Large acreage site could be perfect development opportunity!

This incredible large tract of property located adjacent to The Great Smoky Mountains National Park could be the perfect development opportunity, if you’re looking for a unique investment. The tract is very close to the Greenbrier entrance of the Great Smoky Mountain National Park, Gatlinburg, the Rocky Top Sports Center and other major attractions in our region. This nearly 38 acre tract with incredible Mountain views, contains approximately eight acres of pasture, a mountain stream, and some basic road ways already cut in. This tract is ideal for private development, potential cabin development , campground site, equestrian activities. Contact us by phone or text at 865-765-6157, 865-680-5850, or 865-654-2111 to request to see conceptual plans for other developmental ideas. These engineered conceptual drawings offer insight for possible development.

To learn more about this property, tap or click here.

New construction: picking the right lender

Last month, we talked a bit about the re-emergence of building in the Great Smoky Mountains. With the market on the upswing due to so few cabins on the market and a huge demand among buyers, the prices on existing property have steadily climbed to a point not seen since before the downturn. As those prices began to reach the cost of building, new construction is beginning to appeal to buyers.

If you are excited about the possibility of owning your own vacation or rental cabin but can’t find exactly what you are looking for on the market and have the patience to wait out the building process, you may be at a place where building your own cabin is your best option!

As you work out in writing exactly what you are looking for in a cabin and picked the perfect builder to construct your dream cabin on the perfect lot for where you want the cabin to be located,  you’ll also need to be interviewing lenders about their different types of loans. One of the most important things you will need to know is how the project is going to be financed.

If you are very fortunate, you may come across a development project with the design you’re looking for where the builder is being financed by the lender directly. So then you would just buy the property as you would any existing home or cabin once it’s finished. The floor plans are pre-designed and while you may have some say in changes, most of the time it will be built according to the approved specifications.

Another great way to manage the financing of the project is to find the lot that meets all the goals of your floor plans and purchase it ahead of starting the project. If you have the cash to purchase the lot or if you can afford to wait until the lot is paid off, it’s possible the lot can be used as the down payment for the construction project. You just need the design to appraise for enough that the lot will cover the down payment. This is where the expertise of a real estate agent can be invaluable.

Different lenders offer different types of loans, so it’s important to know what your options are with the lender you pick to fund your project. Some will offer construction loans so you may have two closings – one for the construction project and a second for the conversion of the loan into a traditional mortgage. Others will offer a one-time closing.

During the building process, the lender will issue draws. These are payments made to the builder for materials, work performed, etc. As the buyer, you are generally only responsible for the amount borrowed on with each draw and payments you make are interest-only for the duration of the building process. So you can know fairly well ahead of time how much you can expect your payments to be as construction progresses.

If building your own cabin is the path you are considering, we can help you. We have worked with a number of builders on dozens of construction projects and would be glad to share our experience and expertise with you.

New cabin construction designed with indoor pool

Admire the breathtaking long range views from this 6 bedroom, 6 bathroom, 2 and a half bath cabin! Located just 10 minutes from the Pigeon Forge Parkway, this is your Smoky Mountains investment waiting to happen. With a projected yearly gross income ranging between $120,000 to $150,000, your second home can make you a second income! This cabin offers plenty of potential with its spacious more than 4,400 square feet, its sparkling granite counters, hardy wood-look floors, handsome tongue and groove walls, an outfitted game room, an outfitted theater room, and private indoor pool – the latest attraction for guests to the Smokies looking to rent a vacation cabin. vacation cabinOpen floor plan, high ceilings, and expansive decks are perfect for entertaining guests. Best of all, its just a short drive to the attractions. This is just one of our latest construction projects taking place in Wears Valley, so the pictures are of similar finished 6 bedroom cabins within the developing Smoky Mountain Ridge resort (actual floor plan may vary based on how the lot sets).

You can view more details about this cabin here.

To learn more about this and our other cabin construction projects, call me at 865-765-6157 or my support line at 865-654-2111.

Deciding When to Build

For the last few months we’ve been sharing with you about how building is making a comeback due to the lack of properties for sale in our market. More and more lenders are offering loans for building. Lots are in abundance even when residential homes and cabins are the opposite. Contractors are taking on building projects.

rebuilding after wildfireFor most people, building is an option when you either can’t find exactly what you want or your dream home/cabin is in the wrong location for where you want to be. Because buying is still a little cheaper – and easier – I recommend trying to find something existing that checks your boxes first, but if what you’re looking for just isn’t out there, then that’s when you should consider building.

