I’m sure those of you who have been keeping up with my newsletter have heard me say this before: if you have a vacation cabin you’ve been thinking about selling, now is the time. The real estate market in our area has reached a point where buying is about the same price as building. Resort communities such as Sherwood Forest, Starr Crest, and Legacy Mountain that perform the best among rental cabin resorts in our region are selling at prices not seen since before the downturn in 2008. Plus, the number of cabins for sale in our market is incredibly low. So between the lack of inventory and the increased demand among buyers looking for cabins to buy, the prices have significantly increased.
As a result, building is making a comeback. New areas are being developed for cabin construction. As more cabins are built over the next year, the supply will start to level out and we could see sales prices slip just a bit as the demand is met. In the meantime, this could mean a great opportunity for you if you are ready to sell.
Now is the time.
One of the first steps to take in considering selling is to see for yourself what your cabin is worth in today’s market and compare it to the price you paid when you bought it. We can definitely help you with finding those two things out! Just give us a call or send an email or text. I look forward to hearing from you! I can be reached at 865-765-6157 or 865-654-2111, or by email at email@example.com. You will be pleasantly surprised by what you discover. Remember, now is the time.
Brick 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.
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!)
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.
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.
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!
The 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.
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.
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
resorts 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.
If you’re looking for your next home in the Great Smoky Mountains region, this beautiful stone custom built
three-bedroom home just might be it! Located just minutes from downtown Sevierville, this more than 2,000-square foot home sets on a private lot with gorgeous landscape! Its open concept floor plan comes with hardwood floors throughout, a stacked
stone gas insert fireplace, stainless appliances, an eat in kitchen and formal dinning.
Inside the custom built home
The master suite of this custom built home is located on the main floor, and you’ll want to check out the enclosed sun room with its walls of glass that offer an opportunity for you to take in nature and the surrounding wildlife. The home also has custom built-in bunk beds, an oversized garage, and a workshop on the base level. The setup is perfect for storing all of your tools for your next big project.
Out back you will find a large entertaining space that is beautifully landscaped to enjoy flowers almost all year long, a deck area, nature path, handcrafted workshop/storage shed, and a tree house!
To learn more about this custom built home, click here
To schedule a showing at this custom built home call me at 865-765-6157 or my support line at 865-654-2111.
If you love the mountains, you will absolutely adore the gorgeous, up in the clouds Smoky Mountain View from this top Sherwood Forest rental income producing cabin.
Centrally located and just 5 minutes from the Pigeon Forge Parkway (10 minutes to Gatlinburg), this cabin has the potential to be an amazing rental income producer. Sherwood Forest Resort is one of this area’s most popular resorts because of its convenient location and beautiful views of the mountains!
This 5 bedroom, almost 1,500 square foot rental cabin is fully outfitted with a full sprinkler system and
other features, including a private, indoor swimming pool, a lofted game room, and theater room. These amenities will keep this cabin relevant as a superb rental income producer for years to come. The cabin is designed with grizzled tongue and groove throughout, walls of glass, and cathedral ceilings to make this a true mountain home. Handsome granite and honey colored cabinets bring home the Smoky Mountain feel. And of course, the high rental income potential makes this a perfect income generating second home or an investment on auto pilot!
If you’d like to schedule a visit or have other questions about how to make rental income with this property, call me at 865-765-6157 or 865-654-2111.