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Great real estate values in the Great Smoky Mountains
About Me

Deborah Korlin

Deborah Korlin is the owner and principal broker of Century 21 MVP in Sevierville, Tennessee, covering real estate in the Great Smoky Mountains area.
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4-bedroom homeThe gorgeous views on the over sized lot of this 4-bedroom Sevierville home provides the perfect backdrop for entertaining family, friends, neighbors, and other guests.

Our featured “House of the Month” for June, this 4,000 square foot 4-bedroom home also includes 3.5 bathrooms, a 2 car attached garage and an additional detached garage for one more vehicle. Or you can make it the perfect place for extra storage! With nearly two acres of ground, you can enjoy both the front and back yard. Each offers ample outdoor space for entertaining. Out front you can relax on your covered attached gazebo or front porch swing. The back yard offers you a wonderful concrete patio and latticed deck perfect for hosting a cookout!
With the master suite on main floor you will love the open concept floor plan and upscale custom finishes throughout! The designer kitchen with granite counter tops, an eat in kitchen, formal dinning area, large great room with immense bay windows for natural light, gas fireplace and large front office accompanied by high ceilings and large windows are a sight to behold. Upstairs you will find another master suite with its own walk-in closet and jetted tub, two more large bedrooms, another over sized great room/media room, and your very own personal gym with mat flooring!
If you’d like to visit this 4-bedroom home, call me at 865-765-6157 or my support line at 865-654-2111.

You can learn more about this 4-bedroom Sevierville home here.

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I am so excited! It’s that time of year when the Smoky Mountains show off that famous “Blue Smoke.”

Many of you are of Cherokee descent like me and it just seems right! The Cherokee called it “Land of the Blue Smoke.” Shaconage was their word for it.  You pronounce it “Sha-Kon-O-Heyblue smoke”!  Sounds so good, right?

When thinking about the best real estate investment ever, think about purchasing a cabin with a view of the Blue Smoke. The fact that it changes all day with the weather is superb.  Sometimes it disappears and then an hour later, mountains upon mountains appear like from nowhere.  It’s part of the joy that visitors have when they come. It is equivalent to buying beachfront property.  Of course, you may have to “wait” for the property to come along and sometimes there is a compromise on the fact the drive is a little “crazy”— but weigh it out. The drive can’t be too crazy. Maybe you should load up your grandmother and your two year old and see if any one throws up breakfast.  If so, no matter how amazing the view you need to pass. But if you can put it on your list of top wants in a property that would be good.

blue smoke

Just as a side note, where does all that blue smoke come from? Volatile organic compounds, or VOC, is fog from vegetation. The plants take in carbon dioxide and give off oxygen. The VOC’s refract light that results in gorgeous bluish tint.  They have a high vapor pressure, which means they can form vapors at room temperature. Millions of trees, bushes, and other plants create a concert of VOC’s and we have Shaconage. This is also shared with the Blue Ridge Mountain range. As I was born on the Blue Ridge Parkway in Galax, Virginia, perhaps it is in my blood. Some of you might know that Galax is an awesome mountain bush but also home of the Fiddler Festival known nationwide for great Bluegrass.

But back to great investments.  So what is a view worth in dollars and cents? An appraiser will often not give value for a “view,” but in reality a lot without a mountain view might be worth $40,000.  The same size lot on the top of that resort will be sold for $90,000.  And rental revenue from a cabin with no view will be $70,000 a year on a typical well outfitted 3-bedroom with a view. Add another $15,000 or more of gross revenue a year. It makes me love Shaconage even more!

However, do not despair if you cannot find the mountain top view of Blue Smoke. I have several alternatives for you that will get you very close to if not on the mountain top itself. I can help you find a cabin on a water amenity, such as a creek or waterfall, or perhaps a place on a small mountain with a lake of its own! Find a cabin with a pristine private view where your guests feel like they are Adam in Eve in the garden of Eden before they had kids! When you find the private setting, place a fire pit or a garden to meditate in, or a walking path to go exploring.  And last of all stack your cabin with fantastic amenities such as giant screens with a  home theater, crazy arcade games, driving games, shooting games, putt- putt courses, sauna’s, and gourmet kitchens to make our local chefs envious.

