Pigeon Forge Cabins with Parking: The Hidden Amenity That Boosts Bookings and Attracts Car Show Guests

Posted by Jason White on

When most investors think of vacation rental amenities, hot tubs, theater rooms, or mountain views usually come to mind. But in Pigeon Forge, especially during car show season, parking is the hidden amenity that can make or break a guest’s decision.

From the Spring and Fall Rod Runs to Shades of the Past, the Jeep Invasion, and truck rallies at the LeConte Center, Sevier County is on the map for auto enthusiasts nationwide. 

These are travelers hauling trailers, driving multiple vehicles, or towing a prized classic car. They’re looking for vacation rentals that protect their vehicles and make their trip easy.

For Smoky Mountain investors, that means one thing: parking isn’t just a convenience, it can be a booking driver.

 

How Parking Can Boost Pigeon Forge Short-Term Rental Bookings

One of the most underestimated amenities in Pigeon Forge vacation rentals is parking, yet it can have a direct impact on both bookings and guest satisfaction. 

Spring and Fall Rod Runs, Shades of the Past, and the Jeep Invasion are high traffic events! This means that  the Parkway can see tens of thousands of visitors, in one weekend. 

Guests who attend these events bring specialty vehicles such as classic Corvettes, custom Jeeps, or trucks hauling enclosed trailers. 

These guests are not interested in risking door dings on their prized cars, by fighting for space in a crowded hotel lot. Instead, they actively search for cabins and chalets that advertise flat, ample parking that can accommodate multiple cars and trailers with ease. 

Vacation rentals that can guarantee free, secure, and spacious parking quickly stand out as the better option. 

Investors who highlight this amenity in their listings not only capture bookings during popular car show weekends but also appeal year-round to families and groups traveling with multiple vehicles.

 

How Parking Drives Bookings in Pigeon Forge Rentals

Properties with trailer-friendly driveways often see demand spike months in advance of major events like the Rod Runs or the Jeep Invasion. Guests who bring classic cars or tow vehicles on trailers will pay close attention to listings that guarantee easy and secure parking.

 In fact, during peak car show weekends, having ample parking can be the deciding factor that secures your property a reservation over the competition.

Car show travelers are known for returning to the Smoky Mountains year after year, and once they find a cabin or chalet with the right setup, they tend to rebook the same property each season. Highlighting trailer-ready parking in your listing description can set your property apart and keep it top of mind for these loyal visitors.

The value of parking doesn’t end with event travelers. Even outside the busy car show calendar, families and multi-couple groups frequently travel with two or more vehicles. Accessible parking makes these guests’ vacations easier, creating a smoother arrival and departure experience. 

Unlike amenities that require ongoing maintenance, such as hot tubs or game rooms, parking is a low-cost feature that adds year-round appeal and  can increase both occupancy and guest satisfaction.

 

Parking Pitfalls That Can Cost You Bookings (and How to Avoid Them)

One of the fastest ways to turn off a potential guest is with parking that doesn’t meet their expectations. 

In the Smoky Mountains, steep or one-lane driveways are common. If your driveway has a sharp incline or tight turns, be upfront in your listing and offer alternatives, such as nearby overflow parking or clear instructions for navigating the property. 

Guests hauling a classic car on a trailer would rather have the facts before booking than to find out after they’ve made their trip. No one wants to scramble to find a place to park their expensive, and often sentimental, property. 

When it comes to showing off your property’s parking, honesty really is the best policy. Use wide shots that show how easily vehicles fit with accurate photos that give guests a true sense of the space.

In your description spell it out: “Flat driveway fits four full-size vehicles or one trailer plus two cars.” This clear explanation is what guests are looking for. 

Some neighborhoods in Pigeon Forge and Sevier County limit how many vehicles a guest can have or whether trailers are allowed at all, so be sure to check your community rules!

When guests know exactly what to expect, you’ll avoid those dreaded parking-related reviews and position your cabin as one of the few Smoky Mountain rentals that car show visitors can book with total confidence.

 

3-Minute Parking Evaluation for Pigeon Forge Rentals

When you tour a Smoky Mountain property, run through this quick parking test before you even step inside:

  1. Flat or Steep? If the driveway is steep or narrow, trailer guests could skip your listing.
  2. How Many Cars, Really?  Stand in the driveway. Depending on the number of bedrooms, could that many cars truly fit without squeezing?
  3. Trailer-Friendly? Look for space to pull in and turn around. If there’s no room for a trailer, can you add gravel or designate overflow?
  4. Easy Access? Check entry points from the road.
  5. Safe & Secure? Is there lighting? Are parking areas clearly marked? Guests want peace of mind, especially during car shows.

If you can honestly market “flat, trailer-friendly parking for multiple vehicles,” you’ve got a hidden amenity that sets your property apart in Pigeon Forge.

 

Parking as a Profit-Driving Amenity in Pigeon Forge

In the world of Pigeon Forge short-term rentals, parking is more than an afterthought. 

For car show travelers hauling trailers, for families arriving in multiple vehicles, and even for everyday guests who value safety and convenience, a flat and spacious driveway can be the deciding factor between booking your property or moving on to the next listing. 

Unlike hot tubs or game rooms, parking doesn’t require upkeep, yet it consistently adds value and drives occupancy, especially during high-demand weekends like the Rod Runs or Jeep Invasion.

For investors, the takeaway is clear: evaluate parking as seriously as you would bedrooms, views, or proximity to the Parkway. 

Make upgrades where possible, whether that means adding gravel, installing motion lighting, or simply improving your listing photos and descriptions and highlighting your parking as a headline amenity. 

If you’re considering investing in Smoky Mountain real estate, our team can help you identify properties that deliver on the amenities that matter most, including the hidden gem of Pigeon Forge rentals: parking. 

Contact us today to start your search with local experts who know what drives bookings in this unique market.

 

The Housing Market is Shifting, What Buyers and Sellers Need to Know in 2025

Posted by Jason White on

 

The national housing market is showing signs of warming up. There is more inventory, prices are softening in some areas, and mortgage rates have been holding steady in the mid-6% range. 

July brought a 16% year-over-year increase in the number of homes for sale, the highest inventory levels we’ve seen since the 2020 lockdowns, according to the National Association of REALTORS® (NAR).

