How buying works
From first call to first booking
What the purchase looks like step by step, the costs that belong in the plan, and what ownership puts on you once the deed is in your name.
Represented by Local Realty Group. License #265018.
Direct ownership
This is not the fund
Buying a cabin outright means you hold the deed, carry the financing, and make every decision about the property. Investing through the fund means you hold a membership interest and our team runs a portfolio on your behalf. Both paths are open, and they suit different people. If you want the keys, the tax position and the control of a property in your own name, this is the path for you.
How it works
The purchase process, step by step
Discovery call
We talk through how you plan to use the cabin, your budget, whether you are paying cash or financing, and your timeline. No property tours yet, just clarity on what fits.
Market and numbers
We show you what comparable cabins in Sevier County actually earn, what they cost to run, and where the realistic range sits for the price point you are considering.
Shortlist
You see existing homes on the market and, when the timing fits, cabins we are building. Each one comes with the operating assumptions behind it, not just photos.
Offer and contract
We represent you on the offer, negotiate terms, and set the inspection and appraisal periods. You are our client, and the brokerage duties are ours.
Due diligence
Inspection, appraisal, insurance quotes, permit and rental-use confirmation for the specific property, and a review of any HOA or community rules that affect nightly rentals.
Closing
Financing is finalised, closing costs are settled, and title transfers. You own the property outright, with a deed in your name or your entity's name.
Furnish and launch
Design, furnishing, photography and listing setup so the cabin is ready to take bookings rather than sitting empty while you work it out.
Operate
Our operations team can run the cabin day to day under a separate management agreement, or you can bring your own manager. Either way the property stays yours.
What it costs
The costs to plan for
Every property is different, so we build the actual numbers with you on a call rather than publishing figures that will not match your purchase. These are the categories that belong in the plan.
At purchase
- Down payment, or the full price if you are paying cash
- Loan origination and lender fees where financing is used
- Inspection and appraisal
- Title, closing and recording costs
- Furniture, linens, kitchen, hot tub and outdoor setup
- Photography and listing setup
Ongoing
- Mortgage principal and interest where financing is used
- Property taxes and insurance, including short-term rental coverage
- Utilities, internet and trash
- Cleaning and linen turnover between stays
- Repairs, maintenance and hot tub servicing
- Booking platform fees and management fee where applicable
- Permits, licences and local occupancy or sales tax filings
- HOA or community dues where they apply
Set aside for
- Slower shoulder seasons when bookings and nightly rates soften
- Capital items such as roof, HVAC, decks and appliances
- Furniture replacement as the cabin takes guest wear
- Vacancy while a repair or refresh takes the cabin offline
Your responsibilities
What ownership puts on you
01
The asset is yours
Title is in your name. You decide when to sell, refinance, or change how the cabin is used, and you keep any appreciation or loss.
02
The debt is yours
If you finance, the loan is in your name and the payments continue whether or not the cabin is booked that month.
03
Compliance sits with the owner
Permits, licences, insurance and local tax filings are the owner's obligation. We tell you what applies to a specific property and help you get it in place.
04
Guest experience drives income
Reviews, response times, cleanliness and pricing decide performance. That is the work a manager does, and it is why most owners hand it off.
05
Results are not guaranteed
Occupancy, nightly rates and resale values move with the market. We plan with realistic numbers rather than best-case ones.
06
Taxes are your own situation
Depreciation and deductible expenses depend on your circumstances. Talk to your own accountant. Nothing here is tax advice.
Personal use
Use it yourself, then rent it
Most owners we work with want both: a place the family actually uses and a property that earns the rest of the year. Peak dates you keep for yourself are dates the cabin is not earning, so we plan personal use into the numbers from the start rather than treating it as a surprise.
How personal nights affect your tax position depends on your own circumstances. Ask your accountant before you set a pattern.
- Block the dates you want before they are released for booking
- Hold family holidays, and reserve peak weeks if you accept the income you give up
- Bring your own furniture and design preferences into the build where we are constructing
- Store personal items on site where the layout allows
Next step
Start with a discovery call
Tell us how you want to use the cabin, what you are working with, and when you would like to be operating. We will come back with the market picture and a realistic range for your budget.
Brokerage services provided by Local Realty Group. License #265018 · Licensed in Tennessee. Rental income, appreciation and resale values are not guaranteed, and nothing on this page is tax, legal or investment advice.