If you want to learn more about the science behind Blue Smoke, check out this article on the subject here.

Sky Harbor cabinThis serene, private two bedroom Sky Harbor cabin is our featured “Cabin of the Month” for April! This true log cabin is the perfect second home or investment property!  With a master bedroom on the main floor, this cabin’s 1,200 square feet space offers an open concept floor plan perfect for entertaining your entire family and guests. The oversized windows in your new investment’s cathedral ceiling bring in the majestically serene views of nature. You’ll adore the gleaming wood floors throughout.
Upstairs, the Sky Harbor cabin’s large open loft is equipped with a game room. The wrap around deck with its own private hot tub is the perfect place for relaxing in the evening with a glass of wine as you wind down from the day of exploring and/or shopping, thanks to the convenient location that puts this cabin just 10 minutes from the Parkway into Pigeon Forge, 15 minutes to Gatlinburg, or just a few minutes more into the National Park!

Best of all, this Sky Harbor cabin will pay for itself. Ask us how!

If you’d like to know more about this Sky Harbor cabin, click here.

If you’d like to visit this Sky Harbor cabin, call me at 865-765-6157 or my support line at 865-654-2111 to schedule a showing.

Last month, I shared some important tips about what to look for when buying an investment and what to be thinking about during the search process. Once you’ve found the right property that meets your goals and meets those criteria, the next thing to be thinking about is what improvements you can make to it that will increase its overall value without costing you too much money. First and foremost, you want the investment property to be the best color it possibly can be.

Finding the best color

Sometimes it’s just a matter of painting, but don’t kid yourself – if you aren’t using the very best color choice, painting can ruin you as easily as it can profit you. Take that seriously. Don’t just let someone pick a color. Use a palette to compare colors before you start so that you pick the best color of paint for your home. And if you make the mistake of picking the wrong color, don’t be so prideful that you keep on painting with that bucket of paint because “it’s paid for.” I’ve done this.

True story! It was years ago when I was much younger and inexperienced, but an art major! As a matter of fact, I was fresh out of college and had started teaching art at a local middle school. So that made me a professional, right? Wrong! My sister asked me to choose the color for their new West Knoxville house. I was so excited! Armed with many paint chips, I chose the most darling shade of blue. Now, in my defense I need to tell you she loved blue and requested blue. However, there is blue, and there is blue! In a few short weeks after the paint dried on this marvelous shade of blue for the exterior of her house, the whole neighborhood was devalued due to the over the top Easter egg blue color of my sister’s house. Oh my!  I learned a terrible lesson, and so did my sister! She has forgiven me, but the roughly 2-inch by 3-inch paint chip does crazy things when you blow it up to about 100 feet by 20 feet. At least, that was my excuse! By the way, her three young sons loved the blue house (which in hindsight should have been a hint that it was inappropriate).best colors are found in nature

So here is the trick to figuring out the best color for your new investment.

Get paint samples and get the color you want. Then get all the shades around the color you want – dark ones, light ones, muted ones. I repeat, muted ones – with grey and brown mixed in! Then, take them to houses and commercial buildings you like and match them. You are going to be shocked at how muted the shades you like are once they are on an exterior wall with the sunlight beaming down.

You can also use the paint brochures and the photos they provide to indicate the color used at the paint store. That can help you determine the best color to use. And if you aren’t sure, start by buying a small sample and try a small area. (You’ll thank me!)

Another excellent idea is to talk to your agent before you remodel. A good agent will know the best colors, materials, design, and décor to attract buyers. If you remodel it correctly, it could save you $20,000.

Also remember, something bought as an investment can be rented immediately (generally speaking). A property that was someone else’s mistake because it wasn’t reaching its potential for gross rental income numbers but is still showing rental history means it can continue to make at least that amount in the meantime.

Lastly, land is always king. If you have a choice between buying an investment property with land or one that is in a Planned Unit Development subdivision where the only land you actually have all to yourself is the part the structure sets on, go with land.