But while these national numbers set the stage, the truth is there’s no single “national housing market.”

That’s especially true here in the Smoky Mountains, due to our unique blend of tourism-driven demand and short term rental opportunities. 

 

The National Picture Shows Signs of a Thaw

  • Inventory is rising. With 1.55 million homes on the market, buyers now have the most options in nearly five years.

  • Prices are cooling slightly. In July, 33 of the 50 largest metro areas saw prices drop, and price growth nationally is slowing to its lowest pace in two years. Still, the national median price remains high at $422,400.

  • Mortgage rates are stable but elevated. Thirty-year fixed mortgages are averaging around 6.6%. While not low, this is the most stable we’ve seen in months and it’s even prompted a wave of refinancing among homeowners who had rates above 7%.

  • The “lock-in effect” is easing. During the pandemic, many homeowners refinanced at historically low 3% rates, discouraging them from selling. Now, rising inventory shows more people are making moves, even if it means taking on a higher loan.

 

What Does It Mean for Buyers?

For the first time in years, buyers are regaining negotiating power. NAR Chief Economist Lawrence Yun notes that today’s buyers are in the best position in more than five years to shop for the right home and negotiate a better deal.

With inventory rising, buyers now have more choices, which means there’s less pressure to overbid and more time to make thoughtful decisions. 

Builder concessions are also making a comeback, with many offering price reductions averaging around 5%, as well as mortgage rate buydowns and closing cost credits. 

That said, competition hasn’t disappeared, 21% of homes in July still sold above asking price, with the average listing receiving just over two offers. 

Cash buyers also remain a powerful force in the market, making up roughly 31% of all transactions, which means financed buyers should be ready to compete strategically.

 

What Does It Mean for Sellers?

Buyers are enjoying more leverage, but sellers still have reasons to stay positive! 

Homes are taking longer to sell with the average property nationally now spending 28 days on the market compared to 24 days a year ago. 

Price reductions are becoming more common as rising inventory gives buyers more options and leaves overpriced listings struggling to attract offers. 

Even so, equity remains significant, the average U.S. homeowner has gained about $140,900 in wealth since 2019, a clear reminder that long-term ownership continues to build value. 

In today’s market, preparation is key: move-in ready homes still command top dollar, while those needing work are more likely to sit.

 

Regional and Local Insights

National numbers tell one story, but here’s how sales broke down by region in July:

  • Northeast: Sales up 8.7%, median price $509,300 (+0.8%).
  • Midwest: Sales flat to slightly higher, median price $333,800 (+3.9%).
  • South: Sales up 2.2%, but prices dipped 0.6% to $367,400.
  • West: Sales rose 1.4% in July, but are down 4% year-over-year; prices down 1.4% to $620,700.

 

Location is still king on the Smoky Mountain market. Cabins located within a 15–20 minute drive of major attractions like Dollywood, the Parkway in Pigeon Forge, or the National Park consistently enjoy higher occupancy rates and command better nightly rates.

Privacy and views are always in demand. Guests today are seeking both convenience and seclusion. Properties offering mountain vistas, wooded privacy, or unique outdoor spaces are attracting more interest.

Seasonality drives trends in occupancy. Fall foliage, summer vacations, and the holiday season remain the most impactful periods for short-term rental performance in the Smokies. That’s why investors should always base projections on annual averages, not just high income months.

 

Investor Takeaways for the Smokies

If you’re considering a short-term rental or second home in Sevier County, there are a few key takeaways to keep in mind. 

Rising national inventory could creating more opportunities for buyers to secure a well-positioned property. 

When running your numbers, be conservative, don’t rely on peak-season income alone, but instead use annual occupancy averages to keep projections realistic. 

Investors should also factor in the cost of taxes and permits, since Sevier County has adjusted property tax classifications for STRs and implemented a new permitting program. 

Finally, remember that location matters most, but amenities like hot tubs, game rooms, and theater spaces can help a property stand out! 

So, secure the best location your budget allows and then enhance it with thoughtful amenities.

 

The 2025 housing market is showing signs of warming, but it’s not the same everywhere. For Smoky Mountain buyers and investors, that means opportunity, but also the need for strategy. 

Rising inventory and softening prices nationally may open new doors, while here in the Smokies, location and smart amenities remain the keys to long-term success.

Thinking about investing in a Smoky Mountain STR or second home? The Jason White Team has been guiding buyers and sellers through these mountains since 1996. Let’s connect and talk about how today’s shifting market can work in your favor.

What to Know Before Buying a Short Term Rental Property in a Busy Tourist Town

Posted by Jason White on

 

The Smoky Mountains have a way of capturing people’s hearts. Maybe it’s the rolling ridgelines, the four distinct seasons, or the fact that this is home to the most visited national park in America. 

Whatever calls you here, it’s easy to understand why so many buyers dream of owning property in Sevierville, Pigeon Forge, or Gatlinburg.

But buying in a busy tourist town is different than purchasing in a traditional neighborhood. The opportunities are big, but so are the details you’ll want to understand before you sign.

Here’s what you need to know before signing on the dotted line.

 

Market Dynamics Are Unique in the Smokies

Home values here follow tourism patterns. When visitor numbers rise, rental demand and property prices tend to follow. 

In slower years, the reverse can happen.

Even if you’re not renting your cabin the local market will still ebb and flow with the tourism season. 

Summer, fall foliage, and the holidays bring peak traffic, while January often feels like a different world.

If you’re buying in the Smokies, expect seasonal swings and plan your long-term strategy with that in mind.

 

Zoning and STR Regulations Matter

It’s not enough to find the perfect home, you also need to make sure it’s legally allowed to operate the way you intend. 

Here’s a closer look at the three main markets:

  • If you plan to own a rental in Sevierville you’ll need to verify that your address is located within the City limits and that it’s in an area that allows Short Term Rentals. Keep in mind, if your home is located in the Medium Density Residential (MDR) zoning district, the City will send a notification to all properties within 100’ of the proposed short-term rental.

 

  • Most areas in Sevier County do allow Short Term Rentals, but you’ll need to apply for a Short-Term Operational Permit (STOP). These permits are tied to the property, not the owner, and they require annual fire and safety inspections. 

