Brick Ranch home offers country living

brick ranchBrick Ranch home is May’s ‘House of the Month’

This 3-bedroom, 3.5 bath gorgeous brick ranch style home with a completely finished basement could be the perfect home for your family (and for the in-laws)! With separate outside entrances to both floors, full kitchens on both
levels, and washer dryer hookups, this home in Deer Valley subdivision offers all the joys of country living. Measuring a total of more than 3,300 square feet, this brick ranch home has stunning upscale finishes throughout, an open concept floor plan, master suite on main floor, large open windows to enjoy natural light, stainless appliances, an oversized two car garage, and two story decks to enjoy the outdoors or for entertaining your guests. With its well maintained lawn and landscaping, this house is truly move in ready!

To view more of the details about this brick ranch property, click here.

If you’d like to schedule a time to visit this brick ranch style home, call me at 865-765-6157 or my support line at 865-654-2111.

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!)

Selling in a sellers’ market can mean increasing your rental income

Many of you who have been keeping up with my monthly articles know that our market here in the Great Smoky Mountains is a sellers’ market, particularly in the area of vacation cabins that provide rental income. A good cabin with strong rental income potential – even when it isn’t already performing at the level that it can be producing – are under contract with a buyer in about a week. In some cases, real estate agents in the Smokies have buyers who are waiting for a cabin that fits their goals even before we get the listing, and so it’s not uncommon these days for a rental vacation cabin to be sold before it’s listed. It’s also not uncommon for a cabin to get multiple offers within a day or two of being listed and then being sold for the “highest and best” offer shortly after.

For those of you who own a cabin and are thinking about selling, this is awesome news! It means you can probably sell the cabin for quite a bit more than what you paid for it if you bought it after the housing market crash nearly 10 years ago. And if you bought it before the crash, I have great news for you, too: our market is reaching the price levels of that time, so you can sell it for what you paid. Just recently, our MLS saw a 2-bedroom cabin listing in Starr Crest for a little over $400,000. I haven’t seen a 2-bedroom cabin of that size around here go for that much since before the market crash in 2008!

Increasing your rental income

If you love your cabin and are blessed by the value its rental income is adding to your budget, maybe it’s time to start thinking about how you can turn that cabin into an even bigger profit. Many of our clients who worked with us during the downturn are now reinvesting their profits from the sale of their cabin into a bigger cabin, or one with better amenities such as an indoor swimming pool, that is opening up the opportunity for them to earn more rental income.

My staff and I would enjoy the opportunity to talk with you about how this works and determine if selling your cabin to buy a newer one is something that would be a great fit for your financial goals.

Call me at 865-765-6157 or Greg at 865-643-2103 and we will be glad to show you how you can increase your rental income.

Handling the home repair proposal

When selling a home, one of the most important steps in the process is negotiating the home repair proposal after the inspection.

Last month, we looked at the home inspection and home repair from the buyers’ perspective, so this month we want to take a look at it from the sellers’ angle. Real estate agents aren’t home inspectors, and we often don’t know everything that might need fixing in a property. If you as the owner of the property know of and share a particular issue with the agent, then of course it is our job to make sure that is disclosed as part of the listing. In fact, one of the first things I do in preparing a property to list is to provide a disclosure form as part of a set of required documents giving us permission to sale their property. This property disclosure form lists out all the items in your home or cabin that you’re aware of about the property – age of the roof, any updates or upgrades to the home, any conditions that the law requires for you to share with buyers about, etc. If you haven’t lived in the home for several years, you may choose to fill out an exemption form instead. This is often the case with vacation and second homes that are on a rental program. You’re just not going to know everything about the condition of the property if you aren’t actively living in the home. Even when you do live there full-time, you may not be aware of potential problems that your buyers could end up being responsible for if they closed on the property without discovering it beforehand. So it’s in their best interest as the buyers to have a home inspection done.

The home inspector will:

  • test the plumbing;
  • test the electric outlets;
  • inspect the crawlspace for possible cracks or mold;
  • inspect the fireplace;
  • inspect the home exterior for signs of wood destroying insect damage; and
  • look for signs of water damage or problems along the gutters and on the roof that may not be noticeable to the untrained eye.

