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East Tennessee Real Estate & Neighborhood Source

Charming Fox Den Cottage with Modern Upgrades and Outdoor Oasis – 12218 Torrey Pines Point

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Welcome to this quaint cottage-style home in the heart of Farragut’s prestigious Fox Den Subdivision. Located on a sought-after cul-de-sac just a short stroll from the Fox Den Country Club and its incredible amenities, this 4-bedroom, 3 full and 2 half-bath home offers the perfect blend of charm, convenience, and luxury living.

Step Into Your Dream Home

From the moment you walk through the door, you’ll fall in love with the open floor plan that effortlessly connects the beautifully renovated kitchen, dining, and living areas. The owner’s suite on the main level ensures convenience and privacy, while the additional three bedrooms upstairs provide space for family or guests.

This home also features a bonus room perfect for a home office, playroom, or extra bedroom, as well as a spacious rec room in the basement, ideal for a media room, game room, or home gym. With room for everyone and everything, this home is as functional as it is inviting.

Outdoor Living at Its Finest

The outdoor space is an entertainer’s dream! With multiple large patios, an outdoor fireplace, and lush landscaping, this home was designed for hosting gatherings or enjoying peaceful evenings under the stars. Plus, plans and approvals are already in place to build an artist’s cottage/outbuilding, with utilities ready to go. Whether you’re a creative professional or simply looking for extra space, this addition offers endless possibilities.

A Lifestyle Like No Other

Living in Fox Den means more than just owning a home—it’s about embracing a lifestyle. Just a short distance from your front door, you’ll find the Fox Den Country Club, where you can enjoy:

  • A championship golf course set against the stunning Smoky Mountain backdrop.
  • A state-of-the-art fitness center open 24/7.
  • Premier tennis and pickleball courts.
  • A resort-style swimming pool.
  • Multiple dining venues, from the family-friendly Tackett’s Terrace to the social and sophisticated Legends Patio. Whether you’re stopping by for a quick bite or soaking in the spectacular views of the 18th hole, dining at Fox Den is always a treat.

Prime Location in Fox Den

Situated at 12218 Torrey Pines Point, this home offers the peace of a quiet cul-de-sac with the convenience of being just steps from the vibrant heart of the community. Whether you’re an avid golfer, fitness enthusiast, or simply looking to enjoy the social atmosphere of Fox Den, this home delivers the perfect combination of location and lifestyle.

Don’t Miss Out

This thoughtfully updated home, with its charming cottage vibe, bonus room, rec room, and incredible outdoor space, is a rare find in Fox Den. With plans already in place for additional possibilities, it’s ready to meet your vision.

Schedule your private showing today and experience the charm, comfort, and lifestyle of 12218 Torrey Pines Point!

12218 Torrey Pines Point, Knoxville, TN 37934

$1,050,000
Property Type: Single Family Bedrooms: 4 Square Footage: 4,358 Lot Size (sq. ft.): 26,136 Status: Active
Current Price: $1,050,000 List Date: 7/04/2025 Last Modified: 7/11/2025

Description

Welcome to this quaint cottage-style home in the heart of Farragut's prestigious Fox Den Subdivision. Located on a sought-after cul-de-sac just a short stroll from the Fox Den Country Club and its incredible amenities, this 4-bedroom, 3 full and 2 half-bath home offers the perfect blend of charm, convenience, and luxury living. Brand new roof just installed! Are you an empty nester? You can live comfortably on just the main level with over 2100SF! Step Into Your Dream Home. From the moment you walk through the door, you'll fall in love with the open floor plan that effortlessly connects the beautifully renovated kitchen, dining, and living areas. The owner's suite on the main level ensures convenience and privacy, while the additional three bedrooms upstairs provide space for family or guests. This home also features a bonus room upstairs, perfect for a home office, playroom, or extra bedroom, as well as an additional rec room in the basement, ideal for a media room, game room, or home gym. With room for everyone and everything, this home is as functional as it is inviting. Outdoor Living at Its Finest. The outdoor space is an entertainer's dream! With multiple large patios, an outdoor fireplace, and lush landscaping, this home was designed for hosting gatherings or enjoying peaceful evenings under the stars. Plus, approvals are already in place to build an artist's cottage/outbuilding, with utilities ready to go. Whether you're a creative professional or simply looking for extra space, this addition offers endless possibilities. A Lifestyle Like No Other! Living in Fox Den means more than just owning a home, it's about embracing a lifestyle. Just a short distance from your front door, you'll find the Fox Den Country Club, where you can enjoy: A championship golf course set against amongst the Tennessee hills. A state-of-the-art fitness center open 24/7. Premier tennis and pickleball courts. A resort-style swimming pool. Multiple dining venues, from the family-friendly Tackett's Terrace to the social and sophisticated Legends Patio. Whether you're stopping by for a quick bite or soaking in the spectacular views of the 18th hole, dining at Fox Den is always a treat. This home features a prime Location in Fox Den. Situated at 12218 Torrey Pines Point, this home offers the peace of a quiet cul-de-sac with the convenience of being just steps from the vibrant heart of the community. Whether you're an avid golfer, fitness enthusiast, or simply looking to enjoy the social atmosphere of Fox Den, this home delivers the perfect combination of location and lifestyle. Don't Miss Out! This thoughtfully updated home, with its charming cottage vibe, bonus room, rec room, and incredible outdoor space, is a rare find in Fox Den. With the approval already in place for additional possibilities, it's ready to meet your vision.