 

  • The City of Pigeon Forge has tighter restrictions, especially in R-1 residential zones. Unless a property was already being used as a short-term rental before August 13, 2018 and obtained a valid permit at that time, it cannot be used as an STR in those zones today. It’s essential to check zoning before you make an offer.

 

  • Gatlinburg is known for being one of the most tourist-friendly cities in the Smokies, but that doesn’t mean every property qualifies as a rental. If you see R1A or R2A zoning, tourist rentals are not permitted at all, no exceptions. For properties in approved zones, you’ll need a Tourist Residency Permit, along with annual fire and life-safety inspections.

Always verify zoning, permits, and STR status before you write an offer. The right information upfront can save you from costly mistakes later.

 

Accessibility Is Just as Important as Distance

In the Smokies, “five miles from the Parkway” doesn’t always mean five easy minutes. Steep grades, winding switchbacks, and seasonal traffic can turn a short drive into a long haul – not a huge deal, just something to be aware of. 

When touring properties, ask yourself:

  • Traffic: Will guests be stuck in Parkway gridlock during peak season?
  • Road conditions: Is the driveway steep, narrow, or gravel-only?
  • Weather: Could ice, snow, or rain make access difficult?
  • Parking: Is there room for the amount of cars that the home will sleep?

Accessibility not only affects your rental’s appeal and your own peace of mind as an owner.

Clear directions, paved access when possible, and sufficient parking can make the difference between glowing reviews and frustrated feedback.

When touring properties, don’t just look at the cabin, pay attention to the road that gets you there. A stunning view loses some of its value if guests arrive frazzled, or worse, can’t reach the property at all during leaf season or a snowy weekend.

 

The True Cost of Ownership

The purchase price is only part of the story. Owning in a top tourist destination means budgeting for:

  • Higher property taxes in city limits.
  • Occupancy (“hotel/motel”) taxes on STR income.
  • Insurance premiums that factor in wildfire, flood, and rental use.
  • Maintenance from guest turnover and mountain weather.

Don’t stop at the mortgage payment when running numbers, factor in other costs so that you don’t get surprised! 

 

The Lifestyle Comes With Trade-Offs

One of the biggest draws of Sevierville, Pigeon Forge, and Gatlinburg is the energy. 

These are towns that always have something happening. From car shows on the Parkway, to parades that draw thousands, to live music and seasonal festivals, the Smokies thrive on activity. For many buyers, that vibrancy is exactly what makes owning here so appealing.

But with that energy comes the reality of living, or owning property, in a top-tier tourist destination:

  • During peak fall weekends or the weeks leading up to Christmas, the Parkway can be bumper-to-bumper traffic. Which means a quick grocery run might take twice as long as expected. If you’re renting your property, that also means preparing guests for traffic delays and longer drive times.
  • Staying close to attractions can mean hearing Dollywood’s fireworks in the summer or late-night activity near the Parkway. For some, that’s part of the fun, for others, it’s a dealbreaker.
  • The area has an interesting rhythm. Spring and summer bring family vacations, fall brings leaf-watchers, and winter brings holiday lights and ski season. Your experience of “life in the Smokies” will shift with the calendar, sometimes dramatically.

 

 The key is to decide what kind of Smoky Mountain Property you want:

In the action: Some buyers want to be steps from the Parkway in Gatlinburg or within a five-minute drive of Dollywood. They love the convenience and don’t mind the bustle, it feels alive and exciting.

A peaceful retreat: Others picture a cabin tucked away on a ridge in Wears Valley or up in Chalet Village, where the loudest sounds are the wind in the trees and the occasional black bear passing through.

 

There’s no “right” choice! Just personal preference. Do you want to be in the action or do you prefer a peaceful retreat?

 

The Investment Potential Is Real But Requires Realism

It’s no secret, Pigeon Forge and Gatlinburg are two of the strongest short-term rental (STR) markets in the country. The steady stream of 14+ million annual visitors to the Smokies means demand is consistently high, and cabins here often outperform comparable properties in other vacation markets. 

But strong doesn’t mean foolproof and that’s where new investors might stumble..

Here’s what to keep in mind:

  • Income is seasonal, October’s numbers won’t match February’s so it’s important to look at annual numbers when making decisions. 
  • Location, views, and amenities are what drive bookings.
  • Expenses like cleaning, utilities, and management eat into gross revenue, so plan accordingly. 
  • Local rental data always beats national calculators when running projections.

The opportunity here  is real, but the winners are the buyers who look at all the details! 

 

Work With a Local Who Knows the Terrain

In the Smoky Mountains, the difference between a smart purchase and a costly mistake often comes down to local knowledge. From knowing which neighborhoods get the most repeat bookings to understanding where a “great view” also means a steep driveway, local expertise is priceless.

That’s where local expertise matters. Our team has been guiding buyers in Sevierville, Pigeon Forge, and Gatlinburg since 1996. We’ve not only sold cabins — we’ve owned them, built them, and rented them ourselves. 

We know which details make the difference between a smart investment and an expensive lesson.

Owning property in the Smokies is about more than finding the right cabin, it’s about understanding the rules, the rhythms, and the realities of a market built around 14+ million annual visitors.

From zoning laws to mountain roads, from ownership costs to rental potential—knowing what you’re walking into is what makes ownership here rewarding instead of stressful.

The good news? You don’t have to figure it out alone. 

If the Smokies are calling your name, we’d be honored to help you navigate the process with the knowledge and care we’ve built over nearly three decades in these mountains.

 

Can Passive STR Owners Take First-Year Bonus Depreciation Under the Big Beautiful Bill?

Posted by Jason White on

If you’ve been following the buzz around the “One Big Beautiful Bill” (OBBB), you’ve probably heard it includes a major win for real estate investors: the return of 100% bonus depreciation.

That’s right, investors can again deduct the full cost of certain property improvements and assets in the first year, instead of spreading them out over time.

It’s an exciting development, especially for short-term rental (STR) owners in the Smoky Mountains. 

But there’s one big question everyone wants the answer to. “Does this mean passive investors can write everything off in year one—even if they don’t qualify as “real estate professionals”?

Let’s take a closer look.

 

What Is Bonus Depreciation, Anyway?

Bonus depreciation is a powerful tax tool that lets you deduct certain business-related costs immediately. Think furniture, appliances, HVAC units, and other property components with a useful life under 20 years.

By combining bonus depreciation with a cost segregation study you can break out individual components of a property and assign shorter depreciation periods than the default 27.5-year schedule for rental real estate. 

The Tax Cuts and Jobs Act of 2017 gave us 100% bonus depreciation through 2022, but it began phasing out in 2023. 

The OBBB proposes to reverse that and make 100% bonus depreciation permanent.

 

What the Big Beautiful Bill Says about Real Estate Investing

Here’s what’s in the bill:

  • 100% bonus depreciation remains permanently in place, without a phaseout.
  • Applies to qualified property with a useful life of 20 years or less.
  • Allows for an immediate deduction in the year of purchase or service which boosts first-year cash flow and reduces your tax liability. 

So far, so good. But…

 

The Real Question: Active vs. Passive Investor?

Even if your STR qualifies for 100% bonus depreciation, you can only use those deductions to offset your income if the IRS considers your rental activity non-passive.

If you’re not a full-time real estate professional (a status with strict IRS criteria), most of your rental income is considered passive, and passive losses (like depreciation) can usually only offset passive income, not W-2 income, business income, or investment gains.

BUT! Short-term rentals (with average stays of under 7 days) can be considered non-passive, if you materially participate.

You may qualify if:

 

So, What If You Use a Property Manager?

If you’re not personally involved in the day-to-day operations of your STR, say, you use a property management company and rarely interact with guests, then your involvement may not meet the IRS’s standard for material participation.

In that case:

 

What If You Sell the Property?

If you can’t use your bonus depreciation now, all is not lost.

Suspended losses can be applied in the year you sell the property, helping you offset any capital gains from the sale. This can lead to major tax savings down the road.

That’s why it’s so important to work with a tax advisor who understands STRs, cost segregation, and your specific investing goals.

 

TL;DR – Here’s What We Know about the One Big Beautiful Bill 

✅ The Big Beautiful Bill restores 100% bonus depreciation, great news for STR investors.
 🚫 But you can’t always use those deductions right away unless you materially participate.
 🧾 Material participation, not just ownership, is what makes the difference.
 📈 Even if you can’t use the full deduction now, it can benefit you in the future (like at the time of sale).
 👨‍💼 Bottom line: Talk to a Tax Professional before you assume you’ll get a massive year-one write-off.

 

We’re actively exploring how this bill could impact Smoky Mountain investors and we’re here to help you stay ahead of the curve.

 

 

*The information provided on this website is not a substitute for legal advice from a qualified attorney licensed in your jurisdiction.

Location vs Amenities: What Matters Most for Smoky Mountain Short Term Rentals

Posted by Jason White on

When deciding to invest in short term rental property in the Great Smoky Mountains there are multiple factors to consider to make your property a success! 

While hot tubs, game rooms, and a large sleeping capacity are appealing selling points, there is one factor that ranks higher than all the others– location.

 

Why Location Remains King in the Smokies

There’s a reason the classic real estate mantra “location, location, location” has endured for generations—it’s simply that important.

Properties within a 15-20 minute drive of major attractions like Dollywood, the Great Smoky Mountains National Park entrance, the main Parkway in Pigeon Forge, and downtown Gatlinburg command higher nightly rates and produce a higher occupancy rate. 

Proximity to attractions provides guests with convenient access to the experiences that brought them to the mountains in the first place.

Properties located further away from these central points, generally need to compensate with standout amenities like views, outdoor spaces, or pool access to maintain competitive occupancy rates.

 

Privacy: A Growing Trend in Mountain Rentals

While proximity to attractions remains essential, the definition of an ideal location has evolved in recent years. 

Privacy has become increasingly more important in our rental market. 

Guests are looking for the best of both worlds – peaceful mountain views without being too far from restaurants, shopping, and entertainment options. 

Properties that offer a sense of immersion in nature while remaining within a reasonable distance to attractions can command a premium in today’s market.

 

Amenities: What Makes Your Smoky Mountain Rental Stand Out

In areas where many properties share similar locations, amenities become critical differentiators that can set your rental apart from the competition.

However, we’ve found it’s important to view amenities as enhancements to a well-located property rather than compensation for a poor location.

Popular amenities that consistently deliver strong returns in our market include:

When considering which amenities to invest in, it’s important to evaluate the return on investment relative to your property’s location. 

A property with a mediocre location might not see sufficient occupancy increases to justify expensive amenity additions, while a well-located property might benefit significantly from even modest amenity upgrades.

 

Sleeping Capacity: Finding Your Ideal Guest Mix

The number of guests your property can accommodate affects both who will book your rental and how much revenue it can generate.

Larger properties with more bedrooms can command higher nightly rates but may experience lower occupancy during off-peak periods when smaller groups are traveling.

Things to think about when determining sleeping capacity for your investment property in the Smokies: 

  • Who is your target market?(families, couples, multi-family groups, etc.)
    • What does that mean for the balance between occupancy rates and nightly rates?
  • How might your property’s location attract different group sizes?

Properties closer to attractions often perform well with varied sleeping capacities, because their convenient location appeals to both small and large groups. 

Properties in more remote locations sometimes benefit from higher sleeping capacities to attract larger groups looking for a private retreat experience.

 

Making the Smart Investment Decision in the Smoky Mountains

When searching for the perfect short-term rental investment in the Smokies, a location-first approach typically yields the best long-term results. 

This means:

  1. Identify the best location you can afford within your budget
  2. Evaluate properties based on their proximity to major attractions
  3. Consider privacy and views as secondary location factors
  4. Assess amenities and sleeping capacity as ways to optimize a well-located property

 

The Bottom Line for Smoky Mountain Investors

While amenities and sleeping capacity are important factors that can enhance a property’s appeal and revenue potential, location remains the foundation of a successful short-term rental investment in our beautiful Smoky Mountains. 

The ideal approach is to secure the best location possible within your budget, then optimize amenities and sleeping arrangements to maximize appeal to your target guests.

Remember this critical distinction that we share with all our clients: you can always add amenities to a property, but you can never change its location. 

Start with the best location you can afford in the Smokies, and build your investment strategy from there.

If you are looking to begin your short term investment search in the Smokies we’d love to help you get started! 

Your Guide to Pigeon Forge’s Premier Condo Complexes

Posted by Jason White on

 

The Great Smoky Mountains offer more than just breathtaking views and abundant outdoor activities – they present a unique opportunity for property ownership that combines the serenity of mountain living with strong investment potential.

Pigeon Forge welcomes millions of visitors annually and well-located condos can generate impressive rental income!

Whether you’re searching for a vacation home, a retirement retreat, or an investment property with strong rental income potential, Pigeon Forge condos offer advantages that traditional cabin properties can’t match. 

Let’s explore the premier condo complexes in this beloved mountain destination and discover what makes each one special!

 

Why Consider a Condo in Pigeon Forge?

Before diving into specific complexes, it’s worth understanding why condos in Pigeon Forge have become increasingly popular among both investors and vacation homeowners:

  • Lower Maintenance: Unlike standalone cabins, condos offer the advantage of shared maintenance responsibilities. When you’re not in residence, you won’t need to worry about exterior upkeep, landscaping, or common area maintenance.
  • Amenities: Most condo complexes offer resort-style amenities that would be cost-prohibitive for individual homeowners – pools, fitness centers, game rooms, walking trails, and more.
  • Location: Many condo complexes are strategically positioned near attractions, shopping, and dining making them convenient for both owners and guests.

 

Bear Crossing Condominiums

Bear Crossing has established itself as one of Pigeon Forge’s most sought-after condo communities, and with good reason. Located just off the Parkway, these units offer the perfect balance of accessibility and tranquility.

Situated near the heart of Pigeon Forge, Bear Crossing provides easy access to attractions while maintaining a peaceful setting. You’ll be minutes from Dollywood, The Island, and countless dining and shopping options.

The complex features both indoor and outdoor swimming pools, allowing for year-round swimming regardless of weather. 

The well-maintained grounds include picnic areas and charming walking paths.

Typically offering 1-3 bedroom layouts, these units are known for their mountain-inspired décor, stone fireplaces, and private balconies. Most units include full kitchens, washer/dryer connections, and generous living spaces.

See active listings at Bear Crossing Condominiums here!

 

River Place Condos

As the name suggests, River Place Condos offers a distinctive riverside setting that sets it apart in the Pigeon Forge market.

These units are positioned along the Little Pigeon River, providing soothing water views and the pleasant soundtrack of flowing water. This waterfront setting creates a premium experience that many visitors specifically seek out.

River Place features attractive stone and wood exterior architecture that complements the natural setting. The well-maintained grounds enhance the peaceful riverside experience.

Residents and guests enjoy access to swimming pools, hot tubs, basketball goals, and riverside seating areas. The complex’s gas lamp-lit river walking path is particularly popular for morning strolls or evening relaxation.

Typically offering 1-3 bedroom configurations, River Place units feature open floor plans, river-view balconies in many units, and contemporary mountain décor.

See active River Place Condos here!

 

Whispering Pines Condominiums

Whispering Pines stands out for its exceptional combination of central location and comprehensive resort amenities. 

Perfectly positioned just off the Parkway, Whispering Pines offers walking distance access to attractions, restaurants, and shopping while maintaining a peaceful setting set back from the main road.

Few complexes can match the extensive amenities offered here: indoor and outdoor pools, lazy river, hot tubs, fitness center, putting green, and seasonal poolside activities. These features create a true resort experience that appeals strongly to vacationers.

Available in 1-3 bedroom configurations, these units typically feature well-appointed kitchens, comfortable living areas, and private balconies. Many units have been tastefully updated with modern furnishings and décor.

See active Whispering Pines condos here!

 

Mountain View Condos

True to its name, Mountain View Condos offers some of the most impressive vistas in the Pigeon Forge area.

Positioned on elevated terrain, many of these units feature sweeping views of the Smoky Mountains, creating a premium experience that many visitors specifically seek out.

The complex features swimming pools, gathering spaces, volleyball, basketball, corn hole, horse shoes, indoor and outdoor pool, and a playground, and the architectural style harmonizes with the mountain setting.

Available in various configurations, these units stand out for their view-maximizing design elements, including expansive windows and spacious view-facing balconies. Interior finishes generally reflect mountain modern styling.

View Mountain View Condo listings here!

 

Riverstone Resort

Riverstone has established itself as one of the premium luxury options in the Pigeon Forge condo marke.

From the impressive entrance to the high-end finishes, Riverstone is an upscale resort rather than a typical condo complex.

The amenity package is truly exceptional, featuring a lazy river, indoor and outdoor pools, full-service spa, fitness center, and putting green. 

Typically offering spacious layouts with high-end finishes, Riverstone units feature gourmet kitchens, luxury bathrooms often with jetted tubs, stone fireplaces, and generous balconies. Many units include upgraded technology features and designer furnishings.

VIew Riverstone Resort active listings here. 

 

Cedar Lodge Condominiums

Cedar Lodge offers a charming mountain aesthetic combined with a convenient location that appeals to a wide range of visitors.

Set just off the main Parkway, Cedar Lodge provides excellent accessibility to attractions while maintaining a more secluded feel than some roadside properties.

The complex features attractive cedar and stone architectural elements that reinforce the mountain lodge experience. The landscaped grounds create an inviting atmosphere.

Typically available in 1-3 bedroom configurations, Cedar Lodge units often feature rustic-inspired décor, wood accents, and mountain-themed furnishings. Many units include fireplaces and private balconies.

View Cedar Lodge listings here.

 

View all active Pigeon Forge Condo listings here!

 

 

Comparing the Complexes

When evaluating these properties, consider these key factors:

  • Location Priority: Are you seeking 
    • walking distance to attractions (Whispering Pines) 
    • a riverside setting (River Place)
    • premium views (Mountain View)
    • luxury amenities (Riverstone)
  • Amenity Preferences: Do you prioritize multiple pools, fitness facilities, water features, or walking trails?
  • Investment Goals: Properties like Riverstone might command higher purchase prices but also higher rental rates, while others may offer more moderate entry points with solid returns.
  • Size Requirements: Unit sizes and configurations vary across complexes, so consider your space needs and those of your target rental guests.

