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

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

 

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

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

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

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

 

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.

5 Factors to Consider When Buying a Cabin in Gatlinburg, TN

Do you dream of owning your very own retreat right in the heart of the Great Smoky Mountains? Is buying a cabin in Gatlinburg, TN one of the things you think about when you have white space in your calendar? We get it! There is nothing like the Great Smoky Mountains and owning property here is special! Before you purchase there are a few important factors to consider. In this blog post we’ll a few of those to light, so that you are aware and can begin to make educated decisions about whether buying a cabin in Gatlinburg, TN is right for you! 

 

Location & Accessibility

You’ve heard it before – location, location, location! 

It’s true for the areas surrounding the Great Smoky Mountains as well. Location can affect your investment – particularly if you are planning to use it as a vacation rental. There are a few things you might want to consider when deciding where to buy a cabin in Gatlinburg, TN

 

  • Proximity to attractions 

There are so many exciting things to do in Gatlinburg, TN, and depending on the use case you dream of for your home you might want to consider the proximity to a few of our area’s most visited attractions 

The Great Smoky Mountains National ParkThe most visited National Park in the United States. 

DollywoodAn amusement park with something for everyone. Dollywood offers thrilling rides, handmade crafts, food and music of the Smoky Mountains. 

The Island The Island in Pigeon Forge offers families affordable fun for all ages – eating, drinking, shopping and adventurous attractions. 

 

  • Accessibility

After you’ve decided which locations in Gatlinburg, TN suit your needs the best and you begin to look at individual properties, you’ll want to keep in mind how accessible each home is. 

You might consider the ease in which you can develop an emergency preparedness plan for each individual property. 

Questions to ask yourself, as you consider properties:

How easy is this home to access if there were to be snow or ice? Does this matter to me, or will I primarily be using this home when weather conditions aren’t relevant?

Is there more than one way in and out? Do I know and understand if that makes sense for the use case of my home.


How close is this home to major roads or medical services? Is that important to me, or am I looking for a secluded retreat?

 

Property Condition & Maintenance

When assessing individual cabins in Gatlinburg, TN you’ll want to take note of a few pieces of information to help inform your buying decisions 

  • How has the cabin been maintained? 
  • What is the structural integrity of the cabin?
  • Will you need any large, or major repairs in the next few years? Is that a monetary or time investment you are willing to make?
  • How old is the cabin?
  • Roof?
  • Plumbing?
  • Electrical systems?
  • HVAC?
  • Hot water heater?

One of the most important aspects of owning a short-term rental property is maintaining it properly. A well-maintained cabin can provide a positive experience for your guests and increase the property’s value. 

 

Homeowner Association (HOA) Rules & Fees

 

Many cabin communities in Gatlinburg are governed by Homeowner Associations, which come with their own set of rules. It’s important to understand what might be addressed when considering your purchase. 

Things like 

  • Fees association with membership
  • Property use restrictions 
  • Appearance of the exterior and landscaping 
  • Pet Policies 

 

Zoning & Permitting

Before you make your final selection, you’ll want to be sure to review the local zoning laws and comply with any permit requirements, especially if you are hoping to use your cabin as a short term rental. 

 

You’ll want to be sure 

  • The cabin is zoned in an area with short term rental use eligibility 
  • That you meet all the requirements to be eligible to receive a tourist residency permit 
  • That you stay abreast to any changes that might be happening with zoning or permitting in the area you plan to buy in. 

 

Rental Income Potential

If you are looking to use the cabin you purchase as a short term investment property it’s imperative to assess the income potential before you make a purchase! 

You can do that by answerings a few questions: 

 

Conclusion

Considering these factors can help you make the most informed decision when buying a cabin in Gatlinburg, TN. 

 

If you have questions about buying a cabin in Gatlinburg, TN we’re here to help! Give us a call at 877.678.2121 or send us an email at info@jasonwhiteteam.com

If you are looking for cabins available for purchase in Gatlinburg, TN you can find them here!

3 Amenities to Maximize Your Short Term Rental Income

In this blog post, we’re diving deep into three amenities that can help you maximize your rental income: pools, gyms, and hot tubs.

AirDNA provides a few stats related to the availability of these amenities 

  • Pools are found in 44% of luxury properties, versus 25% of budget properties.
  • Hot tubs are featured in about 33% of luxury listings, while only 5% of budget properties include them.
  • Gyms appear in approximately 24% of luxury properties, compared to 16% in budget listings.