More Information MLS# 1306060

Location Tax Legal Info

House #: 12218 Street Name: Torrey Pines St Suffix: Point State/Province: TN Zip Code: 37934 PIN #: 142PA024 Subdivision: Fox Den Geo Lat: 35.874285 Geo Lon: -84.193774

Contract Info

Auction Y/N: No Listing Price: 1050000 Current Price: $1,050,000 Status: Active Listing Date: 2025-06-25

General Property Description

Type: 2 Story Basement Acres: 0.6 Acre Source: Tax Records Site Built: Yes Restrictions: Yes SqFt - Total (Aprox): 4358 SqFt - Main Lvl: 2144 SqFt - Down Lvl: 546 SqFt - 2nd Flr Lvl: 1668 # Bedrooms: 4 Baths - Full: 3 Baths - 1/2: 2 # of Rooms: 9 Fireplace: Yes # Fireplace: 3 Property Status: N/A HOA: Mandatory HOA Fee: 235 HOA Freq: Yearly HOA Contact: Drew McDonald 865-291-6113 Year Built: 1972 Bonus Room: Yes

Status Change Info

Status Change Date: 2025-07-04

Property Features

Style: Cottage; Traditional Construction: Frame Siding: Stone; Other Basement: Crawl Space Sealed; Finished; Plumbed; Walkout Lot Description: Cul-De-Sac; Golf Community; Irregular Lot; Level; Private; Rolling Slope; Wooded View: Wooded Fireplace: Free Standing; Gas Log; Wood Burning Floors: Carpet; Hardwood; Tile Fuel: Electric; Gas (Natural) Heat: Central; Forced Air Cooling: Ceiling Fan(s); Central Cooling Appliances: Dishwasher; Disposal; Gas Cooktop; Microwave; Range; Self Cleaning Oven; Smoke Detector; Tankless Water Heater Sewer: Public Sewer Water: Public Other Rooms: Basement Rec Room; Bedroom Main Level; Den/Study; Extra Storage; Family Room; Great Room; Mstr Bdrm Main Level; Office; Split Bedroom Misc Features: Internet Available; Kitchen Island; Walk-in Shower; Walk-In Closet(s); Washer/Dryer Connect; Wired for Internet Exterior Features: Irrigation System; Patio; Porch - Covered; Prof Landscaped; Windows - Insulated Dining Area: Breakfast Bar; Kitchen/Dining Rm Co Community Amenities: Architect Restricted; Club House; Exercise Room; Golf Course; Putting Greens; Rec Facilities; Swimming Pool; Tennis Courts; Other - See Remarks Association Fee Incl: Other Showing: See Agent Instructns New Financing: Cash; Conventional; New Loan; VA Loan

Room Information

Master Bedroom Family Room Living Room Kitchen Dining Room Bedroom 2 Bedroom 3 Bedroom 4 Bonus Room Rec Room
Listing Office: CornerStone Realty Associates
Office Phone: 865-966-9700
Last Updated: July - 11 - 2025
12218 Torrey Pines Point, Knoxville, TN 37934- MLS# 1306060
The data relating to real estate for sale on this Web Site comes from the IDX Program of the Knoxville Area Association of REALTORS® Multiple Listing Service. © Copyright 2020 All rights reserved. IDX information is provided exclusively for consumers' personal, non-commercial use, it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing, and that the data is deemed reliable but is not guaranteed accurate by the MLS. This information is updated weekly, however, some of these properties may subsequently have sold and may no longer be available. The Real Estate Broker providing this data believes it to be correct, but advises interested parties to confirm the data before relying on it in a purchase decision.
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Knoxville & East Tennessee Real Estate SHIFT: May 2025 Market Update

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The East Tennessee real estate market is sending a clear signal: the frenetic, seller-dominated era is over. After years of intense competition, the data through May 2025 reveals a decisive shift towards a more balanced, traditional, and strategic market. For buyers, this means more options and renewed negotiating power. For sellers, it demands a new approach to pricing and presentation.

In our latest update, Troy Stavros of Cornerstone Realty Associates breaks down the critical numbers, trends, and forecasts for both the broader East Tennessee region and the Knoxville metropolitan hub. Here’s what you need to know.

The Big Picture: A Unified Shift to a Balanced Market

Across the region, the story is consistent. A surge in housing inventory, a slower sales pace, and moderating price growth have collectively tipped the scales. While the direction is the same, the velocity of this change differs, with the Knoxville market experiencing a more rapid and dramatic cooling-off period than its surrounding areas.

East Tennessee Housing Market: The Regional View (May 2025)

Looking at the entire East Tennessee area, the move towards balance is clear when comparing year-over-year data from May 2024 to May 2025:

  • Home Sales: Down 10.3%
  • Inventory of Homes: Up a significant 38.2%
  • Pending Sales: Up 13.9%
  • New Listings: Up 9.6%
  • Median Sales Price: Rose a modest 2.14% to $372,825
  • Absorption Rate: Increased to 4.43 months of inventory, placing the region firmly in a balanced market (traditionally 4-6 months).

A Closer Look: The Knoxville, TN Market (May 2025)

For properties with a Knoxville address, the trends are even more pronounced, signaling a faster correction:

  • Home Sales: Down 10.8%
  • Inventory of Homes: Skyrocketed by 57.5%
  • Pending Sales: Up 13.6%
  • New Listings: Up 11.8%
  • Median Sales Price: Rose 2.07% to $407,500
  • Absorption Rate: Increased to 2.63 months of inventory. While technically still a seller’s market, it’s heading towards balance at a much faster speed.

Knoxville vs. East Tennessee: A Tale of Two Markets

While both markets are cooling, Knoxville is doing so more dramatically.

  • Pace of Slowdown: Knoxville’s absorption rate grew by 51.15% year-over-year, far outpacing the regional increase of 35.89%. This shows the gap between inventory and sales is widening much more quickly in the city.
  • Days on Market: The median days on market in Knoxville surged by 71.43% (from 7 to 12 days), while the regional median saw a more moderate increase of 42.86% (from 14 to 20 days).
  • Seller Adjustments: Sellers in Knoxville are reacting more aggressively. The median list price in Knoxville fell by 5.37%, a much steeper drop than the regional decline of 0.69%, signaling intense competition.

Key Advice for Sellers in Today’s Market

The market no longer guarantees a quick, above-asking-price sale. Strategy and realism are your keys to success.

  1. Price Aggressively & Accurately: This is the single most important factor. With a 5.37% drop in the median list price in Knoxville, you are competing against sellers who are already adjusting downward. Price your home correctly from day one to avoid languishing on the market.
  2. Invest in Presentation: With surging inventory, your home must stand out. Professional photography, decluttering, and ensuring your home is in pristine, move-in-ready condition are no longer optional—they are essential.
  3. Be Patient & Prepared to Negotiate: The days of reviewing multiple offers in a single weekend are fading. Expect an average market time of around 60 days in the broader region. Be prepared for a sale to take weeks, not days, and expect to negotiate on price and terms.

A Window of Opportunity: Key Advice for Buyers

This is the most advantageous market for buyers in several years. You are in a position of strength.

  1. Take Your Time & Explore Options: The fear of missing out (FOMO) has subsided. The significant increase in inventory means you can be more deliberate, compare properties thoroughly, and avoid rushed decisions.
  2. Exercise Your Negotiating Power: The data confirms that sellers are more flexible. Don’t hesitate to submit offers below the list price and include important contingencies for inspections and financing. Pay close attention to a property’s “days on market”—a higher number often indicates a more motivated seller.
  3. Don’t Mistake a Balancing Market for a Crashing One: Prices are not in a freefall; they are still appreciating modestly. Waiting on the sidelines for a major price crash is a risky strategy that may not pay off. The real opportunity is the combination of more choice and reduced competition.

Looking Ahead: 6-Month Real Estate Forecast (June-December 2025)

The market normalization seen through May is expected to continue and solidify over the next six months.

  • Inventory Will Continue to Rise: Driven by new listings and longer selling times.
  • Price Growth Will Decelerate: Projections suggest modest annual price growth in the low single digits (2-3%).
  • Seller Concessions Will Become Commonplace: Expect to see more sellers offering to cover closing costs or reducing their asking price.
  • Mortgage Rates Remain the Biggest Variable: Most forecasts predict rates will hover in the mid-to-high 6% range. Any stabilization will help the market, but the era of ultra-low rates is firmly in the past.

Have Questions About Your Specific Situation?

Whether you’re considering selling your property or looking to buy a home in East Tennessee, navigating this shifting market requires expert guidance. Understanding the nuances of a specific neighborhood or price point is key to making a successful move.

If you have questions about this data or want to discuss your specific real estate goals, don’t hesitate to reach out.

This market update was provided by Troy Stavros with Cornerstone Realty Associates. For a personal consultation, please find our contact information below.

Contact me at 865-999-0925 or email Troy@865realestate.com

Your Dream Home Awaits in Tellico Village – 205 Inagehi Trace, Loudon, TN

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UNDER CONTRACT IN 4 DAYS! Welcome to 205 Inagehi Trace, a custom-built masterpiece in the highly sought-after Tellico Village community. Designed and crafted by Tyndale Construction, this home offers a seamless blend of modern luxury, thoughtful design, and resort-style living in the heart of East Tennessee.