 

 

Buying Considerations for Pigeon Forge Condos

When purchasing a condo in Pigeon Forge, keep these factors in mind:

  • HOA Fees: These typically range from $250-$500+ monthly depending on the complex and amenities. Review what these fees cover and the HOA’s financial health.
  • Rental Programs: Some complexes offer on-site rental management, while others allow you to choose your own program or self-manage. Compare program terms, fees, and performance.
  • Financing: Condo financing can differ from single-family homes. Some complexes may have restrictions or require higher down payments. Working with a lender familiar with Smoky Mountain investment properties is advisable.
  • Seasonal Factors: Consider how the property performs year-round. Some complexes maintain stronger off-season performance than others.

 

The Short-Term Rental Opportunity

Pigeon Forge continues to demonstrate strong appeal as a vacation destination, creating excellent rental opportunities for condo owners. Consider:

  • Occupancy Potential: Well-maintained units in quality complexes can achieve 55-65% annual occupancy, with significantly higher rates during peak seasons.
  • Revenue Range: Annual rental revenues depend on the complex, size, and condition.
  • Management Options: On-site programs offer convenience, while independent management companies may provide more personalized service or different fee structures.
  • Success Factors: Professional photography, compelling listings, positive guest experiences, and responsive management significantly impact rental performance.

 

Finding Your Perfect Pigeon Forge Condo

As specialists in Smoky Mountain real estate since 1996, the Jason White Team offers unparalleled expertise in the Pigeon Forge condo market. We understand the nuances of each complex, the investment potential, and how to match properties with your specific needs and goals.

Whether you’re seeking a vacation home to enjoy with your family, a retirement retreat in the mountains, or an investment property with strong returns, we’re here to guide you through the process with the knowledge that comes from decades of experience in this unique market.

Ready to explore the Pigeon Forge condo opportunity? 

Contact us today for personalized guidance, property tours, or a comprehensive investment analysis tailored to your objectives. Let our expertise become your advantage in finding the perfect Smoky Mountain property.

 

Best Neighborhoods for Short-Term Rentals in Pigeon Forge: A Local’s Guide

Posted by Jason White on

When it comes to investing in a short-term rental property in Pigeon Forge, location isn’t just important—it’s everything. 

As a team that’s been serving the Smoky Mountains since 1996, we’ve seen firsthand how choosing the right neighborhood can make all the difference in your rental’s success.

 

Why Purchase a Short Term Rental In Pigeon Forge?

Nestled in the breathtaking setting of eastern Tennessee, Pigeon Forge welcomes between 10-13 million tourists annually, making it one of the fastest-growing tourist destinations in the South – a true tourism powerhouse. 

Located just five miles from Gatlinburg along Highway 441, this charming town offers the perfect blend of action-packed attractions and natural beauty.

Visitors flock to Pigeon Forge for its diverse attractions:

  • Dollywood & Dollywood’s Splash Country Water Park
  • Outdoor adventures including hiking, tubing, and horseback riding
  • Numerous family attractions
  • Four distinct, mild seasons

 

Understanding Pigeon Forge’s Layout

Before diving into specific neighborhoods, it’s crucial to understand Pigeon Forge’s unique layout. 

The town is structured around a main parkway, with various residential and rental communities branching off into the surrounding mountains and valleys.

 

Key Considerations When Choosing a Neighborhood in Pigeon Forge:

  • Main Parkway vs. Secondary Areas: Properties closer to the main strip offer convenience but may face more traffic 
  • Mountain Views vs. Valley Settings: Higher elevations typically offer better views but may have more challenging access 
  • Proximity to Attractions: Consider distance to major draws like Dollywood 
  • Traffic Patterns: Understanding seasonal flow can impact guest satisfaction

 

Top Neighborhoods for Short-Term Rentals

When it comes to choosing the perfect location for your short-term rental in Pigeon Forge, several neighborhoods stand out for their unique advantages and proven track records. Let’s explore some of the most promising areas for your investment.

 

Bluff Mountain Area

The Bluff Mountain area hosts some of Pigeon Forge’s most sought-after rental communities, including the established neighborhoods of Walden’s Ridge and Laughing Pines. 

These communities have earned their reputation through years of successful rentals, offering mature landscaping, strong community atmosphere, and reliable access roads that guests appreciate.

View active listings in the Bluff Mountain Area.

 

The Summit at Bluff Mountain

For investors seeking premium properties,The Summit at Bluff Mountain represents the pinnacle of mountain living. 

Spanning an impressive 565 acres of mountaintop real estate, 

The Summit sets itself apart with thoughtful infrastructure planning. All utilities, including future-ready fiber optic cabling, run underground, ensuring unobstructed mountain views. The community offers the reliability of city water, while wide 22-foot roads with moderate grades make travel easy for your guests year-round. 

Nature lovers will appreciate the 80 acres of protected wilderness through The Foothills Land Conservancy, along with multiple overlooks, picnic areas, and nature trails throughout the development.

View active listings in The Summit.

 

Cedar Falls

Cedar Falls has earned its reputation as one of Pigeon Forge’s premier luxury log cabin communities. 

Nestled within 50 acres of pristine wilderness, this neighborhood perfectly balances natural privacy with robust amenities. 

Your guests can enjoy authentic mountain architecture and high-end finishes while taking advantage of extensive community features. 

The neighborhood offers something for everyone: a refreshing community pool, children’s playground, picnic area with fire pit, sports facilities including basketball and volleyball courts, horseshoe pits, a peaceful nature trail, a catch-and-release pond, and even a chapel. 

These amenities, combined with the community’s strong rental performance, make Cedar Falls an excellent investment choice.

View active listings in Cedar Falls.

 

Alpine Mountain Village

Location is everything in the short-term rental market, and Alpine Village delivers exactly that. 

Situated less than 400 yards from the Pigeon Forge Parkway, this community offers unbeatable convenience for guests who want to be close to the action. The proximity to attractions makes property management a breeze, while guests appreciate the easy access to everything Pigeon Forge has to offer. 

This combination of convenience and accessibility often drives strong rental performance.

View active listings in Alpine Mountain Village.

 

Parkside Resort

For investors seeking a true resort-style community, Parkside Resort offers an impressive package. 

This peaceful retreat features minimal traffic flow, making it perfect for families who want to walk or bike safely. The community’s unique hiking trails lead to hidden gems – an alcove playground for children and stunning views of Pigeon Forge that make every hike worthwhile.