The home repair proposal

Once the inspection is completed, the buyer will identify the items that matter the most to them and coordinate with their agent – if they have one – to put them into a home repair proposal for you to consider. As a seller, it’s important not to panic when you see the repair request items. A home inspector is hired to find every potential issue in the home so that the buyer can make the most informed decision possible. Most good home inspectors will seek out problems and potential challenges so that the buyers know as much possible about what’s going on with the house before they buy it. It’s important for you to work with your agent to help you determine the best response based on your situation. If you have the resources to make the requested home repairs, that’s often the best choice. Or if you can’t do them all, pick the ones that are the most important and offer to do those. Another option is that you could negotiate a lower sales price to allow the buyers to fix the home repair items on the home repair list themselves. Your real estate agent should be able to negotiate the home repairs on your behalf and, when needed, help you find people who can do the work to fix those items so you can get accurate estimates in case the owner chooses to reduce the price instead.

Keep in mind that simply refusing to address the requested home repair proposal items could mean the buyers will walk away, and if the items are significant, you will have the same challenge with the next buyer who comes along if you don’t work out a way to fix the items. Of course, the buyers have the choice to walk away after a home inspection is completed if they don’t like the report, so it’s sometimes good to ask your agent to follow up to see if you can find out what made them decide not to buy your home. Perhaps it’s something you can fix before the next offer comes in so it doesn’t end up being a challenge to overcome with a new buyer on the next home repair list.

Cabin in the woods offers perfect country home living

If you are looking for a cabin in the woods where you can enjoy quiet country living, this stunning true log mountain country home on almost 3 acres could be the perfect place for you! Nestled in a private country setting far enough away to enjoy nature but still close enough – just a short 10 minute drive –  to downtown Sevierville, this country home cabin offers the best of both worlds!

country homeThe country home on Lena Acres Rd. offers two bedrooms and two full bathrooms with an open floor plan on the main level, a loft perfect for a third bedroom, and newly finished space down below. Newly add tongue and groove throughout the cabin, wood floors, updated hardware, new faucets, appliances, freshly painted walls, and carpet added downstairs all make this the perfect living space.
Outside, an oversized, insulated three bay garage is perfect for the car enthusiast. Or, it could be be your next workshop or storage. The property also comes with a large, in-ground fire pit that has been pebbled perfectly for entertaining family and friends! In 2018, the property received a fresh load of gravel for the graveled driveway leading up to property.
More recent upgrades to the property include a new water heater, new HVAC system, water filtration system, replacement of insulation and new caulking around windows, new stain on the front porch, a refractory in fireplace, and new roof and porch for the chicken coop. The garage received new chinking, and a new TV antenna! This house is move in ready!

To learn more about this country home, click here.

To schedule a visit to this country home, call or text me at 865-765-6157, or my support line at 865-654-2111.

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.

Working through the home inspection

When buying a home, one of the most important decisions you will make is whether to hire an inspector to conduct a home inspection. Real estate agents aren’t home inspectors, and we aren’t able to identify everything that may need  to be home inspectionaddressed in a property. If the owners know of and share a particular issue with the agent, then of course it is our job to make sure that is disclosed as part of the listing. In fact, one of the first things I do in preparing a property to list is to have the seller fill out a set of required documents that give us permission to sale their property. These forms include a document that lists out all of the items in a home that could have issues needing to be addressed.

If the owner hasn’t lived in the home for several years, they may choose to fill out an exemption form instead. This is often the case with vacation and second homes that are on a rental program. The owner just isn’t going to know everything about the condition of the property if they aren’t actively living in the home. Even when the owners do live there full-time, they may not be aware of potential problems that you as a buyer could end up being responsible for if you closed on the property without discovering it beforehand. So it’s in your best interest as the buyer to have a home inspection done.

What does a home inspection generally consist of?

The home inspector will:

  • test the plumbing;
  • test the electric outlets;
  • inspect the crawlspace for possible cracks or mold;
  • inspect the fireplace;
  • inspect the home exterior for signs of wood destroying insect damage; and
  • look for signs of water damage or problems along the gutters and on the roof that may not be noticeable to the untrained eye.

Once the home inspection is completed, you will receive a copy of the report that details all of the items they checked and the condition each was found to be in. If there are any serious problems, the home inspector will go through those with you at that time. Feel free to talk with your inspector and definitely ask additional questions when there are items in the home inspection that you don’t completely understand.