Exquisite Custom Design

This 3-bedroom, 2-bath home is a showcase of exceptional craftsmanship and attention to detail:

  • Spa-Inspired Bathrooms: Enjoy no-step entry walk-in showers, custom shower systems, upgraded hardware, and luxurious marble countertops.
  • Chef’s Kitchen: A culinary dream with quartz countertops, a matching quartz backsplash, and a convenient pot filler above the stove. Premium stainless steel appliances with a 3-year warranty add peace of mind.
  • Open Concept Living: The oversized kitchen island overlooks a grand family room with soaring vaulted ceilings and a stunning floor-to-ceiling custom tile fireplace, perfect for hosting family and friends.

Unmatched Attention to Detail

Every inch of this home has been designed with both beauty and functionality in mind:

  • Oversized Butler’s Pantry & Laundry Room: Both spaces feature quartz countertops, offering elegance and practicality.
  • Energy-Efficient Features: Upgraded casement windows with noise-reducing glass and 2×6 exterior framing ensure superior insulation, strength, and tranquility.
  • Striking Curb Appeal: From the painted brick front to the elegant roof pitch, custom hardscape landscaping, and courtyard garage, this home is a true showstopper.

Outdoor Living at Its Best

Step out onto the 29-foot screened porch, where you’ll enjoy views of the beautifully landscaped flat backyard, lush with fresh sod and surrounded by privacy. The private cul-de-sac lot offers both seclusion and ample parking, with an oversized driveway perfect for entertaining guests.

Garage & Storage Solutions

The insulated 3-car garage was designed for convenience and versatility:

  • 8-foot garage doors and extra depth provide room for your boat, golf cart, or other toys.
  • EV-ready with an extra plug for electric vehicle charging.
  • A state-of-the-art WiFi camera system adds an extra layer of security.

Resort-Style Living in Tellico Village

Life in Tellico Village means access to world-class amenities just minutes from your front door:

  • Championship golf courses.
  • Pristine waters of Tellico Lake for boating, fishing, and water sports.
  • Fitness centers, hiking trails, and a vibrant social calendar with clubs and activities for every interest.
  • Nearby shopping, dining, and entertainment to complete the lifestyle.

Schedule Your Private Tour Today

Don’t miss this rare opportunity to own a true custom luxury home in one of Tennessee’s most desirable communities. Experience the perfect balance of elegant design, modern convenience, and resort-style living at 205 Inagehi Trace.

Start living your dream life in Tellico Village — schedule your tour today!

205 Inagehi Trace, Loudon, TN 37774

$750,000
Property Type: Single Family Bedrooms: 3 Square Footage: 2,219 Lot Size (sq. ft.): 12,632 Status: Closed
Current Price: $750,000 List Date: 5/24/2025 Last Modified: 7/03/2025

Description

Welcome to 205 Inagehi Trace, a custom-built masterpiece in the heart of Tellico Village, Loudon, TN. Built by one of Tellico Village's premier builders, Tyndale Construction, this home blends modern luxury, thoughtful design, and resort-style living. The 3-bedroom, 2-bath layout showcases exceptional craftsmanship, including spa-inspired bathrooms with no-step entry walk-in showers, custom shower systems, upgraded hardware, and marble countertops. The chef's kitchen is a culinary dream, featuring quartz countertops, a matching quartz backsplash, a pot filler above the stove, and premium stainless steel appliances. The oversized kitchen island overlooks the grand family room with vaulted ceilings and a stunning floor-to-ceiling custom tile fireplace, creating the perfect space for entertaining. Every detail of this home has been designed for beauty and functionality, including an oversized butler's pantry with a beverage refrigerator and quartz countertops, a spacious laundry room with quartz countertops, upgraded casement windows with noise-reducing glass, and 2x6 exterior framing for superior insulation and durability. The painted brick, elegant roof pitch, and custom hardscape landscaping give the home striking curb appeal, while the 29-foot screened porch offers serene views of the beautifully landscaped flat backyard. The private cul-de-sac location provides seclusion and ample parking, with an oversized driveway ideal for hosting guests. The insulated 3-car garage, featuring 8-foot doors, extra depth for a boat or golf cart, electric vehicle charging capabilities, and a state-of-the-art WiFi camera system, offers convenience and versatility. Located just minutes from Tellico Village's world-class amenities, including championship golf courses, Tellico Lake, fitness centers, hiking trails, and a vibrant social scene, this home offers the perfect balance of luxury, modern convenience, and resort-style living. Don't miss this opportunity to own a true custom home in one of Tennessee's most desirable communities. Schedule your private tour today!

