Home / Areas we serve
Where we lend: the Smokies and all of Tennessee
Sevier County is our focus: Gatlinburg, Pigeon Forge, Sevierville and Wears Valley. We finance investment property in every part of Tennessee.
Local guides
| Market | Region | What investors buy there |
|---|---|---|
| Gatlinburg | Sevier County | Cabins, chalets and condos at the entrance to the national park |
| Pigeon Forge | Sevier County | Large rental cabins near Dollywood and the Parkway |
| Sevierville | Sevier County | Cabins in the hills, plus long-term rentals and new construction |
| Wears Valley | Sevier County | View cabins and buildable lots outside the city limits |
| Townsend | Blount County | Quieter cabins near Cades Cove |
| Knoxville | East Tennessee | Flips in older neighborhoods and student and long-term rentals |
| Chattanooga | Southeast Tennessee | Renovations near downtown and long-term rentals |
| Nashville | Middle Tennessee | Infill new construction, flips and long-term rentals |
Anywhere in Tennessee
You do not need to be in one of those markets. We lend statewide, from the Tri-Cities to Memphis. Through Optimus Capital Corp we also finance property in other states.
What to know about lending here
- Short-term rental rules are local. Each city and county sets its own. Gatlinburg, Pigeon Forge, Sevierville and Sevier County all issue permits, and the larger Tennessee cities limit investor-owned short-term rentals to certain zoning districts.
- Property tax on rental cabins. Tennessee assesses residential property at 25% of value and commercial property at 40%. Sevier County classes short-term rentals that are not the owner’s primary residence as commercial. Use the rental figure in your numbers.
- Fire inspections. Short-term rental permits in Sevier County come with a life-safety inspection, and cabins that sleep 13 or more face stricter fire code.
- Septic and bedroom count. Many mountain cabins are on septic systems approved for a set number of bedrooms. It limits how the cabin can be expanded and marketed.
- Closings. Tennessee closings run through a title company or a closing attorney. Have yours chosen when you apply.
Loan programs available everywhere we lend
| Program | Use it for | Top leverage |
|---|---|---|
| DSCR rental loans | Purchase or refinance of rental cabins, condos and long-term rentals | 85% loan-to-value to buy, 80% on a cash-out refinance |
| Ground-up construction loans | Building a cabin or home from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value |
| Fix and flip loans | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value |
| Portfolio and commercial loans | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal |
Have a cabin or a deal in mind? Run it by us.
Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal.