevier County numbers. This is a buyer’s market by every traditional metric, and it has been trending in this direction for several months.

The median sale price dropped to $484,000, down 7.81% from last April. Closed sales fell 16.18% to 171 transactions. Pending sales declined 15.57% to 309 contracts. Days on market stretched to 60 days, up 76% year over year. Active listings sit at 1,950, and months of supply has ballooned to 9.40 — well above the four to six month range that defines a balanced market. The sold price to original list price ratio of 92.6% is the lowest in the region, meaning sellers are accepting prices that average more than seven percent below their original asking price.

The investment-heavy nature of Sevier County real estate is a major factor here. Short-term rental properties, cabins, and vacation homes make up a significant portion of the inventory, and many of those owners are testing the market at aspirational price points. The buyers who are active in this market know they have leverage, and they are using it.

If you are a buyer who has been eyeing Sevier County — whether for a primary residence, a second home, or an investment property — this is the most favorable buying environment the area has seen in years. If you are a seller, the most important thing you can do right now is look at what has actually closed in the last 30 to 60 days and price accordingly. The properties that are selling in Sevier County are the ones priced at or below recent comparable sales. Everything else is sitting.

Farragut — The Tightest Market in the Region

Farragut continues to operate in a category of its own within the East Tennessee real estate landscape. The median sale price surged to $769,950, up approximately 16% year over year, making it the strongest price appreciation in any market I track. Months of supply sits at just 2.28, the tightest in the region, and the median days on market came in at only 17 days.

Closed sales totaled 44, up roughly 10% from last April. Pending sales came in at 50, down 10.7% compared to last year, which suggests that while the market remains competitive, there are slightly fewer contracts being written than at this time in 2025.

Farragut’s combination of top-rated schools, proximity to Turkey Creek and West Knoxville amenities, and limited buildable land continues to drive premium pricing. Even as other markets in the region soften, Farragut sellers are still commanding near full asking price and moving their homes in under three weeks.

For buyers targeting Farragut, the sub-three-month supply means you still need to come prepared. Work with an agent who knows the neighborhood-level dynamics, get your financing fully underwritten before you start making offers, and be ready to move quickly when the right home hits the market.

Tellico Village — Slow but Strengthening

Tellico Village is a study in contradictions this month. At 79 days, it has the longest median days on market of any area in this report. Closed sales fell to 35, down 18.6% from last April. The list price to original list price ratio of 95.2% suggests that sellers are negotiating more than they would like.

But the forward-looking indicators tell a different story. Pending sales jumped to 45, a 50% increase year over year. Active inventory declined more than 20%, and new listings dropped 23%. The median sale price rose to $665,000, up 6.42%, which means the homes that are closing are closing at higher values.

What this tells me is that Tellico Village buyers are taking their time — which makes sense given the price point and the demographic profile of the community — but they are showing up in significantly larger numbers than they were a year ago. The shrinking inventory combined with rising pendings is a leading indicator that the market is tightening, even if the days on market number has not caught up yet.

If you are selling in Tellico Village, the data says your buyer pool is growing. The challenge is bridging the gap between what buyers want to pay and what you want to accept. Homes that are priced realistically and show well are getting under contract. Homes that are priced based on what the neighbor’s house sold for in 2023 are not.

Lenoir City — The Comeback Story of the Month

Lenoir City delivered the strongest closing performance in the region in April. Closed sales hit 49, a 36.1% surge compared to last year. Pending sales rose 18.8% to 57 contracts. The median days on market came in at just 16 days, tied with Farragut for the fastest pace in the area. Months of supply sits at 3.27, and the sold price to original list price ratio of 96.2% is solid.

The catalyst behind this surge is clear when you look at the median price. It came in at $420,000, down 11.06% from last April. Sellers adjusted their pricing, and buyers responded with overwhelming demand. This is the same dynamic playing out in Loudon County, and it is the single best proof point in this entire report that realistic pricing is the most powerful tool a seller has in this market.

Lenoir City’s proximity to Tellico Lake, access to Loudon County schools, and relative affordability compared to Farragut and West Knoxville make it an increasingly attractive option for families and retirees alike. If you have been considering a move to this part of Loudon County, the current pace of sales suggests that the best-priced homes are not lasting long.

The Bigger Picture — Rates, Oil, and Inflation

No local market analysis is complete without understanding the macro forces at play. As of late April 2026, the 30-year fixed mortgage rate sits at approximately 6.65%. Crude oil is trading above $110 per barrel, driven in large part by geopolitical tension in the Strait of Hormuz, which handles roughly 20% of global oil supply. The Consumer Price Index shows inflation running at 3.8%, still well above the Federal Reserve’s 2% target.

These three numbers matter enormously for the East Tennessee housing market. Elevated mortgage rates continue to create a lock-in effect where existing homeowners who secured rates in the 3% to 4% range during 2020 and 2021 are reluctant to sell because buying their next home means nearly doubling their monthly payment. This suppresses listing volume. At the same time, those same high rates reduce purchasing power for buyers, particularly first-time buyers who do not have equity from a previous sale to offset the higher borrowing costs.

Until mortgage rates move meaningfully below 6%, the East Tennessee market is likely to remain in this state of compressed volume — fewer sellers willing to list and fewer buyers able to qualify — with pockets of intense competition in the most desirable sub-markets and growing buyer leverage in areas with higher inventory.

What This Means for You

The April 2026 data makes one thing abundantly clear. There is no single East Tennessee housing market. There are multiple markets operating under very different conditions within the same metropolitan area. Farragut and Lenoir City are humming. Knox County is steady but slowing. Sevier County is firmly in buyer territory. And several markets in between are in various stages of finding their footing.

Whether you are buying or selling, the most important thing you can do right now is work with someone who understands these micro-market dynamics and can help you make decisions based on current data rather than last year’s headlines.

If you have questions about what your home is worth today, what the right offer strategy looks like in your target neighborhood, or how to position your property to sell in the current environment, I am here to help. I track these numbers every single month because I believe informed clients make better decisions — and better decisions lead to better outcomes.

Troy Stavros
CornerStone Realty Associates, 865-999-0925
Serving Knox, Blount, Anderson, Loudon, Roane & Sevier Counties

Want to receive this market update in your inbox every month? Reach out to Troy Stavros at CornerStone Realty Associates to get on the list. Whether you are actively searching, casually exploring, or just want to stay informed about East Tennessee real estate, these insights are always free.

Just Listed: 315 Bigtree Drive, Farragut, TN — A Sugarwood Gem Zoned for All Farragut Schools

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If you’ve been searching for a move-in ready home for sale in Farragut, TN, your search may have just come to an end. 315 Bigtree Drive is now on the market in the beloved Sugarwood subdivision — and it is unlike anything else you’ll find in the Farragut real estate market right now.

This four-bedroom, two-and-a-half-bath home with a bonus room and two-car garage isn’t just another listing. It’s the product of nearly four decades of intentional, methodical ownership by a single original owner whose professional background as both a CPA and an engineer shaped the way this home has been maintained and improved over the years. Every update has been documented. Every investment has been purposeful. The result is a home that shows and performs like new construction — without the new construction price tag.

A Farragut Home With a Story Worth Telling

There’s a reason buyers in the Knoxville area specifically seek out homes in Farragut, Tennessee. The combination of top-rated public schools, a thriving community atmosphere, proximity to Turkey Creek shopping and dining, and well-established neighborhoods makes Farragut one of the most consistently desirable places to live in all of East Tennessee. Within Farragut, Sugarwood stands out as one of the neighborhood names that longtime residents recognize as a mark of quality, community, and location.

315 Bigtree Drive sits squarely in the heart of all of that. Built in 1986 and owned by the same family ever since, this home has never hit the open market before — which makes this a genuinely rare opportunity for buyers looking for a Farragut home with character, history, and verified condition.