More Information MLS# 1302230

Location Tax Legal Info

House #: 205 Street Name: Inagehi St Suffix: Trace State/Province: TN Zip Code: 37774 PIN #: 068N B 006.00 Subdivision: Mialaquo Coves Geo Lat: 35.658164 Geo Lon: -84.280137

Contract Info

Auction Y/N: No Listing Price: 750000 Current Price: $750,000 Status: Closed Listing Date: 2025-05-24

General Property Description

Type: Ranch Acres: 0.29 Acre Source: Tax Records Site Built: Yes Restrictions: Yes SqFt - Total (Aprox): 2219 SqFt - Main Lvl: 2219 # Bedrooms: 3 Baths - Full: 2 # of Rooms: 7 Fireplace: Yes # Fireplace: 1 Property Status: N/A HOA: Mandatory HOA Fee: 181.53 HOA Freq: Monthly HOA Contact: https://www.tellicovillagepoa.org Year Built: 2025 Bonus Room: No

Status Change Info

Status Change Date: 2025-07-03 Under Contract Date: 2025-05-28 Sold Date: 2025-06-27 Sold Price: $750,000

Property Features

Style: Traditional Construction: Frame - Brick Siding: Brick; Vinyl Basement: Crawl Space Lot Description: Cul-De-Sac; Golf Community; Irregular Lot; Level; Wooded View: Wooded Fireplace: Gas Log Floors: Tile; Vinyl Fuel: Electric; Propane Heat: Central; Heat Pump Cooling: Ceiling Fan(s); Central Cooling Appliances: Dishwasher; Disposal; Microwave; Range; Refrigerator; Self Cleaning Oven; Smoke Detector Sewer: Public Sewer Water: Public Other Rooms: Bedroom Main Level; Den/Study; Family Room; Great Room; Laundry/Utility; Mstr Bdrm Main Level; Office; Split Bedroom Misc Features: Cathedral Ceiling(s); Internet Available; Kitchen Island; Pantry; Trey Ceiling; Walk-in Shower; Walk-In Closet(s); Washer/Dryer Connect; Wired for Internet Exterior Features: Cable Available (TV Only); Deck; Irrigation System; Patio; Porch - Covered; Porch - Enclosed; Porch - Screened; Prof Landscaped; Windows - Insulated Dining Area: Eat-in Kitchen; Kitchen/Dining Rm Co Community Amenities: Architect Restricted; Boat Ramp; Club House; Dock; Exercise Room; Golf Course; Lake/Water Access; Picnic/Barbeque Area; Putting Greens; Rec Facilities; Swimming Pool; Tennis Courts Association Fee Incl: All Amenities Showing: See Agent Instructns New Financing: Cash; Conventional; New Loan; VA Loan

Room Information

Family Room Kitchen LR/DR Combination Master Bedroom Bedroom 2 Bedroom 3 Office Garage Utility Room
Listing Office: CornerStone Realty Associates
Office Phone: 865-966-9700
Last Updated: July - 03 - 2025
205 Inagehi Trace, Loudon, TN 37774- MLS# 1302230
The data relating to real estate for sale on this Web Site comes from the IDX Program of the Knoxville Area Association of REALTORS® Multiple Listing Service. © Copyright 2020 All rights reserved. IDX information is provided exclusively for consumers' personal, non-commercial use, it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing, and that the data is deemed reliable but is not guaranteed accurate by the MLS. This information is updated weekly, however, some of these properties may subsequently have sold and may no longer be available. The Real Estate Broker providing this data believes it to be correct, but advises interested parties to confirm the data before relying on it in a purchase decision.
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Tellico Village Real Estate Market Update: April 2025 Trends for Buyers and Sellers

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Are you considering buying or selling a home in Tellico Village, located in breathtaking Loudon, Tennessee? This sought-after community is known for its scenic beauty, active lifestyle, and desirable real estate options. As of April 2025, the housing market in Tellico Village is showing signs of transition, providing opportunities and challenges for buyers and sellers alike.

In this blog post, we’ll break down the latest trends, key metrics, and actionable insights you need to navigate the Tellico Village real estate market with confidence.

Tellico Village Housing Market Overview

The Tellico Village market is shifting from a strong seller’s market to a more balanced environment, with growing inventory levels and softening prices. While the market remains active, buyers are gaining leverage, making this a key moment for both buyers and sellers to act strategically.

1. Inventory and Absorption Rate

  • Active Listings: Increased to approximately 160 homes by April 2025 (up 89% from one year ago), signaling higher inventory levels.
  • Absorption Rate: Jumped by 85.56% year over year, reaching 5.14 months of inventory (up from 2.77 months in April 2024).

What This Means:

  • For Sellers: Homes are taking longer to sell, and pricing competitively is now critical in a more crowded market.
  • For Buyers: With increased inventory and a market nearing a buyer’s market threshold of six months, buyers have more options and greater negotiating power.

