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Seasonality And Second-Home Tourism In North Macedonia: Dojran Case

Author

Listed:
  • Aleksandra Terzić

    (Geographical Institute Jovan Cvijić SASA, Belgrade, Serbia;)

  • Biljana Petrevska

    (Faculty of Tourism and Business Logistics, Goce Delcev University, Stip, Republic of North Macedonia.)

  • Iva Nikoloska

    (Faculty of Tourism and Hospitality, Ohrid, St. Kliment Ohridski University, Bitola, Republic of North Macedonia.)

Abstract

Seasonal lake destinations often develop unevenly: short summer peaks encourage rapid construction, while many buildings remain empty or weakly used for much of the year. This paper explores this issue through the case of Dojran, North Macedonia, focusing on the relationship between seasonality, second-home tourism and tourism-driven real-estate expansion. It develops a model for assessing whether new residential construction follows demographic needs or is mainly shaped by tourism-related demand. The findings reveal a clear mismatch between housing growth and population trends, indicating that the recent construction boom has contributed to market oversupply, high vacancy rates and “cold beds”. The results also suggest possible gentrification effects and uneven local development. The paper contributes theoretically by connecting seasonality and second-home tourism with housing-market imbalance through a measurable indicator. In practical terms, it provides a useful diagnostic tool for sustainable tourism planning in small seasonal destinations.

Suggested Citation

  • Aleksandra Terzić & Biljana Petrevska & Iva Nikoloska, 2026. "Seasonality And Second-Home Tourism In North Macedonia: Dojran Case," UTMS Journal of Economics, University of Tourism and Management, Skopje, Macedonia, vol. 17(1), pages 90-102, June.
    • Handle: RePEc:ris:utmsje:023086
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    File URL: https://utmsjoe.mk/past-issues/2-uncategorised/56-vol-17-no-1
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    Keywords

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    JEL classification:

    • R31 - Urban, Rural, Regional, Real Estate, and Transportation Economics - - Real Estate Markets, Spatial Production Analysis, and Firm Location - - - Housing Supply and Markets
    • L83 - Industrial Organization - - Industry Studies: Services - - - Sports; Gambling; Restaurants; Recreation; Tourism
    • Z32 - Other Special Topics - - Tourism Economics - - - Tourism and Development

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