So what’s the first step in building? Well, before anything else you will want to have a list of “non-negotiables,” items that are must-haves for your home or cabin. Do you want an open floor plan? How many bedrooms? What square footage is acceptable for your new home? Do you need the cabin you’re building to cash flow as an investment, or is this going to be more of a vacation property? Once you have this list nailed down, then you can start looking for the lot where you want it to be built. It’ll help you in the long run if you know before you buy the lot that it can’t be permitted for a 3-bedroom because the field line is too small if you need your home to have 3 bedrooms. It’s going to cost a lot more if you go about it the other way around.

Next, you will need to interview builders as part of the bid process for the construction project. While most people prefer to go it alone, this is one area where working with a real estate agent who has a firm understanding of construction can really be helpful for you. A knowledgeable real estate agent can help pair you with the right builder for the project. If you found the perfect floor plan in a different location, maybe the builder will be available or at least be able to provide the building plans for your home. Your agent can also provide you the names of lenders who offer construction loans. My team and I know a handful of lenders we work well with and are positive about when it comes to new build projects. And we know great builders who do fantastic work, too.

The other area where working with a real estate agent can be beneficial is in helping you save money on the project. If you design it correctly, it’s possible to make the project appraise for a value that’s far higher than the cost of building it will be. This could be a win for you if you are able to use the lot you are purchasing as part of the deal as a down payment on the project.

In next month’s article, I will walk you through the process of how lenders typically set up the loan and offer some tips on things you can do to manage the financing for the project as your home or cabin is being built.

Buying in a sellers’ market

sellers marketAround this time last summer, I shared with you that we are living in a sellers’ market in the Great Smoky Mountains. One year later, that fact hasn’t changed. The number of properties available – particularly vacation rental cabins, since that is our primary residential market in this area – has dropped below where it was last year while the number of buyers looking hasn’t. In fact, the interest among potential buyers has continued to increase, which has in turn continued to drive up the prices of available homes. This is great news for your if you own a cabin and are considering selling it, but it has proven to be somewhat frustrating for buyers who find the prices to be a little more than they were planning or who don’t want to make a seemingly impulsive decision and end up either missing out on the cabin they love or just giving up on the idea completely.

However, if you’re in love with the dream of owning a vacation cabin in the Smokies, there’s hope. There are things you can do and ways you can approach the opportunity, even in this market. The three things you want to focus on is making the successful bid, making it make sense with your investment plans, and making sure the decision to make an offer doesn’t feel impulsive (if like many of us that is an area you struggle with).

Study the market ahead of time. We frequently send out listings via email to people based on criteria they provide us weeks, even months, ahead of their plan to visit the area and pick a cabin. Of course, just about everything you look at now will be under contract and/or sold before your trip in the fall. However, the more you know about what’s on the market and what the prices look like before you make the trip, the easier it will be for you to spot exactly what you want when you go inside the home or cabin that will be for sale when you get here. And it won’t feel quite so impulsive when it matches something else you saw weeks ago that you really loved online.

Ask your agent to preview the home. When you live in another state, making a day’s drive on a Tuesday afternoon to see a cabin Wednesday morning before driving home in the afternoon so you can be back at work on Thursday isn’t always the most practical. If you don’t have a way to view the cabin before Friday afternoon, it might be under contract by then. So one of the services we offer our clients who we know are serious about buying a property is to go and check it out for them. We know what they are looking for in a home or cabin and can usually send photos or videos, or give a call while we are at the property walking around. Then, you can make an informed decision about the specific property and if you like it based on your agent’s feedback, be able to go ahead and make an offer following the tips I suggested last year.

Consider building your own home. The other good news is that if you can’t find exactly what you want, or you have time to plan out your vision for owning property in the Smokies is that building is making a comeback because of the shortage of properties for sale. So that is an option you should consider.