2. Pricing Trends

  • Average List Price: Increased modestly by 2.86% to $678,972, reflecting steady seller confidence.
  • Median List Price: Decreased slightly by 0.64% to $639,900, showing sellers are adjusting expectations to meet demand.
  • Average Sale Price: Declined by 9.28% to $636,021, suggesting buyers are negotiating lower prices, especially on higher-end properties.
  • Median Sale Price: Rose slightly by 1.06% to $624,900, indicating stability in mid-range home values.

What This Means:

  • For Sellers: Sellers of premium properties must adjust pricing expectations and consider offering incentives to attract buyers.
  • For Buyers: Declining average sale prices present opportunities to secure deals, particularly on luxury homes.

3. Days on the Market

  • Average Days on Market: Decreased slightly by 7.5% to 74 days, showing some homes are selling faster than before.
  • Median Days on Market: Increased significantly by 73.08% to 45 days, reflecting that less desirable or overpriced homes are lingering longer.

What This Means:

  • For Sellers: Well-priced, move-in-ready homes are selling quickly, but overpricing will likely lead to extended market times.
  • For Buyers: Buyers have more time to evaluate their options, especially for homes that have been on the market longer.

4. Sale-to-List Price Ratio

  • Sale-to-Original List Price Ratio: Dropped to under 94%, indicating that sellers are accepting offers well below their initial asking prices.
  • Sale-to-Final List Price Ratio: Remains strong at around 98%, showing that sellers who adjust their prices competitively still sell near their final asking price.

What This Means:

  • For Sellers: Start with a competitive price to avoid prolonged market times and eventual price reductions.
  • For Buyers: Buyers can negotiate discounts, particularly on homes that have lingered on the market.

5. Price Volume Trends

  • Active List Volume: Increased, driven by higher inventory levels and steady list prices.
  • Sold Volume: Declined, reflecting a slower pace of closed transactions and the softening of average sale prices.

What This Means:

  • For Sellers: Rising competition requires enhanced marketing efforts and realistic pricing strategies.
  • For Buyers: Slower sales activity gives buyers more leverage, time, and opportunities to find the right home.

Conclusions for Buyers and Sellers

For Sellers

  1. Increased Competition: With rising inventory and longer absorption rates, sellers must focus on competitive pricing and effective property presentation to stand out.
  2. Pricing Strategy: Overpricing homes will lead to extended market times and eventual price reductions. Start with a fair market price to attract buyers quickly.
  3. Market Preparation: Homes that are well-maintained, updated, and move-in-ready are more likely to sell quickly in this transitioning market.

For Buyers

  1. Increased Leverage: With more inventory and a cooling market, buyers have more negotiating power than before.
  2. Time to Evaluate: The longer absorption rate and increased days on market give buyers more time to make informed decisions.
  3. Negotiation Opportunities: Declining average sale prices and the drop in the sale-to-original list price ratio provide opportunities to secure favorable deals, particularly on higher-end homes.

Tellico Village Market Outlook

The Tellico Village real estate market is transitioning toward balance, with rising inventory, slower sales, and softening prices. While still active, the market is no longer as strongly tilted toward sellers as in prior years. Sellers must adapt to these changes by pricing competitively and presenting their homes effectively, while buyers can take advantage of increased inventory and negotiating opportunities.

Why Work with a Tellico Village Real Estate Expert?

Navigating a shifting real estate market requires the guidance of a knowledgeable local expert. At Cornerstone Realty Associates, we specialize in helping sellers price and market their homes for success and assisting buyers in finding the perfect property in Tellico Village.

Ready to Buy or Sell in Tellico Village? Contact Us Today!

📞 Phone: 865-999-09825
📧 Email: troy@865realestate.com
🌐 Website: 865realestate.com

Let’s make your Tellico Village real estate goals a reality!

Farragut, TN Real Estate Market Update: April 2025 Trends for Buyers and Sellers

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Are you considering buying or selling a home in Farragut, Tennessee? This affluent Knoxville suburb continues to be one of the most desirable real estate markets in East Tennessee. With its combination of luxury homes, strong demand, and steady market trends, Farragut offers unique opportunities for both buyers and sellers.

In this April 2025 market update, we’ll dive into the latest data, trends, and insights to help you make informed real estate decisions.

Farragut Real Estate Market Overview

The Farragut housing market remains robust, with strong demand for premium properties. While there are slight signs of cooling, such as an increase in the absorption rate, the market still leans toward sellers. Here’s a breakdown of the key metrics as of April 2025:

1. Inventory and Absorption Rate

  • Active Listings: Around 100 properties, remaining stable.
  • Absorption Rate: Increased by 11.66% year over year to 2.49 months.

What This Means:

  • For Sellers: While the market remains strong, homes may take slightly longer to sell compared to last year. Competitive pricing and preparation are critical.
  • For Buyers: The slight rise in the absorption rate offers more room for negotiation compared to 2024, but the market is still competitive.

