Ask Will

STEAK: Alamo Steakhouse

Good gracious! First off, the service is excellent. I see some of the same servers in there I’ve seen for years. That tells me they’re doing something right. They must treat their people well, because those folks sure know how to treat their customers.

Now, let’s talk about that Cowboy Ribeye.

Folks, I have a relationship with that steak that my wife is getting jealous of. LOL. I’m telling you, when that thing hits the table, I disappear into a world of my own. You might see me again, you might not. Depends on whether somebody brings me another one!

And the atmosphere? Just wonderful. I haven’t been treated that nicely in a long time. Of course, my wife hasn’t been treating me quite as well since I donated all our money to the casino. LOL.

SANDWICH: Pigeon Forge Deli

No question about it!

Mama Deli’s homemade bread, those pretzels, those homemade sauces. Mercy!

Now look, it ain’t the Taj Mahal. There aren’t any gold carpets or fancy chandeliers. But you know what? When the food is that good, who needs all that?

Here’s my advice. When you finish that sandwich, don’t leave any crumbs on your fingertips and then accidentally scratch your head.

Your tongue will beat your brains out trying to get to them! LOL.

I’m serious, folks. That bread alone is worth the trip.

MEXICAN: Muchacho Alegre Mexican Restaurant

These people keep messing up my plans to get a free dinner!

I keep trying to find something to complain about, and they just won’t cooperate. LOL.

The service is wonderful. Every time I turn around, somebody’s filling my Coke back up. I’m telling you, if they fill that glass one more time, they’re going to have to flood the restaurant so I can float myself out of there!

And those chips and salsa? Good gracious. I’ll be carrying those around on my belly for the next two days.

You ever eat until you absolutely cannot stand another bite, then look at the chips and think, “Well, maybe just one more round”?

Yep. That’s me.

Now, the food. Everything is seasoned beautifully, thoughtfully prepared, and tastes fresh. They tell me they prepare it fresh every day.

How do I know?

Well, first off, I can taste it. And second, I asked the manager! LOL.

Here’s the deal. If you’re planning on eating light, this might not be the place for you. And if you’re hankering for fast food, just keep on driving.

But if you want a wonderful meal, good people, and enough food to make you reconsider the size of your britches, go on in!

One thing I’ve learned living here in the Smoky Mountains:

A good restaurant is about more than what’s on your plate. It’s the people who greet you, the folks who remember you, the laughter around the table, and the memories you make.

And if you happen to see me at one of these places, come say hello!

Just don’t interrupt me and that Cowboy Ribeye. We’re working through some things. LOL.

Will Cupp

Sevierville, Tennessee

Realty Executives Associates

Now it’s your turn. What’s one restaurant around Sevierville, Pigeon Forge, or Gatlinburg that I absolutely need to try? I’m always willing to do a little research. Especially when it involves eating! LOL.

Of course, ask your real estate agent. But remember the point from my earlier article: all that glitters is not gold. Get more than one informed opinion.

Compare similar cabins in those locations. Look at their size, amenities, condition, and rental history. Set aside the highest and lowest performers, look at the average of the rest, and ask whether the whole picture makes sense. One exceptional cabin does not tell you what every cabin nearby will earn.

Don’t buy on a gut feeling alone. It could just be indigestion. Rolaids usually takes care of that.

Read the full article on VOCE

Start with locations that have produced rental income year after year. Then look for documented rental history from the cabin itself and comparable properties. Find out what came in, what went out, and what was left. A big rental number can look a whole lot smaller after the bills get paid.

Most buyers do not have enough experience in this market to recognize the hidden gem. Hate to say it, but 90 percent of the realtors do not either. What looks like a discovery can turn out to be fool’s gold.

My father used to say, “It’s not that I have trust issues. It’s that a lot of people in this world cannot be trusted.” Not bad advice when someone is asking you to trust a projection with your money.