Decades of Upgrades, Documented and Done Right

One of the most compelling aspects of this Farragut listing is the sheer volume of improvements that have been made over the years — and the fact that they’re all documented. From major mechanical systems to cosmetic finishes, this owner has touched virtually every corner of the home with a thoughtful upgrade.

The kitchen was fully remodeled in 2013, and a new LG convection range was added as recently as 2024. The master bath was remodeled in 2012, and all bathrooms received updates in 2019. The first-floor HVAC was replaced in 2024 with a Lennox two-ton gas package unit, and the second-floor system is a high-efficiency Coleman three-ton unit installed in 2020, meaning both systems are current and efficient. The roof and gutters were replaced in 2011, Hardie plank siding and trim were installed that same year, and Anderson replacement windows were added in 2010 — all three of which represent the kind of big-ticket investments that buyers typically negotiate around on other homes but won’t need to worry about here.

The main level features hardwood floors throughout, and in 2026 the staircase and entire second floor received brand-new carpet. A fresh coat of interior paint was also applied in 2026, meaning the home presents in truly turnkey condition. Outside, the home features a TREX sun deck rebuilt in 2011, a cedar plank privacy fence installed in 2022, a redesigned concrete driveway with integrated storm drainage completed in 2021, a full irrigation system, a Pavestone retaining wall, and thirty Emerald Green Arborvitaes that provide exceptional privacy and year-round curb appeal. Even the garage has been freshly painted.

The home is also equipped with a SimpliSafe security system, rounding out a long list of upgrades that would take most buyers years and significant money to replicate in any other property.

Sugarwood: One of Farragut’s Most Established Neighborhoods

Sugarwood isn’t just a place to live — it’s a community. The neighborhood has long been regarded as one of Farragut’s most active and welcoming subdivisions, and it’s easy to understand why once you see what it has to offer. Residents enjoy access to a neighborhood swimming pool, one of the most competitive swim teams in the greater Knoxville area, tennis courts, pickleball courts, a playground, and wide open green spaces that are perfect for everything from morning walks to weekend games.

There’s a genuine sense of belonging in Sugarwood that’s hard to manufacture in newer developments. Neighbors know each other. Kids play together. Block events happen. It’s the kind of neighborhood that makes Farragut real estate worth every penny — and it’s the kind of environment that’s increasingly rare to find.

Zoned for All Farragut Schools

For families with school-age children — or families who are planning ahead — school zoning is often the single most important factor in a home purchase in this market. 315 Bigtree Drive is zoned for all four Farragut schools: Farragut Primary School, Farragut Intermediate School, Farragut Middle School, and Farragut High School. Farragut High School in particular is consistently ranked among the top public high schools in Tennessee, and the entire feeder school system reflects the same standard of excellence that has made Farragut one of the most sought-after addresses in Knox County.

For many families, this zoning alone is enough to make the decision.

Location: The Best of Farragut at Your Doorstep

315 Bigtree Drive places you minutes from Turkey Creek, one of the premier retail and dining destinations in the Knoxville metro area, with everything from major national retailers and grocery stores to local restaurants and entertainment options. Commuter access to Knoxville via Kingston Pike and Interstate 40 is straightforward, making this an equally strong choice for remote workers and daily commuters alike.

Whether you’re relocating to the Knoxville area, upsizing, downsizing, or simply looking for a better home in a neighborhood that consistently holds its value, 315 Bigtree Drive in Farragut checks every box.

Don’t Miss This Farragut Listing

Homes of this caliber — original owner, all Farragut schools, Sugarwood subdivision, and this level of documented care and improvement — do not sit on the market long. If you’ve been searching for homes for sale in Farragut, TN, this is the one you’ll want to see first.

Contact us today to schedule your private showing of 315 Bigtree Drive, Farragut, TN 37934. Whether you’re ready to make an offer or just beginning your home search in the Farragut area, we’d love to walk you through everything this extraordinary property has to offer.

Searching for more homes for sale in Farragut, TN? Browse our current Farragut listings or contact our team to learn more about buying a home in Sugarwood and other top Farragut neighborhoods.