Parkside Resort truly shines in its amenities package. Guests can enjoy both indoor and outdoor pools, with the outdoor pool featuring an exciting 60-foot water slide. The community also offers a game arcade, 18-hole putt-putt course, multiple kids’ playgrounds, and a creekside pavilion complete with a double grill and fireplace. The on-site dining option at The Grille at Parkside adds another layer of convenience for guests. With professional management and built-in marketing advantages, Parkside Resort makes property ownership as turnkey as possible.

View active listings in Parkside Resort.

 

Brookstone Village 

Brook Stone offers an attractive option for investors focused on value and convenience. Its proximity to the strip provides easy guest access while the price point often provides excellent potential for return on investment. 

This community proves that you don’t need to sacrifice location for value in Pigeon Forge.

View active listings in Brookstone Village. 

 

Making Your Decision

When choosing a neighborhood for your short-term rental investment, consider:

  1. Target Market: Different neighborhoods attract different types of guests
  2. Budget: Purchase price and potential returns vary by location
  3. Management Style: Some areas are better suited for self-management
  4. Long-term Goals: Consider future development and area growth

 

Next Steps

Investing in a Pigeon Forge short-term rental is an exciting opportunity, but it’s important to work with experienced professionals who understand the local market. 

The Jason White Team has been helping investors navigate these waters since 1996, and we’d love to share our expertise with you.

Whether you’re ready to start your property search or just gathering information, we’re here to help.

We own short-term rentals ourselves, we’ve built them, bought and sold them, and we understand what makes them successful in this unique market.

Let our experience be your guide in finding the perfect neighborhood for your investment goals. Contact us today!

 

Exploring Neighborhoods: A Local’s Guide to Finding Your Dream Cabin in Gatlinburg

Posted by Jason White on

After nearly three decades of helping folks find their perfect piece of Smoky Mountain paradise, we’ve learned that location is an important factor for your short term rental performance. 

Whether you’re looking for a peaceful retreat or a lucrative investment property, each Gatlinburg neighborhood has its own unique charm and advantages. 

Let’s explore what makes each area special.

 

Glades / Arts & Crafts Community: Where Tradition Meets Tranquility

Nestled along an 8-mile loop, the Arts & Crafts Community isn’t just a tourist destination – it’s a slice of authentic mountain living. 

Here you’ll find:

  • Traditional mountain architecture that perfectly captures the area’s artistic heritage
  • Peaceful settings away from the downtown hustle, perfect for those seeking a true mountain escape
  • Direct access to local artisans and galleries, adding cultural value to your investment
  • Properties typically priced moderately compared to downtown areas
  • Strong appeal for those looking to immerse themselves in genuine mountain community life

Our very own, Stephanie Huskey, grew up in the Glades / Arts & Craft Community and it’s one of her favorite areas because of all the Artisans and small cafes. 

 

Chalet Village: The Gold Standard of Mountain Living

As one of Gatlinburg’s most established communities, Chalet Village has earned its reputation as a premier location. 

Here’s what makes it special:

  • Three clubhouse facilities featuring swimming pools and tennis courts
  • Proven rental history and stable property values
  • Active HOA that maintains high community standards
  • Premium access to Ober Mountain for year-round mountain activities

The higher elevations in Chalet Village offer some of the most breathtaking views in the Smokies, but remember – with great views comes winter weather consideration. 

Make sure to factor in year-round accessibility when choosing your specific location.

 

Cobbly Nob: Exclusive Mountain Living

Cobbly Nob offers premium amenities including 24/7 security personnel and three outdoor pools. The community takes responsibility for maintaining private roads, including paving, snow removal, landscaping common areas, and maintaining signage. Individual homeowners are responsible for their personal driveways.

This gated community offers a more regulated mountain living experience:

  • Controlled access providing enhanced security
  • Golf course proximity
  • Strict development standards maintaining property values
  • Larger lot sizes for more privacy
  • Premium mountain views
  • Generally higher price points reflecting the exclusive nature
  • Particularly appealing for primary residents

 

Downtown Adjacent Areas: Where Convenience Meets Opportunity

Properties near downtown Gatlinburg offer unique advantages for the savvy investor:

  • Walking distance to attractions and restaurants (a major selling point for vacation rentals)
  • Excellent rental potential due to prime location
  • Mix of property ages offering various investment opportunities
  • Higher land values with potential for commercial development
  • Strategic position for mixed-use development

Keep in mind that with downtown proximity comes tourist traffic – something to consider depending on your intended use.

 

Practical Considerations When Searching for your Dream Cabin in Gatlinburg

Before falling in love with any neighborhood, consider these crucial factors:

 

Access

  • Winter weather impact on roads (especially important for rental properties)
  • Distance to emergency services
  • Road maintenance responsibility (crucial for year-round accessibility)

 

Amenities

  • Distance to grocery stores and basic services
  • Medical facility access
  • Restaurant proximity
  • Entertainment options

 

 Regulations

 

Making a Decision When Buying a Rental Cabin in Gatlinburg

After 27 years of helping investors and homeowners find their perfect mountain property, we’ve learned that the right choice comes down to balancing these key factors:

  1. Your primary goal (investment return vs. personal enjoyment)
  2. Desired proximity to attractions
  3. View preferences and their impact on rental potential
  4. Budget constraints including purchase price and ongoing maintenance
  5. Community amenity preferences
  6. Access requirements for your intended use
  7. Rental restriction importance

Remember, the “perfect” location varies depending on your specific needs and goals. As your local experts in Smoky Mountain real estate since 1996, we’re here to help you navigate these considerations and find the ideal spot for your dream cabin.

Want to learn more about specific areas or discuss your investment goals? 

Give us a call at 877.678.2121. We’ve been living and breathing Smoky Mountain real estate for nearly three decades, and we’d love to share our expertise with you.

 

Gatlinburg Short-Term Rental Laws: What You Need to Know

Posted by Jason White on

If you’re considering investing in a short-term rental property in Gatlinburg, understanding the local laws and regulations is crucial for your success. As experts in the Smoky Mountain real estate market since 1996, we’ve helped countless investors navigate these requirements, and we’re here to share our knowledge about the Gatlinburg short term rental laws with you.