Every home has a story. Good counsel and diligence help you put that story together. If it smells like a rotten egg, it’s probably a rotten egg. Hey if it looks like a diamond and smells like a rotten egg, well, you get the picture.

Read the full article on VOCE

I have some firm rules. One is to steer buyers away from steep access that could create problems for them or their rental guests.

Another is to investigate private roads. Find out whether recorded documents clearly establish access, who maintains the road, and who pays when it needs repair. Have those documents reviewed before you buy. “Everybody pitches in” is an explanation. It is not the same as a documented agreement.

Good counsel should help you recognize the problems coming while you still have time to make a decision. This advice applies throughout Sevier County and East Tennessee, not just Gatlinburg.

Read the full article on VOCE

Interest rates can change what buyers can afford. If rental income declines or vacation spending slows, investors may reconsider what they are willing to pay. Even the perception of a bad economy can affect this market, whether that perception tells the whole story or not. The media can put the brakes on before a buyer ever calls an agent.

A cabin can attract plenty of attention because people love the picture. Buying it requires them to be comfortable with the price, the property, and the numbers.

I have had many real estate agents come to me with this question. There is a bigger picture, and good counsel can help you see it clearly.

Read the full article on VOCE

There are exceptions. Experience alone does not make someone diligent. But if I were buying or selling in a market I did not know, I would play the odds. Look at reviews, look into their background, and listen to how they explain their work.

Are they hands on? Or do you mostly know them for their social media presence, political opinions, and commentary about everything except the transaction? Substance matters.

Ask how they communicate. Do they call, text, or email? How often will you hear from them? And when a problem comes up, what do they do?

Here is what I would want to hear: “Most of the problems I encounter in this area are problems I have seen before. I know how to work through them, and I stay involved until they are resolved.”

That is how I approach my work. I call people daily and stay on top of my contracts and the third party vendors involved. I close 99 percent of the contracts we sign. I work through repair issues and inspections, make expectations clear to vendors and the other agents, and keep everyone working toward the deadlines.

A diligent real estate agent goes a long way. You want to know what they do after the contract is signed, when the work gets harder and you need them most.

Read the full article on VOCE

Well, that’s where I live year round.

Look, every town has its politics, its problems, its ups and downs. Sevier County is no different. But I’m telling you, this place is the real deal.

The mountains are still beautiful when the tourists go home. We’ve got schools, churches, neighborhoods, ball games, families raising children and people getting up every morning to go to work.

And yes, occasionally it seems like half the country decided to come visit us on the same Saturday. Lol.

But here’s what I’d tell you. Get away from the Parkway. Drive through our communities. Stop and talk to somebody. You’ll discover there’s a whole lot more to Sevier County than Dollywood and a beautiful mountain view.

There’s a reason I call it home.

That’s what the Parkway can feel like on a busy Saturday.

Summer, October when the leaves change, major holidays and special events can bring a tremendous amount of traffic.

But here’s something folks don’t always understand. We don’t all live on the Parkway. Most of us learn when to travel, which roads to use and when to just stay home and enjoy the mountains.

If you’re thinking about moving here, don’t let somebody tell you a property is ten minutes from everything without asking one question.

Ten minutes on what day?

But the truth is, sometimes everybody discovers the same shortcut.

After living here a while, you learn that a road that’s wonderful on Tuesday might not be quite as wonderful on Saturday afternoon.

My advice? Before buying a home, drive the roads you’ll actually use. And don’t be afraid to take a different route now and then. Some of the prettiest places in Sevier County are found when you’re not in such a hurry.

That’s the first question.

Generally, I’d plan somewhere around 30 to 60 minutes, sometimes more depending on traffic and your exact location.

If you’re near Kodak and I-40, that’s a different conversation from living up a mountain road south of Pigeon Forge.

I’ve been in real estate long enough to know that a pretty house can make people forget about the drive to work.

Don’t do that.

Drive the route during the hours you’ll actually be traveling. A beautiful home is even better when you don’t spend half your life getting to it.

On the other hand, if you want noise, excitement and a whole bunch of people, that might be within walking distance too. Lol.

Seriously, look around Boyds Creek, Kodak, Seymour, New Center, Jones Cove, Wears Valley and some of our rural communities.

But don’t just look at the house. Look at what’s around it.

That peaceful little road might have a cabin development coming over the next hill.

Quiet is wonderful. Just make sure you know what you’re buying.

Good Lord, we’ve got craft breweries, restaurants serving alcohol, grocery stores selling wine and places to buy liquor.

No, Sevierville isn’t a dry town.

Now, we don’t have to have a liquor store on every corner by any means. But if you want a bottle, you’re probably not going to have much trouble finding one.

And if you’re looking for a church, well, we have plenty of those too.

Me personally, I prefer the latter.

God bless!

Tourism is a big part of our economy, no question. But we also have healthcare, construction, education, manufacturing, transportation, professional services and plenty of small businesses.

And Knoxville opens up another large employment market.

Now, here’s something I’d encourage you to investigate. Wages may be different from what you’re accustomed to, particularly if you’re moving from a large northern city.

Some expenses may be lower too, but housing isn’t necessarily cheap anymore.

Compare both sides of the equation before packing the moving truck.

Growth brings opportunity, but it also brings traffic, buildings and changes that aren’t always everybody’s favorite.

But let me tell you something I love.

They aren’t going to cover up the beauty of the Great Smoky Mountains National Park with subdivisions.

Much of that magnificent mountain landscape is protected.

That view from your front porch, if you’re fortunate enough to be looking toward protected parkland, may look remarkably familiar twenty years from now.

Now, I wouldn’t promise every view is protected. You need to know exactly what land you’re looking across.

But that’s one of the blessings of living beside a national park.

The world keeps changing. Those mountains have a wonderful way of reminding us what matters.

And let me tell you something about those Gatlinburg-Pittman boys.

They were real enough when they were putting a good whipping on my football team. Lol.

They had plenty of kids, and some of those boys were BIG.

Yes, Gatlinburg is a real community. Families live there, children go to school there and people have been calling those mountains home for generations.

Now, there are certainly plenty of vacation rentals, and some neighborhoods have more than others.

If you’re buying a permanent residence, we’ll want to look at that.

But don’t mistake a tourist town for a town without a heart.

But think about it. The people are kind, the shopping is off the charts, restaurants everywhere, entertainment, businesses and just about everything a larger town has to offer.

And that backdrop!

Good Lord, look at those mountains.

Now, if you have to drive the Parkway every afternoon, we might need to have a conversation about traffic. Lol.

But there are real neighborhoods and real families living in Pigeon Forge.

Practical enough for me.

Gatlinburg itself, Pittman Center, the Glades area and parts of Sevierville may all be worth considering.

You’ll learn that certain roads are better at particular times of the year.

And if you’re like me, you might enjoy taking a different route just to see something new.

I’ve lived around these mountains a long time, and I still find places that make me stop and look.

But if you’ve got to be at work at eight every morning, let’s make sure that beautiful drive doesn’t become a daily headache.

Long-term rentals are available, but finding the right property at the right price can take patience.

If you’re relocating, start looking early. Don’t wait until the moving truck is loaded.

And be careful about sending deposits to people you’ve never met or properties you haven’t verified.

I love our mountains, but a rental scam can happen here just like anywhere else.

Recent countywide rental estimates have been around $1,700 a month, but that’s a broad average, not a price tag on every property.

Some will cost less. Others considerably more.

And remember, rent isn’t the only expense. Utilities, commuting and deposits all matter.

Before you decide whether Sevier County is affordable, let’s look at what you actually need and what the market is offering.

I’d rather give you a realistic number than a pretty one.

The wildlife might come sit with you on the porch. Feed the birds and, if you’re lucky, they might lend you their wings so you can fly around the mountains high above the clouds.