As a buyer, it’s important not to panic when you see the home inspection report. Any inspector that we recommend is going to be thorough! You are going to know more about the property than you may want to! They will tell you everything that is a problem now, everything that may be a problem in the near future, and the many things to look for in the distant future. This will place you in the best position of comfort and power, although it also will be disconcerting. It is kind of like when you go to the doctor and see an x-ray of your spine or an ultrasound of your organs. It’s a little disturbing! Just remember that a home inspector is hired to find every potential issue in the home so that you as a buyer can make the most informed decision possible. The good news is that 99% of issues can be addressed. The main questions are how best to address those issues, what might it cost to address them, and who is going to complete the remediation?

Once you have received the home inspection, this is the point where you would need to work with your real estate agent to send a request for items identified in the home inspection to be repaired or replaced, or for the owner to agree to reduce the sales price of the property to account for the repairs you will need to make. Your real estate agent should be able to negotiate the repairs on your behalf and, when needed, help you find people who can do the work to fix those items so you can get accurate estimates in case the owner chooses to reduce the price instead.

Its all part of buying something amazing! While often one of the more stressful parts of buying property, it can also be an exciting part – learning about your property and how to care for it in order to keep its value strong in the years to come.

Let the adventure begin! If you have more questions about the home inspection process, I and my staff are always here to help!

Custom built lodge offers investment potential

custom built lodge

This featured “Cabin of the Month,” a custom built lodge in Wears Valley, can easily be converted into an investment.

You’ll admire the stunning long range mountain views from this custom built lodge retreat located just 15 minutes from the Pigeon Forge Parkway and only 5 minutes from the “back door” entrance to the Great Smoky Mountains National Park.
Situated in the heart of Wears Valley, this 3-bedroom, 3-bath custom built lodge is built with soaring cathedral ceilings and walls of glass that give dramatic effect to the great room. Anchored by a handsome mountain stone fireplace, the custom built lodge’s spacious open kitchen flows through to the dining area with plenty of seating and space to entertain large groups. Views can be had from every room and every angle of the interior. This custom built lodge’s generous floor plan offers a private lofted master suite with a walk-in closet, bidet, dry cedar sauna, and attached office. The home’s 3 bonus rooms, recreation room, and wet bar are offered in the fully finished basement.
Outside, enjoy the landscaped yard and hundreds of feet of the spacious airy decks with multiple covered porches. This custom built lodge was built by the developer of Dogwood Farms for his own personal get-away- which means the attention to detail and quality will not disappoint. The unique and extremely rare pecky cypress tongue-and-groove gives this cabin the a rustic feel that provides Smoky Mountain living at its best! Gently rolling and level lot for a house seat, gives you room to romp with over 8 acres of your very own National Park-esque setting and is 100 percent private accompanied by an outdoor custom fire pit. The lot’s extra acreage offers actual build-able lots for additional cabins that would enjoy this same fantastic view.
Lastly, the cabin has recently received some updates, including a new roof, new stain, re-surfaced driveway, recently upgraded HVAC with 3 separate units (one for each floor), on demand gas hot water heaters, new main level carpet and porcelain tile, and updated bath plumbing, and lighting fixtures. This custom built lodge is move in-ready or just a few steps away from becoming a cash flowing second home!
To learn more about this property, click here.

If you’d like to schedule a visit to see the custom built lodge, please call me at 865-765-6157 or my support line at 865-654-2111.

Lake home can be your perfect vacation getaway

For our first “House of the Month” in 2019, we’ve selected this lake home at Douglas Lake.

This 2-bedroom, 2-bath gorgeous lake home offers stunning mountain views!! Located on Douglas Lake, this can be your perfect second home. Its open lake homeconcept floor plan on the main floor makes it ideal for entertaining guests
The room’s large windows allow you and your guests to take in not only the beautiful mountain views but also the serene views of Douglas Lake! Upstairs, you’ll find a master suite in the loft, while downstairs the large semi-finished basement with just a little work finishing can provide a fantastic area for your extra living space, workshop, at-home gym or whatever you want your next large project to be! Lastly, you and your guests will love spending time on this lake home’s oversized deck, where you can enjoy the outdoors, cook and serve meals from your new large outside kitchen, curl up by the warmth of the fire pit, or even take an outdoor shower!
To learn more about this lake home, click here.

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

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.