All Forum Posts by: Kyle Smith

@Joshua Strickland

You must have bought those dual lots just outside of PF with the killer view.

Hello Team,
I'm ready to purchase a new STR but I'm not sure where to take my money. I've been following the Pigeon Forge/Gat market for over a year now and I'm currently building a cabin in Gatlinburg, however, I think existing cabin options have long sailed at these prices.
I’m not sure whether to build another cabin in Gatlinburg or seek properties elsewhere.  I’ve looked into Branson MS and it looks like the STR market should be great, but due to zoning restrictions and a lack of bookings for cabins under 4 bedrooms, I’m passing on this market. They average 160 nights occupancy compared to 225 nights in East TN.   I really wanted Branson to work out. What a strange market that is…. 9 mil visitors with similar attractions but the numbers aren’t even close. 
My next thought is Disney area in Florida, but I'm not sure if the occupancy rates favorably compare to PF/Gat. Right now, I'm thinking of build another cabin in Gatlinburg. The ROI can't be beat if you are investing somewhere other than California.
Any other thoughts or ideas?

Thanks in advance

yep, people have tried and failed.  Only one dwelling per lot.  Not sure how acreage is handled by the county for multiple cabins.

 We’re you able to pull off a deal with the bank to refi the perm loan?  

Oh and please also note…. It’s a dog eat dog market and it’s tough to get in the game. 2 years ago I would have said differently but there’s so much cash and wealth chasing these rental properties.  It’s like a fishing club who shares spots with their close friends.  Locals, realtors who are in the game, developers, investors, home builders, RV resort owners, management companies, land sharks, you name it, they all have their eye on this market like the “Eye of Mordor“.  If you don’t have a realtor that can play the game, you’ll get stuck over-paying to get in the game and possibly end up with negative cash flow one day.  Keep everything to yourself and strike quickly.  The walls have eyes!  LOL 

I've worked with several and I wish I would have gone with Avery Carl after it was all said and done. Don't get me wrong, there's a bunch of good realtors in the area but I think Avery would have your best interest in mind when it comes to STR's, and most realtors in the area do not operate from that perspective and knowledge base.

@Matt Mertz thanks, will check them out.

@John Underwood I haven’t started construction but I plan on starting within the next 2 months. I have existing plans that I have been modifying along with a staff draftsman at my builder’s company, but I need a really good architect to review these drawings and make some design comments or redlines before I finalize them.

Am I going to get banned?  LOL

Hello everyone, I'm looking for a top cabin design architect in Sevier County area that can tweak my existing cabin plans to best use the space.  I have a challenging staircase design and swimming pool room.  I also need some guidance on HVAC and mechanical room considerations. 

Thanks so much!