If you would like to know more or need help navigating the market, my staff and I would enjoy the opportunity to work with you on your adventure! You can call or text me at 865-765-6157 or my support line at 865-654-2111. I can also be reached via email: deborah@deborahkorlin.us

Building is making a comeback

As we reach a point where listings are scarce, we are entering a new season where building is making a comeback! It is an exciting time, as we have not had much new construction since the downturn more than 10 years ago. Since that time, it’s been cheaper to buy than it has been to build, but these past few months we have seen that trend began to shift. The number of residential properties for sale in our market is the lowest it’s been in quite some time. This has resulted in prices – especially for vacation rental cabins – increasing significantly, finally reaching a point where they are selling for amounts during the peak times in the early 2000s.

The top 3 reasons to choose building over buying

Over the last year, we’ve seen many buyers become discouraged with the market prices, which is understandable. But if owning a vacation cabin is something you’d like to pursue, there are a lot of great reasons to consider building. The best reason to pick building over buying is that you can create your cabin to meet the current trends that make it as profitable as possible. For example, a cabin with an indoor pool will gross significantly more than a cabin without one, and there are options for building a cabin with an indoor pool at a price that makes sense. It doesn’t even have to be a big cabin like it once did as the price for building a 1-2 bedroom cabin is much more in line with where the prices for buying an existing cabin are now. Indoor pools pay for themselves.

Secondly, you can pick your location. That doesn’t sound like a big deal until you consider the fact that with so few cabins, the ones in the best locations that are priced correctly will have offers on them even before they are listed due to the high demand, or multiple offers on them within a day or 2 of being listed. But there is an abundance of lots in a variety of places and many of these have fantastic views. So with the number of lots so high, you can almost assuredly find a place that will have the surroundings you want, whether that be a wooded area or one up on top of a mountain where your guests can admire the view.

Third, lenders are providing competitive options for building as it becomes more popular. We’ve had several lenders reach out to us about their construction loan options in the last few months, some of whom have revamped what they’re doing to keep up with the changing market.

If you haven’t found the vacation cabin you are looking for, building may be the best option for you. We’d love to talk with you about how we approach new construction and help you find the perfect lot for your goals!

(Or if you just want to know more about the pros and cons of building, we are here to help with that, too!)

Indoor swimming pools keep your cabin booked year round!

If you’ve ever thought about ways to increase your rental income, this topic about indoor swimming pools is for you.

One of the things we do to help our cabin owners in maximizing the return on their investment is to keep up with the trends and amenities that are the most appealing in our clients’ best rentals. And one of those things that we are finding to be successful more and more are indoor swimming pools at the cabins in our area. Indoor swimming pools are the latest and greatest amenity for investment cabins. At first glance, that sounds absolutely dreadful. However, before you say no to the idea, let’s talk about what makes indoor swimming pools so attractive to renters.

Let’s start with one of the most apparent truths about rental cabins in the Smokies: any cabin can, and does, rent throughout the summer months, our most popular time of the year for obvious indoor swimming poolsreasons. Kids are out of school and people are vacationing. Dollywood is open. The National Park is holding all kinds of workshops. It’s not commonly known, but it’s true: if you have a cabin that you are renting out to vacationers, then you know you can pretty much count on people to stay at your cabin during the summer. Therefore, if you are an investor, you really never have to be too concerned with amenities like outdoor or community pools as being important to offer guests in the summer time.

The game for increasing investment revenues is to fill in the calendar. You need guests to stay at your cabin during the non-peak months in order to reach that revenue gap that really makes your investment profitable. Indoor pools make that possible. In the first few months of the year when it is cold, snowing or raining, and people just don’t want to go out to do anything, an indoor swimming pool provides hours of fun for your guests. Cabins with indoor swimming pools will attract guests who might not have even made the trip otherwise. What a cool thing for people to be able to stay in a cabin with an indoor pool!

So, let’s look at how indoor swimming pools affect your income.

You’re adding bookings in the winter time, bookings in September before the leaves start to change, and bookings during spring break. These are bookings you probably wouldn’t have had otherwise. It gets you past the unpredictability. In addition to the increased number of bookings, you’re also able to charge a little more for the added amenity. Owners of one to four bedroom cabins who have indoor pools are seeing gross rental income amounts of $20,000 to $30,000 more than owners of similar sized cabins without pools are earning.

How much does it cost? Well, if your cabin can be remodeled to include an indoor swimming pool, the cost to install it starts at about $30,000 and go up to $150,000. You will have some additional expenses each year, such as insurance on the pool (you’ll need to shop around for that, as not everyone offers that coverage) and there will be costs for cleaning that you can pass onto your guests. So the best news is that depending on the amount you would spend to put a pool in, it should pay for itself within just a few years. And if you ever decide to sell your cabin, the pool will increase its resale value.