Now, if you love sirens, concrete and houses stacked on top of one another, maybe this isn’t the place for you.

But if you enjoy the mountains, the changing seasons, good people and a little peace, I’d certainly give it a look.

Of course, we need to think about healthcare, access and how practical that mountain driveway will be as we get older.

As for me?

I plan on spending the rest of my days right here.

God bless the Smoky Mountains.

For certain specialists or more complicated medical needs, Knoxville offers additional options.

Now, here’s something I take seriously when helping someone relocate.

If you have ongoing medical needs, don’t just ask how far the nearest hospital is.

Find out whether the specialists you need are available, whether they accept your insurance and how long it takes to reach them.

That mountain view is beautiful, but when you need medical care, getting there matters.

Gatlinburg and Pigeon Forge have trolley services, particularly useful around attractions and tourist areas.

But most of Sevier County is not a place where you can comfortably live without transportation.

If you’re buying a home in the mountains, think about grocery stores, doctors, work and everyday errands.

Privacy is wonderful. Just remember that the farther you get from everything, the farther everything gets from you.

Seriously, they’re wild animals.

Most bears want food, not a conversation with you.

Don’t feed them. Don’t leave trash or food where they can get to it. Give them room, and never approach one for a photograph.

If you’re buying a cabin, especially in wooded areas, proper trash storage is important.

We are fortunate to share these mountains with some magnificent wildlife.

Let’s keep them wild, and let’s keep everybody safe.

Now, Knoxville and Newport are both fine places, and depending on where you live, shopping there might make perfect sense.

But Sevierville and Pigeon Forge have an enormous variety of stores, restaurants and services.

I can’t tell you the last time I needed to leave the county just to find something ordinary.

Maybe I just like keeping my money close to home.

Visitors spend an enormous amount of money here, and certain local taxes help support services and facilities.

Sevierville has lodging, restaurant and amusement taxes that apply to particular transactions.

Of course, residents also pay applicable taxes when they make those purchases.

Does tourism mean everything is free for locals? Good Lord, no. Lol.

But tourism is a significant part of how our communities operate, and understanding the local tax structure is worthwhile.

They’re generally more residential in character than the heart of the tourist district, although each has its own personality.

I coached little league football in these communities, and I’ll tell you something.

Wonderful people.

Seymour gives you connections toward Knoxville and Maryville. Kodak has convenient access to I-40. Boyds Creek has beautiful residential areas and a mixture of older properties and newer development.

All great places to explore.

Don’t pick a community just because somebody tells you it’s the best.

Let’s find the one that feels like home.

Wears Valley has spent a lot of time trying to protect something a little different.

Home.

And I admire that.

Growth and money can create opportunity, but they can also change the character of a place.

Wears Valley has a personality all its own. Beautiful open land, mountain views, old homes, cabins and people who care deeply about their community.

I sometimes picture Wears Valley standing there with a sword and shield, trying to protect what makes it special. Lol.

It isn’t untouched by development, but there’s still something mighty wonderful about that valley.

From portions of the valley, Pigeon Forge and Townsend are often around 15 to 25 minutes away under ordinary conditions.

The Metcalf Bottoms entrance to the national park may be closer.

But remember, these are mountain roads, not interstate highways.

I’d rather show you the drive than promise you something based on a computer map.

But Wears Valley is absolutely home to plenty of full-time residents.

Wears Valley Road runs west from Pigeon Forge toward Townsend, and as you travel farther into the valley, you’ll see farms, homes, older properties and established communities.

You’ll also see vacation cabins.

It’s a mixture, and that’s part of its character.

If you’re looking for a permanent home, we’ll want to investigate the particular road and neighborhood.

Some areas are quieter than others.

When conditions come together the wrong way, wind, dry vegetation and difficult terrain can create a dangerous situation.

I believe we’ve learned important lessons, but I wouldn’t tell somebody another fire can’t happen.

What I would tell you is to understand the property.

Look at road access, evacuation routes, vegetation around the home, emergency alerts and insurance.

I love these mountains too much to pretend they don’t come with risks.

Enjoy the beauty. Just respect what nature can do.

It snows here, and when ice gets on a steep mountain road, you might discover that four-wheel drive doesn’t make you Superman.

Higher elevations, shaded roads and steep private driveways can be especially difficult.

Some roads get maintained. Others are the responsibility of property owners.

My advice is simple.

Plan ahead. Keep what you need at home. And if the weather gets bad, sometimes the smartest thing you can do is stay there and enjoy the fireplace.

A three-bedroom home in a residential neighborhood and a three-bedroom mountain cabin with a view, hot tub and rental history are two very different animals.

Recent broad estimates have placed typical Sevierville home values around $420,000, but that’s not a reliable price for every three-bedroom property.

Location, condition, acreage, views and rental potential make a tremendous difference.

I’d rather pull recent comparable sales and give you a realistic picture than throw out a number that sounds good.

Recent market figures have suggested around two months to go under contract for a typical Sevierville property, but individual results vary.

Here’s what I’ve learned after more than 30 years.

The market doesn’t care what we hope a property is worth.

Buyers look at price, condition, location and what else they can purchase for the money.

If we get those things right and market the property properly, we give ourselves a much better chance.

Are you looking for a home, a vacation place, an investment cabin or somewhere to retire?

Sevierville has a broad mixture of homes, neighborhoods and land. Pigeon Forge offers convenience to entertainment and attractions. Gatlinburg has its own mountain character. Wears Valley offers beautiful scenery and, in many places, a little more breathing room.

But don’t buy a postcard.

Buy something that fits your life, your finances and what you actually want to accomplish.

Technology has made it possible to tour properties, review documents and handle much of the process remotely.

That’s wonderful.

But a photograph won’t tell you how steep the driveway is, what the neighboring property looks like or whether the road becomes difficult in winter.

We need good inspections, title work, surveys when appropriate and somebody willing to tell you the truth about what they’re seeing.

A beautiful photograph is a starting point.

It isn’t due diligence.

People come and go, hot tubs get used constantly, decks sit out in the weather and HVAC systems work hard.

I want qualified inspectors looking at the major systems, and specialists when something needs a closer examination.

Pay particular attention to elevated decks, moisture problems, roof condition, drainage and equipment age.

A cabin can look like a million dollars in photographs and still have some mighty expensive surprises waiting underneath.

And that’s in July. Lol.

Before buying, check the grade, pavement, drainage, turnaround space and winter access.

If you’re renting the cabin, remember that visitors may not be accustomed to mountain roads.

And here’s another question.

Who maintains the road?

You aren’t just buying a cabin. You’re buying the responsibility of getting to it.

Just because you see a cabin in the mountains doesn’t mean you’re allowed to rent it nightly.

Cities have zoning rules. Neighborhoods may have deed restrictions. Homeowners associations can have their own requirements.

And those restrictions can affect what a property is worth to a particular buyer.

Before buying an investment cabin, I want to know whether the rental use is actually permitted.

Not what somebody thinks.

What the rules say.

You may be in unincorporated Sevier County.

And that distinction can affect taxes, zoning, building permits and short-term rental requirements.

So before we start making assumptions, let’s establish exactly where the property is located.

The mailing address is one thing.

The governing jurisdiction is another.

I’d begin with, “How much money has it actually made?”

Show me the rental records, occupancy, management expenses, maintenance costs, taxes and permits.

I also want to know about future reservations and whether they’re transferable.

There’s nothing wrong with projections, but they’re still projections.

I’ve been in sales long enough to know that a beautiful presentation can make almost anything look wonderful.

Let’s look at the actual numbers.

A manufactured home on an acre can be a wonderful option.

But we need to look at the foundation, financing, restrictions, condition, utilities and how the home is titled.

