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Mountain home can be the perfect rental investment!

Our featured “Cabin of the Month” for February is this beautiful private mountain homemountain home situated in the heart of Wears Valley! Its gorgeous mountain views from the double back deck and an open spacious floor plan are perfect for entertaining a large group. With its 4 bedrooms each set up as master suites and large game room, this mountain home makes for the perfect overnight rental!
Conveniently located just 15 minutes from Pigeon Forge, this mountain home provides instant access to the newly opened Foothills Parkway addition! Located on easy to drive roads, plenty of privacy, and a mountain view all make this home a dream getaway for you and your guests!
If you’d like to know more about this property, click here.

If you’d like to schedule a showing at this mountain home, call or text me at 865-765-6157 or call or text my support line at 865-654-2111.

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Sherwood Forest resort investment cabin offers amazing opportunity

Our featured “Cabin of the Month” is this amazing investment cabin located in Sherwood Forest resort!

Sherwood Forest resort in Pigeon Forge is one of the top rental vacation investment cabinresorts in the Great Smoky Mountains! This 4 bedroom investment cabin comes with its own indoor pool and full theater setup, providing your guests with the very best of amenities needed to make an outstanding rental experience. Indoor pools in rental cabins generally pay for themselves, and cabins that have them can produce significantly more than those that don’t because they continue to attract guests in the cold winter months at the beginning of the year.
This fantastic investment property is only 5 years old and has a low HOA fee.
To learn more about this investment cabin, click here.

To schedule a showing at this investment cabin, call our office at 865-429-2121 or my support line at 865-654-2111.

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Shagbark Cabin can be your vacation home

This 3 bedroom 3 and half bathroom Shagbark cabin located on a generous 2.3 acre lot is one of the most distinct properties in all of Sevier County! The gorgeous natural vertical garden with its roughly 20 feet of creek frontage creates the perfect serene atmosphere for you and your guests.
Shagbark cabinThe cabin’s handcrafted-custom carved wood posts adorn the overly generous more than 2,600 square feet of wraparound decks. This Shagbark cabin’s 2 car garage/workshop is a rare find among cabins in the Smokies. With its plentiful storage, you’ll still have space to park your vehicles in the cabin’s two-car carport, or the mini carport/covered shed.
Other features you’ll find at this Shagbark cabin include its handsome wood burning stove, tongue and groove, cathedral ceilings, an open loft, and custom painted glass ceiling feature. These are just some of the details that make this cabin so special. It also comes equipped with “dusk to dawn” automatic landscape lighting and grade 3 granite counters, taking this Smoky Mountain retreat to an even higher level.
Located just 15 minutes from all of the conveniences of Sevierville or Pigeon Forge, this home is located in the 24/7 gated and guarded mountain community of Shagbark. The road to the cabin offers a nice, simple drive with easy access. Best of all, additional internet choices coming to Shagbark over the course of the year. Be one of the first residents to enjoy the new technology options!

Click here to learn more about this Shagbark cabin.

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

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Enjoy the ‘Blue Smoke’ views of the Great Smoky Mountains

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.

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Starr Crest Resort cabin can be a fantastic vacation home or top rental investment

Starr Crest Resort cabinOur “Home of the Month” pick for May is this perfect vacation Starr Crest Resort cabin.

With the means to pay for itself when you’re not using it, this Starr Crest Resort cabin is a gorgeous true log cabin located on an over sized lot!  The lot is very private, which is a rare find for Starr Crest! Make this your vacation home or a rental investment property.
Offering front and center views of the famous Mt. LeConte this 1,500 square foot cabin on Lone Eagle is conveniently located just under two miles from the Pigeon Forge Parkway and is only a few minutes more to the Great Smoky Mountains and Gatlinburg. This cabin features walls of glass with handsome wood interior, ample parking, and a spacious floor plan. Coupled with the great community amenities at this Starr Crest Resort cabin, it makes for the perfect mountain getaway. Best of all, the cabin has the potential to be a top performer on a rental program or rent it yourself on VRBO.
The resort’s HOA includes pool and playground access and takes care of the wide and easy-to-access roads.

You can see more details about this Starr Crest Resort cabin here.