Before you put an indoor swimming pool in, check with your local zoning board to make sure you are following the safety requirements. Some examples of the requirements include a door lock with a coded pad – preferably one that is high enough up the wall that small children can’t reach it, a motion alarm for the water to alert other guests if someone enters the water, and only one door that allows access to the pool room. You’ll also want to make sure you have a way of controlling the chlorine smell. Also, keep a cover that can be placed over the pool in between guests. This is very helpful in reducing moisture levels in your cabin.

One of our specialties is building cabins with indoor swimming pools, and we’ve been helping clients do that for almost five years. Some of our builders have been constructing cabins with indoor pools for even longer, so we are always here to help answer any questions you have about putting a pool in your cabin – or even building a new one to upgrade to!

As always, my staff and I are here to answer any questions you may have. If you’d like to learn more about how indoor swimming pools can add to your annual rental income, call me at 865-765-6157 or 865-654-2111.

New construction is ramping up this year

We are frequently asked, “So what’s going on with new construction in the Smokies, particularly with cabins?”

Oh my goodness – what a question! As many of you know, we have been involved in bringing back new construction to our Great Smoky Mountains for the last two to three years. Through our partnership with developers in Sherwood Forest Resort, we have overseen the construction of dozens of new cabins there. More recently, I shared plans to create additional new resorts in our region. The work has been slow going but extremely rewarding, and we are excited for the future as more cabin construction takes place in those resort locations.

In a nutshell, new construction is continuing to make its way forward. The values of existing properties are escalating to the point that they are close to intersecting with the price of building based on average price per square foot. That is exciting for the contractor, the developer and for you and me! It’s still not easy and market prices are advancing slowly, but progress is being made.new construction

Of course, the loss of hundreds of cabins and homes in and around Gatlinburg has affected new construction in several different ways. As you can imagine, there has been a huge interest in building back destroyed structures. Home owners and cabin owners are looking to replace what they lost in the fire and in some cases are in a bit of a scramble to locate a plan, find a contractor and tie down some material to build back. However, it is not a straight forward process. Building permits are required and there may be new building codes that weren’t in effect when the original structure on the property was built. Owners have so many new issues to consider as they work on a plan to rebuild. For example, the foundations have to be assessed for stability. Can they be reused, or must they be demolished and cleared away before new construction can begin? Do we have adequate utilities? Are the septic or sewer lines still in place? What about the water lines or the well head? What is the resort or neighborhood going to look like in the next few years? These are just a few of the items owners are dealing with, and as a result rebuilding may not be a feasible option. There are many who have decided to not pursue rebuilding but have already replaced their properties with a home in another location. Some have simply decided to wait and see how things go before wading into the decision to rebuild.

Ultimately, I believe there will be several outcomes. One result will be a boost to building. Subcontractors are being attracted back to the area. Those who had laid down the hammer and now work at places like Dollywood may return to the profession. This will create more activity and building opportunities for those who want a newly constructed home or cabin. Along with new construction, we are also going to see a facelift to some areas that were becoming a bit tired as properties had aged. Historic and areas that were well loved like Chalet Village in Gatlinburg will have new life as home owners build new chalets and cabins on property. We are still trying to see the bright side of what was a very dark day. Actually one of those positives is that views that had been lost to thick trees now have outstanding vista views as nature pruned itself.

A side note that many of us didn’t realize is that nature actually needs fires from time to time. It provides and enrichment to the soil, natures fertilizer. There are even seeds that only are activated by fire. You can see it already in the regrowth along the side of the National Park roads as the green growth returns. It looks like a St. Patrick’s Day parade of lime green color!

In the short run, the fires will cause market prices to further increase. The number of residential properties for sale in the Great Smoky Mountains was already a bit down even before the fires. Now it is down even more with the new influx of cabin buyers looking to replace lost properties. Many of them are visiting properties with an insurance check in hand, so they might be willing to be a little more competitive with their offers.

A third result we will see is difficulty in attracting contractors to individual projects as they are in high demand and probably will have more than enough work to keep them very busy for the foreseeable future. However we have been contacted by contractors just outside of our area willing to travel an hour or so to work. I think it will take more perseverance to find a quality, knowledgeable contractor but it will be possible. Feel free to ask for our help as we work our way through the contractors; we can send you in the right direction at least with the right questions!