2. Pricing Trends

  • Average List Price: Increased by 4.27% to $868,857.
  • Median List Price: Declined by 5.53% to $721,743, indicating sellers are adjusting prices to match buyer expectations.
  • Average Sale Price: Increased by 12.49% to $767,214, reflecting strong demand for high-end homes.
  • Median Sale Price: Increased slightly by 1.37% to $664,000.

What This Means:

  • For Sellers: Luxury and high-end properties are in demand, but pricing competitively is essential to attract buyers quickly.
  • For Buyers: Rising sale prices indicate strong competition for quality homes. Act quickly on well-priced properties to avoid losing out.

3. Days on Market

  • Average Days on Market: Decreased by 25.53% to 35 days, showing homes are selling faster.
  • Median Days on Market: Increased by 50% to 6 days, suggesting some homes linger due to pricing or desirability.

What This Means:

  • For Sellers: Well-priced and prepared homes are selling quickly, while overpriced properties are taking longer to sell.
  • For Buyers: Competitive pricing is key—homes that are priced right move fast, so be ready to act decisively.

4. Sale-to-List Price Ratio

  • Sale-to-Original List Price: Just under 98%, indicating minimal concessions during negotiations.
  • Sale-to-Final List Price: Reflects similar trends, with homes selling close to their final list prices.

What This Means:

  • For Sellers: Pricing your home strategically from the start avoids the need for price reductions, helping ensure quicker sales.
  • For Buyers: Expect to pay near the asking price for desirable homes, as there is limited room for negotiation.

5. Price Volume Trends

  • Active List Volume: Increased slightly due to higher average list prices.
  • Sold Volume: Increased significantly, driven by higher average sale prices and steady demand.

What This Means:

  • For Sellers: Strong demand, particularly in the luxury market, means higher price points and faster sales.
  • For Buyers: Be prepared to act quickly and pay premiums for high-end properties.

Conclusions for Buyers and Sellers

For Sellers

  1. Strong Demand: Farragut remains a desirable market with rising sale prices and faster sales for well-prepared homes.
  2. Competitive Pricing: While the market favors sellers, overpriced homes may linger longer. Price strategically to attract buyers.
  3. Luxury Opportunities: High-end properties are in demand, with buyers willing to pay premium prices for desirable homes.

For Buyers

  1. Act Quickly: Homes are selling faster than last year, especially those priced competitively. Be prepared to move fast.
  2. Limited Negotiation: Expect to pay close to the asking price, as sellers maintain pricing power.
  3. Prepare for Premiums: The rise in average sale price highlights strong competition, particularly in the luxury segment.

Farragut Market Outlook

The Farragut real estate market remains robust, driven by strong demand for premium homes. While there are slight signs of cooling, such as the increase in absorption rate, the market still clearly favors sellers. Buyers should act decisively and be prepared for limited concessions, while sellers can capitalize on demand by pricing homes strategically and presenting them well.

Why Work with a Farragut Real Estate Expert?

Navigating the competitive Farragut housing market requires local expertise. Whether you’re buying or selling, working with a knowledgeable real estate professional ensures you make the most of your opportunities.

At Cornerstone Realty Associates, we specialize in Farragut real estate, offering personalized guidance to help you achieve your goals.

Ready to Buy or Sell in Farragut, TN? Contact Us Today!

📞 Phone: 865-999-0925
📧 Email: troy@865realestate.com
🌐 Website: 865realestate.com

Let’s make your real estate journey in Farragut a success!

April 2025 Knoxville & East Tennessee Housing Market Update: What Buyers and Sellers Need to Know

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Are you planning to buy or sell real estate in Knoxville or East Tennessee in 2025? With the latest housing market data in hand, you can make informed decisions that align with current trends in the area. In this market update, we’ll break down the key insights from April 2025, including inventory levels, price trends, and market conditions for both buyers and sellers.

Whether you’re a first-time buyer, seasoned investor, or a homeowner ready to sell, here’s everything you need to know about the Knoxville and East Tennessee real estate markets.

Knoxville Housing Market: Cooling but Still Favoring Sellers

The Knoxville housing market is showing signs of cooling, but it remains a slight seller’s market. Here are the latest stats comparing April 2025 to April 2024:

  • Home Sales: Down 15.4% year over year.
  • Pending Sales: Up 10.9%, showing steady buyer interest.
  • Inventory Growth: Up 61.4%, giving buyers more options.
  • Median Sales Price: Increased 4.94% to $404,000.
  • Average Price Per Square Foot: $234 per square foot.
  • Absorption Rate: Rose to 2.38 months, reflecting a slight shift toward balance but still favoring sellers.
  • Days on Market: Average days on market increased by 44.12% to 49 days, signaling a slower pace for home sales.

What This Means for Sellers in Knoxville

Sellers in Knoxville need to adapt quickly to changing conditions by pricing homes competitively and ensuring properties are well-prepared for listing. While prices are still rising, the increase in inventory and absorption rate indicates growing buyer leverage.