Don’t overlook a property simply because it isn’t a traditional site-built house.

And don’t buy one without understanding the differences.

And that’s a pretty reasonable question. Lol.

A second home used personally may qualify for different financing than a cabin operated primarily as a rental business.

Conventional loans, investment property loans and specialized lending programs may be available.

My advice is to talk with somebody who understands Smoky Mountain properties.

Let’s figure out the financing before we fall in love with the cabin.

I’ve seen people get so excited about a mountain view and a hot tub that they forget they’re supposed to be buying an investment.

Lol.

I want to know the actual income, management costs, maintenance, insurance, utilities, taxes and what happens when business slows down.

And I want to make sure the cabin is legally permitted to operate.

The mountains are beautiful.

But beautiful doesn’t automatically mean profitable.

And I’ve learned something about people over the years.

The right ones can make life wonderful.

The wrong ones can make you question every decision you’ve ever made. Lol.

Somebody has to handle cleaning, maintenance, guest problems, inspections and emergencies.

A good local management team is worth investigating.

Because when the hot tub quits at ten o’clock Saturday night, that guest isn’t going to care that you live in Ohio.

Look, a rental cabin can be a good investment.

But somebody has to manage it.

Even with a management company, you’re still responsible for major expenses and decisions.

My advice is to treat it like a business.

Not a vacation that happens to send you checks.

Cleaning? Maintenance? Guest communication? Advertising? Supplies? Emergency calls?

A rough preliminary range sometimes discussed is 15% to 35% of rental revenue, but I would compare actual proposals rather than rely on a generic number.

Here’s something I’ve learned in business.

The cheapest person isn’t always the least expensive.

Gatlinburg offers mountain scenery and proximity to the national park.

Pigeon Forge offers attractions, entertainment and plenty of reasons for families to visit.

Both can have strong rental properties.

And both can have properties that don’t perform the way an investor hoped.

Let’s look at the cabin, its location, actual income and expenses.

The property matters more than winning an argument about which city is better.

But don’t assume every rental cabin is classified the same way.

Before purchasing, I want to know how the actual property is assessed and what the taxes may be after the sale.

That’s one of those little details that can become a big expense if nobody asks the question.

The county began requiring its short-term rental unit permits in January 2024.

The fee and requirements depend in part on approved occupancy.

Now, here’s where people get confused.

Gatlinburg, Pigeon Forge and Sevierville have their own rules.

So before we start talking about permits, I want to know exactly where your property sits.

A few miles can make a big difference.

But that doesn’t mean we can ignore the details.

I want to verify the permit, occupancy and any outstanding issues.

And remember, the cities may handle things differently.

I’ve always believed it’s easier to ask the right question before closing than to spend six months wishing you had.

Occupancy limits depend on approved plans, safety requirements and the applicable local rules.

Before purchasing, I want to know what the property is legally approved to accommodate.

That’s especially important when you’re reviewing projected rental income.

You don’t want to base your investment on guests you aren’t legally allowed to have.

Tennessee sales tax and applicable local lodging taxes are part of the picture.

Some booking platforms collect certain taxes, but don’t assume they’ve taken care of everything.

I’d encourage owners to verify the requirements for their particular address and use a knowledgeable tax professional.

Unpaid taxes have a funny way of finding people.

And usually not at a convenient time. Lol.

Before buying, I’d want written confirmation from the city that the property is eligible for the use you intend.

I’ve seen enough real estate transactions to know that “the seller said it was fine” isn’t the answer you want when the city says otherwise.

Some cabins experience slower business during portions of the winter.

Others benefit from holidays, events and their particular location.

That’s why I want to see monthly rental history.

Not just the biggest month of the year.

A good investment plan accounts for slow periods, repairs and unexpected expenses.

Then we investigate zoning, restrictions, permits, approved occupancy and any violations.

If rental income is important to the purchase, I want those questions answered before you’re committed.

And I would contact the appropriate local authority directly.