We have also seen lending open up to new construction. When I started 3 years ago representing builders and developers we could hardly talk anyone into giving us money for logs and nails – but now every month I am being approached by a new lender who is putting their toe in the new construction loan waters. That is really good news. The required minimum down payments amounts are being relaxed. Right now, you can build a residential home for as little as five percent down, and you can use your lot as a down payment. The lending terms on an investment cabin come with a 20 percent down payment requirement for the construction loan.

So if you’ve ever thought of building your perfect home, this is the time to start dreaming with those cabin plan books or house plan books! Construction is back to stay for a good long while! Over the next year, lots of us are going to learn to build again and how to understand new construction… not a bad thing if you are like me, and love construction projects.

As always, I and my staff are here to answer any questions you have about the real estate market or new construction.

A look at home options after the wildfire

A wildfire that’s been described as the worst in the last century came raging from the National Park’s Chimney Top area just a little over a month ago. With so many displaced, it has left us with a real estate nightmare.

Evaluations have determined more than 1,100 properties were destroyed by the wildfire and about as many were damaged in some way in Sevier County.

It is times like this that we recognize the incredible value of human life and the sweetness of each day that we arise to see the sun and smell the coffee brewing. The toll on human life is 14 at this point. Every life is incredibly precious and no words can ever adequately describe the grief, nor can any words ever feel rich enough when we attempt to comfort out friends and family.

But even in times of tragedy, we retain our hope. Resilience and confident resolve is what we heard out of the community leaders, from the mayor of Gatlinburg to the pastor of Roaring Forks First Baptist Church to the mom digging through the ashes to find any keepsake that might have survived. All were looking forward and not backward. All were celebrating the lives that were saved and concentrating on the things that matter: we have each other.

As a REALTOR, my phone began to ring with one caller after another telling me of the house I had sold them. Many of these were second homes, cabins that were to be their ticket to retirement. Now those homes are gone.

“What do we do now?” was the question uttered over and over again with each new call.

I always say there is some silver lining in every dark cloud and I am looking for it now.

Here are some things we can expect. Insurance adjusters will be working day and night for another few weeks to determine property values as they assess the damage from the wildfire. Most of the properties will be covered by some kind of insurance, but many insurance policies will not cover actually replacement. This means that not all of the destroyed structures will build back. Decisions will be made as to whether to just pay off the mortgage (if there was one) and buy an existing home, rent for a short time while life is being sorted out and healing is beginning, or build a new structure on the existing lot.

BUYING A NEW HOME

Buying a new home will probably seem the best route for some who lost their home in the wildfire, so it’s important to understand the challenges before making a final decision. Inventory of total homes in Sevier County for sale is a bit low so those choosing to buy may find they do not have as many homes to choose from as they would like. It may be necessary to move further out of the area and commute. Purchase prices of existing homes are still generally lower than the cost to build new, however. So it might be a win to find an existing home. Each homeowner who has lost a home in the wildfire needs to examine his or her insurance policy to understand the pros and cons of the options offered. Due to inventory shortage, I would suggest that you contact a real estate agent as soon as you can and begin looking at what might be a possible home for your next season.

I would also encourage you to contact a lender and discuss your situation. Ask them about their best lending products. There are a number of loans at this time that do not require any down payment for a very low down payment. Interest rates are also very low, so you will be pleasantly and possibly surprised at the monthly payment. All of Sevier County qualifies for what’s called a rural development loan, which is a government backed loan that doesn’t require any down payment. Another loan that might be needed to give you more options is a rehabilitation loan. It allows you to borrow more than the price of the house in order to remodel or add onto it. This might be necessary as you may not find the exact property you were looking for and you would desire to make adjustments to it. It could even allow you to consider a property that would be an overnight rental cabin or chalet without, say, a garage or storage or a kitchen that is satisfactory but in every other way met your desire. You could borrow enough to cover the price of the home and the changes you want to make. This would allow you possibility of opening up your search.  This way, you would have a house to live in while you make it a true home that meets your needs.

If buying a new home isn’t the right option, you do have other choices.