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For our March “House of the Month,” we’ve selected this beautiful 2-bedroom cabin in Parkside Village.

2-bedroom cabinNow you can own your own perfect getaway with this cozy two bedroom and two bath cabin smack dab in the center of Wears Valley! It’s located just minutes from town and offers easy access to either Townsend or the National Park. This is a mountain lover’s dream!

Well maintained and newly stained, this 2-bedroom cabin’s open floor plan will offer you the chance to relax with family and friends or enjoy a nice game of pool in the downstairs game room.

You can learn more about this 2-bedroom cabin here.

Turn this into your cash-flow nest egg today! Contact me at 865-765-6157 or call my support line at 865-654-2111 to visit this 2-bedroom cabin.

For our March “Cabin of the Month,” we’ve chosen this 1-bedroom cabin nestled in Parkside Village.

Taken care of by a great owner, this 1-bedroom cabin offers the perfect opportunity to get away from it all and just relax in the quiet of the woods. Located in the heart of Wears Valley, this is your1-bedroom cabin chance to own your very own quaint one bedroom and one bath. Make it your second home or continue to enjoy it as an income producing rental property!
The great open floor plan flows well and is perfect for you and your closest family. Adorned with small handcrafted details that really make this cabin stand out from the rest. Step out onto your back deck that is wonderful for grilling or enjoying a cup of coffee on a crisp Tennessee spring morning.  And of course, it comes equipped with a covered hot tub so that you can enjoy a relaxing soak, rain or shine!

To learn more about this 1-bedroom cabin, click here.

If you would like to schedule a visit to see this 1-bedroom cabin, contact me at 865-765-6157 or call my support line at 865-654-2111.

The most common type of phone call we receive from buyers looking for real estate in our market usually starts out something like, “I’ve never really owned vacation rentals before but I want to buy one with great rental history!”

real estateI always tell them, “Awesome, you want to become an investor! I can definitely help you with that!”

The conversation then turns to identifying what exactly they are looking for in an investment property and what their budget is for buying real estate. Once we have those parameters figured out, the next point to focus on is understanding what their long term plans are with buying real estate. Always be looking for real estate property with the expectation that you will sell at some point.  This is the first, most important step in the process of buying real estate. We have found that it is fairly common for investment cabin owners to relist their cabins within five or so years.  Either their investment strategies evolve leading them to buy other cabins or to invest in other ideas, or life happens and their focus on where they want to spend their investment dollars changes. So, always buy with the sale in mind. What does that mean? Well, it means there are several criteria you want to do your best to meet as you search for the best investment.

  1. It’s got to be in a great location. Location is everything, as I’m sure you know. You’ve got to buy something in a great location. You can change almost anything about a home but you can’t change the location. You can’t move a house if it’s in a bad location. So how do we define “great location?” Well, in the Smokies, a great location is generally something that has a beautiful view of the mountains, is close to attractions, and is relatively peaceful. If your investment property doesn’t meet at least some of those criteria, it had better offer something incredibly unique that renters will find appealing.
  2. Buy the lowest priced property of the best quality on the block. You definitely don’t want to own the most expensive home or cabin in the resort, and the reason is this: when you get ready to sell, you will have a hard time getting that piece of real estate to appraise for what you want from it. Appraisers look at similar properties in the same area of the property for sale as much as possible, and often times a property that is priced higher than the ones around it sold for has trouble getting approval for the price you are being offered. Without an appraiser’s stamp, a lender won’t be able to authorize the deal unless the buyer is willing to pay the difference up front. Most buyers using a lender usually can’t (or won’t). By going after something that is less expensive, you have enough room to maneuver as it appreciates in value.
  3. Buy as high quality of property as you can afford. People are always looking for the best deal, and I personally love helping them finding someone else’s mistake that they can turn into a win. But even with that goal it’s important to remember that the cheaper something is, the more you will have to spend to turn it into a gold mine. You want to buy real estate property with good bones that will hold up better without much maintenance. On that subject, don’t buy something with an outdated, obsolete floor plan. You want to buy something that can be changed to keep up with the interior design trends. So buy something with potential to be great without having to completely rebuild from scratch.