 

Current Short-Term Rental Regulations in Gatlinburg

For all short-term rentals within Gatlinburg’s city limits, owners must obtain and maintain a Tourist Residency (TR) permit. These properties are subject to annual fire and safety inspections to ensure guest safety and compliance with local regulations. If you’re unsure whether your property falls within city limits, you can contact the city directly at (865) 436-1400 for clarification.

 

Zoning Requirements

Gatlinburg zoning regulations prohibit short term rentals from operation in both R1A (Low-Density Residential) and R2A (Medium Density Residential) zones. 

The R2A zone is specifically designated for single and multi-family dwellings, with the intent to preserve the residential character of these areas by prohibiting business-oriented uses. 

Before purchasing a property for short-term rental use, it’s crucial to verify its zoning designation with the city planning department.

 

Permits

To operate a legal short-term rental in Gatlinburg, you’ll need a valid tourist residency permit.

In order to receive a tourist residency permit in the City of Gatlinburg, you’ll need to:

  • Submit an application
  • Pay the appropriate fee – Application fee is $200 for a 2 or less bedroom unit. Each bedroom over two is an additional $75 per bedroom.
  • Pass a fire and building inspection 

 

Taxation

A county spokesperson confirmed that this decision affirms a state law that went into effect in 2021 and subsequent guidance from the state Comptroller’s office. 

The law stipulates that properties used as short-term rentals are classified as commercial properties unless certain exemptions are met. 

Essentially, properties with a business license that are a short-term rental and not the owner’s principal residence will be subject to the change in classification – from a 25% residential classification to a 40% commercial classification. 

 

Safety and Compliance

In order to qualify for a Tourist Residency Permit your home must pass a safety inspection. 

Inspections can cover a variety of items, but aren’t limited to the below:

  • Fire Safety
  • Smoke Alarms
  • Escape routes
  • Carbon Monoxide Detectors
  • Electrical Safety


There are a few things you can do to prepare for your short-term rental unit inspection:

  • Make sure all smoke detectors and carbon monoxide detectors are working properly.
  • Install a 2A10BC Fire Extinguisher on each level
  • Clear all escape routes of any obstructions.
  • Check all electrical wiring and outlets.
  • Make sure all heating and cooling systems are in good working order.
  • Make any necessary repairs and improvements.

All tourist residences more than three (3) stories, more than five thousand (5,000) gross square feet, or more than twelve (12) occupants must have an approved sprinkler system. 

 

Success in Gatlinburg’s short-term rental market requires careful attention to local regulations, from proper zoning and permits to safety requirements and tax obligations. 

Looking for more information about investing in the Smoky Mountains? Check out our other blog posts about property management, amenity upgrades, and maximizing your rental’s potential.

Click here to search active real estate listings in Gatlinburg, TN!

 

1031 Exchanges: Key Information and Hurricane Helene Extensions

Posted by Jason White on

 

For real estate investors, 1031 exchanges can be a powerful tool for deferring taxes on capital gains when swapping investment properties. Recent events like Hurricane Helene have brought additional tax relief to affected areas, including extensions for 1031 exchange deadlines.

In this post, we’ll provide a quick overview of what a 1031 exchange is, answer common questions, and dive into the critical extensions offered in the wake of Hurricane Helene.

 

What is a 1031 Exchange?

A 1031 exchange—named after Section 1031 of the Internal Revenue Code—allows you to defer paying capital gains taxes when you sell an investment property, provided you reinvest the proceeds into another “like-kind” property. This tax-deferral strategy can help investors build wealth over time by continually rolling gains into new properties, without taking an immediate tax hit.

Key points:

  • Like-kind refers to real estate property of the same nature, such as swapping a rental property for a commercial building.
  • Since the Tax Cuts and Jobs Act in 2017, 1031 exchanges only apply to real property (i.e., real estate) and no longer include personal property like equipment or vehicles .

 

What Are the Key Deadlines for a 1031 Exchange?

A 1031 exchange has specific timing requirements:

  • You must identify a replacement property within 45 days of selling your original property.
  • You have 180 days to complete the purchase of the replacement property.

These deadlines are strict—unless there’s a natural disaster, like Hurricane Helene.

 

What Happens to 1031 Exchange Deadlines After Hurricane Helene?

The IRS has provided significant relief to taxpayers impacted by Hurricane Helene, extending key tax deadlines, including those for 1031 exchanges. If you’re in an area affected by the hurricane, here’s what you need to know:

  1. Extension for 1031 Exchange Deadlines:
  • Investors impacted by Hurricane Helene now have until May 1, 2025 to complete actions related to their exchanges, including identifying and closing on replacement properties.
  • This extension applies to all individuals and businesses located in the disaster areas, which include Alabama, Georgia, North Carolina, South Carolina, and parts of Florida, Tennessee, and Virginia  .

 

  1. Who Qualifies for the Extension?:
  • Any taxpayer residing or operating a business in areas covered by the FEMA disaster declaration qualifies for these extended deadlines. The links above to each state provide details for counties included in the relief. 
  • This includes properties located in affected regions, as well as taxpayers whose records or tax professionals are in the impacted areas, even if the taxpayer themselves is not .

 

How Does This Impact My 1031 Exchange?

If your exchange transaction is affected by Hurricane Helene, these extensions give you additional time to:

  • Identify replacement properties beyond the typical 45-day window.
  • Complete the exchange within the extended timeframe of May 1, 2025, rather than adhering to the original 180-day rule.

For instance, if your 1031 exchange process started before or during the hurricane, your deadlines for both identifying and closing on replacement properties will now be extended. This can provide crucial breathing room for investors navigating logistical challenges caused by the disaster.

If you believe you qualify for these extensions, be aware that they’re automatically applied to those with an IRS address in the disaster area. However, if you receive a late filing notice, we recommend contacting the IRS to resolve any discrepancies.

 

The Hurricane Helene relief measures offer much-needed flexibility for real estate investors engaging in 1031 exchanges in disaster-affected areas. Understanding these extensions can help you navigate the process smoothly and ensure you make the most of the tax benefits available.

For more details on 1031 exchanges or to determine if you qualify for the Hurricane Helene extensions, consult the IRS disaster assistance page and speak with qualified tax and legal professionals.