RENTING

Another option you can consider – and we are asking our sellers to make this option possible – would be to place an offer on a home with a stipulation that you can occupy it immediately while you are completing the insurance claim on your home, and while you are possibly also applying for a loan. In real estate lingo, this is called early occupancy. You are allowed to move into the house that you were buying as soon as you have a binding contract. You go ahead and place the utilities in your name the seller keeps the insurance on the building intact and you keep insurance on the contents during the occupancy time. Depending on how the seller is situated financially, they may be able to waive a monthly fee for this early occupancy. Sellers are particularly inclined to do this when they have received a generous offer on their house. And in some cases they will have a mortgage and would not be capable of allowing of allowing you to occupy without asking for a monthly fee and it would be treated like rent or it could be placed against the purchase price and you would receive a credit. There are a number of ways to approach this. You can depend on a good realtor to guide you in this process.

Those choosing to rent will also find that the number of rental properties available is really slim in our area. You might consider checking into overnight rental companies and see if they have any houses that would do month to month leases. RV parks have become popular for those who are not quite ready to build or buy so they temporarily house themselves in their RV. Perhaps a road trip would be a positive way to get some perspective if you can work from the road or are retired. Perhaps Sevier County individuals who have RV’s sitting in their drive ways would consider renting it to those of us who need some months of temporary housing/shelter?  Or it might be possible to purchase one and place it on your lot while you build back.

REBUILDING AFTER THE WILDFIRE

If after looking at your options and your insurance plan it seems that the very best option for you and your family is to build back, then here are some things to keep in mind. It’s important to understand that you may not be able to build back exactly what you had before the wildfire.rebuilding after wildfire You’ll want to check into this before you get too far down the road. The reason is that we have had many code changes, particularly in relation to fire codes and so the house that burned may not in today’s world meet regulations. You will want to know whether you are grandfathered in or whether changes will need to be made. You’ll also want to know what type of permit you had for your septic if you were not on a sewer.

Get a diagram from the health department of your septic field line. You may find that your septic system was not permitted for as many bedrooms as you had. This was very common in Sevier County until just a couple of years ago. Before then, when a home was sold the seller and agent were not required to advertise the number of bedrooms it was permitted for, so this discussion may not be something you had at the time of purchase.  The good news, however, is that it is possible to increase your field lines and to increase your capacity for your septic but it is something you will want to check into before you get to far into the rebuilding process. Have a geologist check out your foundation and see if it is going to need to be replaced or whether you can build back up on it.

We have many good builders in our area but due to the devastation of the downturn in the economy we lost much of our contractor industry, so we do not have enough licensed builders to handle what will be necessary to restore our area so this will be a challenge. In the last few weeks I have met with builders who are preparing to ramp up their construction companies, who have built many, many Sevier County homes in the past. They will be very well connected and able to handle many projects. You do want to be very, very careful as to whom you choose as a builder. There are so many horror stories and many ways that building can be a heartache (or maybe just a headache). You will want to be careful that you do not go with in a “fly-by-night” operation or get involved with anyone coming into the area looking to take advantage of the situation so be careful. Feel free to call our office and get a list of contractors that we have done business with, contractors who have a superb track record that we would be able to endorse.  It is also going to be a challenge to build back in that it is more expensive to build then where the current market pricing for existing homes is, so you will need to find creative ways that do not negatively impact the pricing structure of what you’re building to get it into budget.

So I am sometimes asked, “What is the value of building back?” That’s a fair question. We do not expect that the majority of individuals will pursue the construction process so those who do need to have the very highest property value if they were to resell it. It will be important to evaluate your area as well. Are there going to be buildings restored around you, or are you going to be located amid a wasteland of foundations? What type of quality will you have around your new construction?

If you choose to sell your lot (or land depending on all the factors mentioned above) will it produce value? I would expect that many areas will have an abundance of lots, and that will in turn drive down the price. You will also want to consider if you are in an HOA whether it will require that you continue to pay a monthly fee. Will they require that you remove foundation and debris? These are all expenses and consideration should be given to those questions. You will also be paying property tax on your vacant land. With as much property as we have lost in the wildfire, there are not going to be a lot of buyers for your land at premium prices.

One little side note: it’s worth thinking about how many of us now have wide open views previously blocked by many beautiful trees. Though we are saddened that we have lost so much beautiful vegetation, nonetheless we now have a knocked down crazy good view. I would recommend that you plant vegetation that will control erosion but that would not block future views. For example, indigenous plants like rhododendron, Mt. Laurel and Hemlock, dogwood , and holly are all plants that don’t grow high or don’t mind being trimmed.