If you’d like to schedule a visit to this Starr Crest Resort cabin, call me at 865-765-6157 or my support line at 865-654-2111.
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Make this 2-bedroom cabin your vacation home

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.

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This 1-bedroom cabin is March feature

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.

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Buying smart as a real estate investor

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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This cabin can be your vacation home

For our “Cabin of the Month” of January, we’ve selected this vacation home in Cedar Falls.

Level lovacation homets are hard to come by here in the Great Smoky Mountains region, but this cabin is on one! It’s the perfect spot for enjoying time with your family around the fire pit! Enjoy the private setting of this vacation home located in the beautiful Cedar Falls resort, just minutes from Pigeon Forge! Step onto the wrap around porch with your fresh cup of morning coffee and take in all that nature has to offer, including your very own stream that runs right across your property.
This one bedroom, almost 1,400 square foot vacation home cabin utilizes an open concept floor plan with soaring ceilings, hand crafted gorgeous fireplace, wood floors, upscale furnishings and over-sized windows to take in nature. It is handicap accessible with a ramp entrance and wide doorways. You’ll find the cabin is a well maintained vacation home that comes equipped with 2 Master suites. Both have their own attached baths. The cabin also comes with its own unique carport for parking your vehicles.
This property has never been on rental but is in pristine condition and has excellent income potential. You can see other details about this vacation home here.

To learn more about this vacation home or to schedule a showing, call us at 865-654-2111.

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Sellers’ market for rental cabins likely to continue in 2018

We are finally reaching the end of 2017 and wow, what a year it’s been! We started with one of the worst tragedies our region has seen as we watched the Smoky Mountains and parts of Gatlinburg burn just over a year ago. So many vacation and rental cabin owners were devastated by the wildfires and we worked with many of them as they made the tough decision to either build back or buy something else. As the costs of materials and construction climbed over the year due to catastrophes in other parts of the country, even people who planned to rebuild their rental cabins slowly abandoned those plans because the price of doing that was just too much.

The rental cabin market in 2017

Not everyone who owned a cabin was eager to sell, though, so what we ended uprental cabin market with was a market of anxious buyers without enough cabins on the market to meet the demand. And many of them had cash from their insurance checks, so they were willing and able to pay a little more than someone who was new to the idea of buying a cabin, or who was working with a lender. The result was that prices of existing cabins began to steadily climb as well. The price to buy remained lower than the price to build throughout the year, and we still haven’t reached the point where building and buying are equal in price.

The number of residential properties, including rental cabins, didn’t quite reach the number sold in 2016, but the average price of such properties increased roughly $25,000 on average and our total sales for the Great Smoky Mountains region passed $540,000,000. Nearly 1,100 of the properties sold were vacation and rental cabins. With the flurry of buyers, we saw properties on the market sell very quickly, sometimes in less than a week if they were competitively priced or in a fantastic location for the right buyer.

So what does all that mean for 2018? Well, the number of residential homes and rental cabins for sale in our market will continue to be down and the market for buyers will remain a competitive one. This is good news for sellers but not good news for buyers. If you are thinking about buying a cabin, sooner is better than later. The longer you wait, the more difficult it will be to find a property within the price range you want to be in and the more competition you will have for what’s available. The market price for residential property will continueBlack Bear Ridge to climb until it reaches a point where the cost of building is a reasonable option. The most important thing to understand in that statement is that the cost of building isn’t likely to go down in the foreseeable future, either. So as the price of building climbs, it will be that much longer before building and buying are the same price.

Finally, none of this is exact science. In fact, there’s a lot more art to it than science. But what we do know is that the vacation rental cabin market is booming and because of that, cabin owners generally aren’t likely to sell their investment properties as long as they can make more with the rental income than they can from the sale of the cabin. The other factor for owners is the tax depreciation. Until that is used up, they will keep going. (Talk to your tax attorney if you want to understand more about how tax depreciation can be beneficial to you in the vacation cabin market.) And, the increasing number of buyers, especially people who are moving their investments from the coast line to the mountains, is expected to continue. This high number of buyers will drive the market.

As always, my staff and I are here to answer any questions you have about the rental cabin market.