A cabin that rented last year isn’t automatically guaranteed to qualify for the same use under a new owner.

Let’s make sure before we buy.

When you’re visiting, somebody else worries about the hot tub, the driveway, the septic system and the air conditioner.

When you own it, congratulations.

You’re somebody else. Lol.

I want buyers to understand seasonal income, road maintenance, insurance, rental rules and what it costs to keep a mountain property operating.

Don’t misunderstand me.

I love these cabins.

But I want you to love owning one as much as you loved staying in one.

But tourism also provides jobs and opportunities for our community.

I believe the answer begins with respect.

Keep the property maintained. Control noise. Provide adequate parking. Follow the rules. And remember that the people living nearby aren’t on vacation.

They’re home.

A good neighbor is a good neighbor, whether he lives there every day or owns the place from a thousand miles away.

Building a house on them?

That’s another conversation. Lol.

Before buying, we need to investigate septic approval, legal access, utilities, slope, restrictions and building requirements.

A wonderful view doesn’t necessarily mean you can build the home you want.

I’ve spent years working with unusual properties.

And one thing I’ve learned is that a little investigation before buying can save somebody a whole lot of grief afterward.

Before buying, we need to investigate the soil, available septic approvals and the applicable permitting process.

In Sevier County, that means working through the designated local and state approval process.

Don’t assume an old permit will work for a completely different house.

I’d rather spend time investigating a property than watch somebody spend their savings on land they can’t use the way they intended.

Others rely on wells or shared systems.

And here’s something important.

Just because there’s a water line nearby doesn’t necessarily mean connecting to it will be simple or inexpensive.

Let’s find out who provides the service, whether capacity is available and what installation will cost.

Water is one of those things you don’t think much about until you don’t have it.

Steep lots can require excavation, grading, retaining walls, special foundations, drainage improvements and expensive driveways.

Sometimes the land itself is relatively inexpensive because developing it is so complicated.

Before buying, I’d want a builder or site contractor to take a look.

The cheapest lot isn’t always the cheapest place to build.

We need to investigate recorded access, easements, maintenance responsibilities and whether construction equipment can reach the property.

Private roads can be wonderful.

But somebody has to maintain them.

And if nobody knows who’s responsible, that can become a problem.

Let’s figure it out before closing.

Permits, site preparation, utilities, weather, contractor schedules and design complexity all affect the timeline.

Several months to more than a year may be a reasonable planning range for many projects, but I’d want a contractor to evaluate the actual plans and property.

One thing I’ve learned about construction.

It’s better to be pleasantly surprised by finishing early than miserable because somebody promised the impossible.

That means checking jurisdiction, zoning, deed restrictions, building permits, septic approval, utilities and short-term rental requirements.

Don’t buy a beautiful mountain lot assuming you can build anything you want on it.

That’s a mighty expensive way to learn about zoning.

Main roads generally receive more attention than private mountain roads.

Some neighborhoods have maintenance arrangements.

Others leave that responsibility to property owners.

And remember, the higher and steeper you go, the more interesting winter weather can become.

My advice?

Know your road, keep supplies at home and don’t try to prove how good your four-wheel drive is on a sheet of ice.

But water has a way of reminding us that it was here long before we were.

Before buying near a waterway, I want to look at FEMA flood maps, drainage, the property’s history and available local information.

And don’t assume being outside a mapped flood zone means water can never become a problem.

I’ve learned to respect what nature can do.

I want to look for retaining wall issues, erosion, unusual cracking and signs of soil movement.

On a difficult property, we may need an engineer or other qualified professional.

The mountains have been standing here a mighty long time.

Let’s make sure whatever we build is standing on something dependable.

Now, that doesn’t mean we spend every day hiding under the bed. Lol.

It means we respect the environment.

A house beside a creek has different concerns from a cabin high on a wooded mountain.

I’d rather help you understand those differences before you buy.