Whatever your decision, we are here to help you through the process. If you are looking for a new home, we can take you to see what’s on the market. If you are looking for a place to rent, we can put you in contact with people who can help you find a place. And if you lost your home in the wildfire and want to build back, feel free to contact us also for a list of cabin builders that we consider highly.

New ‘Hibernation Station’ resort can be your retirement home

Looking for a cabin you can eventually make a retirement home? Hibernation Station could be the perfect place for you!

If you’ve been following our newsletter and blog articles the last couple of months, then you know the exciting news for us this year has been the new cabin construction getting started! If you are looking for a cabin in a brand new resort that can serve as a second home and eventually, a retirement home, then Hibernation Station is a resort you will want to consider.

Located near Wears Valley and Walden Creek, Hibernation Station will include as many as 30 cabins when it is completed. The great thing about this new resort is that the lots are very large, so the cabins built there won’t be “cookie cutter” designs. It’s still a bit cost prohibitive to build small cabins, but we have designs for 3, 4, 5, 6, 8, 10, and 12 bedroom cabins. We’re far enough long in the process that new buyers can tweak a few cabin floor plans that we have already built in other locations.

Hibernation StationAlso, because of the size of the lots, each cabin in Hibernation Station will have at least some privacy. You won’t see cabins right next to each other like you do in other traditional vacation resorts that specialize in overnight rentals. We’ve also made creating a resort where people can live if they choose to one of our top priorities. We’re including some unique amenities that are meant to appeal to owners in a way other cabins usually don’t, hint- think garages!!

You read that right – cabins in Hibernation Station will include a garage for people who plan to move into them at some point. They can be a great retirement home down the road, but you’ll be able to increase your rental income in the meantime while the garage is being utilized as a game room for your guests. In fact, if you just want to move in right away once it’s finished, you will be able to do that! Live it in for a few years and then rent it out if you prefer. Or make it your second home if you like. These cabins at Hibernation Station will be built with flexibility to meet several goals and change as the seasons of your life change.

Speaking of the game room, the amenities in these cabins at Hibernation Station will rival anything you might find in resorts like Black Bear Ridge – indoor pools (these are the biggest draw in vacation cabins right now), tongue and groove designs throughout, walls of glass, lots of use of log trim, etc. Furniture comes included in the new constructions and the décor will be the highest quality, with ceramic tile slate and rock mosaic showers. Hibernation Station cabins will generate as much in gross income as anything we’ve have built in other areas in Pigeon Forge and Gatlinburg. A three bedroom cabin is producing $80,000 and more!

Our builder for this resort is a well-known and well respected builder in our area. Mountain Cabin Builders LLC, founded by Jeff Harris, has been very beloved by many of our past clients who have had cabins built. They have asked Jeff to come back and create additions after their new home or cabin was finished. Jeff has been building homes and cabins in our area for almost 20 years and is a high caliber custom builder. We are very excited to be representing him on this project!

One other thing about Hibernation Station resort – we are building a spec cabin, which is very rare to be able to do these days. But because this is a new resort we want our potential buyers to have something they can see to help them visualize what their own cabin could look like when it is done.

You are going to find that building a new cabin is a bit more expensive than buying something already built, but many of our owners feel like the additional investment is worth it when they consider the rental incomes generated from a cabin designed for rentals. For these cabins, the personal touches we’re putting into them to serve as second or retirement homes is something you won’t find too much of in the Smokies. The bottom line is that new cabins outperform older cabins.

Our past clients who have transitioned to newly built cabins can testify to that. About half of our new construction cabin owners are not new to cabin ownership. They have done well with cabin rentals in the past and they see the potential in the new cabin construction so they have placed their older cabin on the market and used the proceeds to build a new one.

If you are a cabin owner and would like to find out if investing in new development by selling your current one is the right decision, we will be happy to give you some of the parameters we consider important when making that decision. Or, if you would just like to discuss the pros and cons of cabin building further give us a call and we will be happy to brainstorm with you. We have made new construction a specialty, despite the challenges! We will continue to focus on building and will be happy to share the good as well as the bad. New cabin building is not for everyone but for those it is right for there are definite benefits!

Call me at 865-765-6157 or my support line at 865-654-2111 if you want to learn more about Hibernation Station.