What This Means for Buyers in Knoxville

With more inventory and slower sales, buyers have greater negotiating power. However, desirable homes are still selling quickly. Acting decisively on well-priced properties is key to securing your dream home.

East Tennessee Housing Market: A Steady Transition Toward Balance

Compared to Knoxville, the East Tennessee market is transitioning more gradually, moving closer to a balanced market. Here’s the year-over-year data for April 2025:

  • Home Sales: Down 12.5% compared to April 2024.
  • Pending Sales: Up 13.7%, reflecting active buyer interest.
  • Inventory Growth: Up 39.4%, giving buyers more options.
  • Median Sales Price: Increased 6.23% to $375,000.
  • Average Price Per Square Foot: $227 per square foot.
  • Absorption Rate: Rose to 4.07 months, nearing a balanced market.
  • Days on Market: Average days on market increased by 16.98% to 62 days, while the median rose 53.33% to 23 days.

What This Means for Sellers in East Tennessee

Sellers in East Tennessee can take a more patient approach compared to Knoxville. With homes taking longer to sell, focusing on property presentation and strategic pricing is crucial. The market is nearing balance, but sellers can still benefit from price appreciation.

What This Means for Buyers in East Tennessee

Buyers have more time to evaluate properties as the market stabilizes. While the slower pace offers more flexibility, competitive pricing means there’s less room for dramatic discounts.

Key Trends Driving the Knoxville and East Tennessee Housing Markets

1. Growing Inventory Levels

Both Knoxville and East Tennessee are experiencing rising inventory levels, providing buyers with more options. However, Knoxville’s faster absorption rate increase (52.2% year over year) suggests a more rapid market adjustment compared to East Tennessee’s slower pace (29.25%).

2. Seasonal Market Upswing

Spring is the busiest time for real estate, and both markets are benefiting from seasonal demand. Pending sales have increased significantly in Knoxville, jumping from 488 in February to 666 in April, highlighting strong buyer activity.

3. Pricing Trends

  • Knoxville: Median sales price rose by 5.19% to $405,000, while the median list price declined by 3.25%. This suggests sellers are adjusting expectations to attract buyers.
  • East Tennessee: Median sales price increased 6.23% to $375,000, with a modest 1.24% rise in list prices. Sellers here are maintaining steadier pricing strategies.

4. Affordability Challenges

Rising prices and high mortgage rates (currently hovering around 6.92%) are creating affordability challenges for many buyers. The “lock-in effect” is also keeping some potential sellers on the sidelines, as 72% of homeowners with mortgages have interest rates below 5%.

County-Specific Market Insights

Here’s a quick overview of housing trends in surrounding East Tennessee counties:

  • Knox County: Inventory up 57.6%, pending sales up 12.2%, and median sales price up 7.08% to $401,547.
  • Roane County: Inventory up 29.3%, pending sales down 12.3%, and median sales price down 1.5% to $319,000.
  • Anderson County: Inventory up 37.6%, pending sales up 14%, and median sales price down 0.5% to $297,500.
  • Loudon County: Inventory up 65.8%, pending sales down 4.3%, and median sales price up 4.98% to $527,500.
  • Sevier County: Inventory up 18.1%, pending sales down 5.7%, and median sales price down 3.81% to $525,000.
  • Blount County: Inventory up 51.2%, pending sales up 19.6%, and median sales price up 6.84% to $406,000.

Opportunities and Challenges for Buyers and Sellers

For Sellers

  • Knoxville: Price your home competitively and prepare it well to stand out in a cooling market.
  • East Tennessee: Be patient with longer selling times, but focus on presentation and pricing to attract buyers.

For Buyers

  • Knoxville: Leverage increased inventory and negotiate strategically, but act quickly on desirable properties.
  • East Tennessee: Take advantage of a balanced market to explore more options, but don’t expect deep discounts.

National Market Context: How Knoxville and East Tennessee Compare

Nationally, the housing market is seeing more metro areas with falling home prices. However, Knoxville and East Tennessee continue to experience year-over-year price appreciation.

Despite low national home sales (near historic lows since 1995), East Tennessee’s resilience reflects strong local demand and steady market conditions.

Final Thoughts: Steady as She Goes

The Knoxville and East Tennessee housing markets are adapting to increased inventory and shifting buyer behavior. Knoxville is cooling faster, while East Tennessee’s transition is more gradual.

Whether you’re buying or selling, understanding these nuanced trends is key to making informed decisions. If you’re ready to take the next step in the Knoxville or East Tennessee real estate market, contact Troy Stavros with Cornerstone Realty Associates for expert guidance.

Looking to buy or sell in Knoxville or East Tennessee? Let’s make your real estate goals a reality. Reach out today for personalized advice and support!

Contact Troy Stavros, Cornerstone Realty Associates
📞 Phone: 865-999-0925
📧 Email: troy@865realestate.com