 

 

Pools 

There are so many different ways you can provide pool access for your short term rental – resort pool, inground outdoor pool, above ground outdoor pool, stock tank pool, swim spa, or inground indoor pool, and probably many more creative ideas we haven’t listed. 

Most often we see these three types of pools at short term rentals in the Smokes 

  • Resort access 
  • Inground indoor 
  • Swim spa 

Why a pool at your short term rental?

Providing a way for your renters to create memories with the group they are traveling with without leaving your property is a huge benefit! 

Not only is this a benefit to your guest, but can be a benefit to you as a property owner through increased desirability and the ability for higher nightly rates. 

 

Maintenance considerations for the pool at your short term rental

You’ll want to consider ongoing maintenance when deciding if a pool is right for you as a short term property owner, such as 

  • Regular cleaning and chemical treatment.
  • Safety measures (fencing, pool rules, etc.).
  • Potential liability concerns and insurance coverage.

“Specifically, luxury listings with pools see a Revenue Per Available Rental (RevPAR) increase of around 38% compared to those without pools.”

 

Hot tubs 

Your guests have most likely packed their schedules full of fun things to do while they are in town, whether that be a full day out on the town or hiking in the Smokies. 

Providing a way for them to wind down and relax after a long day is such a benefit! 

Not only does a hot tub provide a relaxing experience for your guests, it can also be a benefit to you as property owner by complementing your outdoor space and allowing you to command a premium nightly rate. 

You’ll want to consider ongoing maintenance when deciding if a hot tub is right for you as a short term property owner such as regular cleaning, chemical treatment. As well as, potential liability concerns and required insurance coverage. 

“With a reported RevPAR increase of around 33% for luxury properties with hot tubs.”

 

Gyms 

Maintaining your health is extremely important – what a benefit to provide the ability to do so without having to take additional time out of their well deserved vacations to find the opportunity to do so. 

Adding a gym, whether big or small, to your vacation rental allows you to meet the needs of health conscious individuals conveniently

You’ll want to consider potential liability concerns and required insurance coverage when deciding if adding a gym to your short term rental property is advantageous for you. 

“While the inclusion of pools and hot tubs offers the largest RevPAR and occupancy boosts for higher-tier properties, the inclusion of gyms actually benefits lower-tier properties more. They experience a larger boost in RevPAR and occupancy rates.”

 

*It’s important to note that the information provided in this blog post is for general informational purposes only and should not be construed as legal advice. While we have made every effort to provide accurate and up-to-date information, we cannot guarantee the accuracy or completeness of the information provided. 

 

The Lifespan of Appliances for Rental Properties: What to Expect and How to Plan Ahead

As a short-term rental property owner, it’s essential to understand the lifespan of the rental property appliances.

 

 Knowing how long these items typically last can help you plan for repairs and replacements, ensuring your guests have a comfortable and safe stay. In this blog, we’ll provide an overview of the major appliances found in short-term rentals, their typical lifespan, factors that can affect their lifespan, and signs that you may need to begin buying appliances for your rental property. 

 

HVAC System

The HVAC system is responsible for heating, ventilation, and air conditioning in your rental property. HVAC systems can last anywhere from 10 to 25 years, depending on factors such as proper maintenance, frequency of use, and the type of system. Signs that your HVAC system may need repair or replacement include unusual sounds, strange smells, and inconsistent temperatures throughout the rental.

 

  • Lifespan: 10-25 years 
  • Factors that affect lifespan: maintenance, frequency of use, and type of system
  • Signs you may need to replace the HVAC for your rental property: strange smells and inconsistent temperatures 

 

Water Heater

The water heater provides hot water to your guests for their daily needs, such as showering and washing dishes. The typical lifespan of a water heater is 8 to 12 years, although proper maintenance can extend its life. Signs that your water heater may need repair or replacement include a lack of hot water, unusual sounds, and water leaks.

 

  • Lifespan: 8 – 12 years 
  • Factors that affect lifespan: maintenance 
  • Signs you may need to replace the water heater  for your rental property: leaks or lack of hot water 

 

Refrigerator 

The typical lifespan of a refrigerator is 10 to 18 years. Many things can impact the lifespan of your refrigerator, such as quality of the appliance, frequency of use, maintenance, and power surges. Signs that your refrigerator may need repair or replacement include unusual sounds, difficulty starting, and inconsistent temperature or water flow.

 

  • Lifespan: 10-18 years 
  • Factors that affect lifespan: quality of appliance, frequency of use, maintenance 
  • Signs you may need to replace the water heater  for your rental property: unusual sounds, difficulty starting, and inconsistent temperatures or water flows. 