Sevier County uses CodeRED for emergency notifications, including warnings involving severe weather and evacuations.

You can find registration information through the Sevier County Emergency Management Agency.

It’s a simple thing to do, and it could make a tremendous difference when something unexpected happens.

I love these mountains.

But I also believe in being prepared.

Electric service, internet providers and connection costs can depend on the exact location.

And don’t assume because the neighbor has a service, your property automatically qualifies for it.

Before buying, I want those questions answered.

It’s a lot easier to enjoy a secluded cabin when the lights come on and the water runs. Lol.

You can have a beautiful view of the entire valley and still struggle to get a decent connection. Lol.

Before buying, verify the provider, actual service availability, expected speeds and cellular coverage.

If you’re working from home, that isn’t a small detail.

It’s part of your livelihood.

Let’s make sure the property works for more than looking pretty.

Some properties may be more difficult or expensive to insure than others.

I’d want actual quotes before you’re committed to the purchase.

And make sure the insurance company knows how you intend to use the property.

The time to discover an insurance problem is before closing.

Not the day after.

And I’ll tell you something.

We’ve got some wonderful young people in this county.

But when somebody asks me about schools, I don’t want to give them a sales pitch.

I want them to investigate the schools, programs, transportation and opportunities that matter to their children.

Different families have different priorities.

I’d encourage you to visit, ask questions and see for yourself.

Think about that.

Mountains, rivers, outdoor recreation, attractions and some mighty interesting people passing through.

But they also grow up in real neighborhoods, attend school, play sports and deal with the same challenges children face everywhere.

I coached football here, and I can tell you those kids weren’t thinking about tourism when the whistle blew.

They were thinking about winning that football game. Lol.

But don’t make assumptions.

Compare actual salaries, benefits, housing expenses and opportunities.

Some people discover their money goes farther.

Others are surprised by the difference in wages or housing costs.

I love Sevier County, but I wouldn’t tell somebody to move here without understanding how they’re going to make a living.

A mountain view is a blessing.

It isn’t a paycheck.

You can have the prettiest cabin in the Smokies, but if it’s priced wrong, marketed wrong or presented poorly, you may spend a whole lot of time admiring your own listing. Lol.

We need to understand the property, the buyers, the competition and what the market will actually support.

Sometimes it’s photography.

Sometimes it’s pricing.

Sometimes it’s finding the right audience.

And sometimes the property needs an entirely different approach.

My job isn’t just to put a sign in the yard.

It’s to figure out the best way to sell what you’ve got.

We can coordinate photography, inspections, repairs, showings and much of the paperwork remotely.

But let me tell you what I think matters most.

Communication.

I don’t want somebody sitting in Florida, Ohio or California wondering what in the world is happening with their property.

You deserve somebody who answers the phone, tells you the truth and keeps you informed.

That’s not a special service.

That’s how I believe business ought to be done.

But here’s where we need to be practical.

Just because you paid a small fortune for that couch five years ago doesn’t mean the buyer thinks it’s worth the same amount today. Lol.

We need to look at the furniture’s condition, the buyer’s intended use and what makes the property most marketable.

And let’s make a clear list of what stays and what goes.

Nothing creates unnecessary confusion quite like two people believing they bought the same television.

Rental history, operating expenses, permits, approved occupancy, management agreements, maintenance records, tax information and future reservations may all be important.

A serious buyer is going to ask questions.

And frankly, they should.

The better prepared we are, the easier it is to answer those questions and keep the transaction moving.

I believe good preparation solves a whole lot of problems before they ever become problems.

In unincorporated Sevier County, the published process provides for an existing rental permit and account to transfer with the sale, with the required paperwork.

But the cities can have different rules.

Before marketing a cabin as an operating rental, I want to verify the permit, occupancy and what the new owner will need to do.

Because the last thing I want is a buyer calling after closing saying, “Will, nobody told me I couldn’t rent this place.”

Let’s get the answers before we get to the closing table.