Remember, the goal in real estate investing is to make money with the property, both on the front end over the years as you rent it and on the back end when you sell it for a profit. If you’re not striving to reach those two goals, it might be someone else buying your mistake instead!

Next month, I’ll take you through some of the strategies I encourage my buyers to use once they’ve found the “diamond in the rough” so that remodeling the home increases their profits rather than cutting into it.

In the meantime, if you have any questions about the local real estate market, my team and I are always here to help and answer questions.

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living in a cabinIs moving into a cabin in the Smokies your dream? If it is, I’ve got some suggestions for you on how to make the most of it in this article published at the Sevier News Messenger.

If you’ve been thinking about buying or selling your home or cabin, now is the time  – whichever side of the process you are on.

buying or sellingFor sellers, it’s the right time to sell because you can ask for a higher price these days. The number of properties – including homes and vacation/rental cabins – is low, creating a market where those properties that are priced competitively will sell for very close to asking price and very quickly, too. It has also meant an increase in sales prices as people are willing to offer more to get the home they want and face a greater number of buyers competing for less inventory. We’ve seen properties with offers on them within as little as three days of being listed, and usually at or above the asking price of the cabin or home.

For buyers, it’s the right time to buy because interest rates are still relatively low and down payment terms are reasonable. If you are considering a cabin as a second home property, you should also talk with your accountant because it’s been reported that second homes are still eligible for some tax deductions that were removed from other types of home ownership in the tax bill the federal government adopted at the end of 2017. National outlets such as realtor.com are telling us to expect the rates to reach 5 percent before the end of the year, so the longer you wait, the more it may cost you in the long run. Of course, buyers who are working with lenders are getting some tough competition from buyers who are willing to bring cash to the table, so that’s something to keep in mind when making an offer on a home or cabin.

If you’re a buyer, another thing to consider is that homes are continuing to increase in value. So, if you wait another year, you’re going to pay more for the same square feet or the same house than you would right now. However, you don’t want to panic or settle for something that you don’t love, but waiting to start the search isn’t a good idea.

If you’re preparing for the process of buying or selling and want to learn more about the local market, need help determining the value of your property in order to sell it for the most appropriate price, or need help finding the best second home/investment cabin to buy, we are here to answer any questions you may have.

With a focus on main floor living, this beautiful Cedar Falls log home has a open floor plan perfect for family and guests.

FroCedar Falls log homem its huge kitchen with stunning granite counter tops and gleaming marble floors accented by stainless steel appliances and custom maple cabinets to the living and dining areas adorned with sturdy timber rafters and gorgeous tongue and groove walls, you will love this Cedar Falls log home.
Totaling nearly 3,300 square feet, this 3-bedroom, 3.5-bath log home comes complete with a 15-foot long wet bar including a built-in wine cooler and plenty of storage for those party essentials. It’s the perfect addition for hosting guests.
Next, you’ll also find located on the main floor the enormous master suite with two huge walk-in closets, each offering its own built-in shelving. Along with the master suite, the main floor is set up with a second full bath and the laundry room. Just off the master suite is a bonus space that can serve for whatever function you need, be it office, dressing room, or just another bedroom space. That room opens to the screened porch where you can sit and enjoy the beautiful view of the outdoors.
Downstairs, you’ll find more bedroom space and other amenities. The lower level has its own group of bedrooms and play/work space, another full bath, media room and a mud room.
The beauty of this home extends to the outdoor surroundings as well with its beautifully landscaped patio and wooded surroundings.
This Cedar Falls log home can serve either as a rental, vacation home, or permanent resident. Cedar Falls is a beautiful community with a pool, playground, fishing pond, and a wedding chapel and pavilion by the creek.

To learn more about this Cedar Falls log home, click here.

If you’d like to schedule a visit to this Cedar Falls log home, call me at 865-765-6157 or my support line at 865-654-2111.

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