 

Stove 

 

The typical lifespan of a stove can vary depending on the type of stove, the frequency of use, and how well it is maintained. However, on average, a gas or electric stove can last anywhere from 10-15 years with proper maintenance and care.

 

If your stove is not heating properly, doesn’t light well, you notice rust or corrosion or worn out parts – these may all be signs you may need to begin thinking about buying a new stove for your investment property.

 

  • Lifespan: 10 – 15 years 
  • Factors that affect lifespan: frequency of use and how well its maintained 
  • Signs you may need to replace the water heater  for your rental property: uneven heating, difficulty lighting, rust, broken or worn out parts. 

 

Dishwasher

 

The lifespan of a dishwasher can vary depending on the type, brand, and model of the appliance, as well as how well it is maintained. On average, a dishwasher can last anywhere from 7 to 12 years with proper care and maintenance. Signs that you may need to replace your dishwasher are leaks, strange noises, and poor cleaning performance. 

 

  • Lifespan: 7 to 12 years 
  • Factors that affect lifespan: care and maintenance 
  • Signs you may need to replace the water heater  for your rental property: leaks, noise, and poor cleaning performance 

 

Washer and Dryer

Providing a washer and dryer for your guests is a convenient amenity that can help increase bookings. The typical lifespan of a washer and dryer is 10 to 14 years, but proper maintenance can extend their life. Signs that your washer and dryer may need repair or replacement include unusual sounds, a lack of function, and leaks.

  • Lifespan: 10 to 14 years 
  • Factors that affect lifespan: property maintenance 
  • Signs you may need to replace the water heater  for your rental property: lack of function and leaks 

 

Other Systems and Appliances

Other systems and appliances found in short-term rentals, such as smoke detectors and air purifiers, can vary in lifespan. Smoke detectors should be replaced every ten years, while air purifiers can last up to five years. Proper maintenance and regular testing can help ensure these items are functioning correctly.

 

Understanding the lifespan of the various systems and appliances in your short-term rental property is crucial for maintaining the comfort and safety of your guests. 

Regular maintenance and replacement of these items can help prevent unexpected breakdowns and keep your rental property in top condition, renting consistently with no unexpected downtime.

 We recommend consulting with professionals for maintenance and repairs to ensure the longevity of your property’s systems and appliances. Read more about how to keep your investment property in tip top shape here! 

3 Common Pests Found in East Tennessee Short Term Rentals and How to Prevent Them

As a short-term rental property owner in East Tennessee, it is important to prevent pest infestations. Pests not only damage your property, but they can also negatively impact your guests’ experience. In this blog post, we will explore how to prevent their infestations in short-term rental properties.

East Tennessee’s warm and humid climate provides an ideal environment for various pests to thrive, including flying insects. Some common insects found in short-term rentals in East Tennessee are:

  • Carpenter bees are a common pest found in East Tennessee homes. They look similar to bumblebees but can cause significant damage to wooden structures, including decks, fences, and outdoor furniture. 
  • Carpenter ants are another common pest found in East Tennessee homes. They can cause significant damage to wooden structures, including walls, floors, and furniture. 
  • Eastern subterranean termites are a common pest found in East Tennessee homes. They can cause significant damage to wooden structures, including walls, floors, and foundations. These termites live in the soil and feed on wood, so it’s important to maintain proper moisture control to prevent infestations. 

It’s important to address any pest infestations in your home promptly to prevent damage and avoid further costly repairs.

Regular cleaning, maintenance, and inspection practices are essential to prevent pest infestations in short-term rentals. 

Below are some tips to help keep insects away:

  • Seal entry points and install screens on doors and windows. Gaps and cracks in walls and doors allow insects to enter.
  • Close doors and windows when not in use to prevent insects from entering.

In addition to regular cleaning, maintenance, and inspection hiring a professional pest control service can help eliminate pests and prevent future infestations. 

Benefits of hiring professional pest control services are:

  • Experienced technicians who can identify and eliminate pests effectively.
  • Customized treatment plans to address your property’s specific pest problems.
  • Regular inspections to prevent future pest infestations.
  • Pest control companies may set up pest monitoring stations to detect any signs of pest activity before a full infestation occurs.

Pest control companies can help prevent future infestations and keep your property pest-free. It’s important to work with a reputable and experienced pest control company to ensure that they use safe and effective methods to prevent pest activity.

Preventing pest infestations in short-term rentals in East Tennessee is crucial to ensure the comfort and safety of your guests. By following the preventative measures discussed in this blog post and utilizing professional pest control services, you can keep your property pest-free.