You bought a Smoky Mountain cabin to build wealth and make memories — not to field 11 p.m. maintenance calls, chase late reviews, or guess what your nightly rate should be. Colonial Properties has been turning cabin ownership into real, hands-off income since 2005.
A free, no-obligation projection based on your cabin's actual location, size, and amenities — not a generic estimate.
Request my free rental projectionNo long-term contract · Or call 865-365-0240
Gatlinburg, Pigeon Forge, and Sevierville draw millions of visitors a year, and the number of cabins competing for them keeps climbing. Two identical cabins, side by side, can post wildly different income — and it almost always comes down to who's managing them.
We've spent two decades working out exactly what moves the needle: how a listing is marketed, how a rate is priced night by night, how fast a maintenance issue gets caught, and how a guest is treated from inquiry to checkout. That's the whole program. Not a checklist — a system built to make your cabin outperform.
| Typical management | Colonial Properties | |
|---|---|---|
| Nightly rates | Set seasonally, rarely revisited | Adjusted continuously against live demand |
| Your contact | Whoever answers the phone | A team of Owner Success Advisors who know your cabin |
| Fee transparency | Charges that appear after signing | Every fee disclosed in the agreement upfront |
| Housekeeping | Rotating third-party cleaners | Our own staff, same team every turnover |
| Maintenance | Subcontracted, business hours | In-house team, on call around the clock |
| Contract | Multi-year lock-in | No long-term commitment |
| Guest incentive | Price alone | Free attraction tickets with every stay |
Most companies advertise "full service" and then leave you guessing about what that covers. Here it means the entire operation under one roof — including our own housekeeping and maintenance teams, not subcontractors.
Your cabin listed and promoted everywhere serious guests are searching, with professional photography included.
Nightly rates adjusted continuously against real-time demand, seasonality, and local events — not a flat rate set once and forgotten.
Every inquiry, booking, and guest question handled by our team, start to finish.
Our own cleaning staff rather than a rotating roster of subcontractors — the same people learn your cabin and clean it to the same standard after every stay.
Our own technicians, on call around the clock. No waiting on a third-party vendor's schedule when something breaks at 9pm on a Saturday.
Clear, itemized statements so you always know what your cabin earned, what was spent, and what you keep.
Ask any cabin owner what frustrates them most about their management company and it's rarely the commission — it's the line items that appear later, the ones nobody mentioned at signing.
We handle it differently. Your agreement lays out the commission and every service charge in plain terms before you sign, so you know exactly what comes out and what you keep. Your monthly statement itemizes all of it. Nothing appears that wasn't in the agreement.
Want to see the full fee schedule before you talk to anyone? Ask, and we'll send it.
When something comes up — and eventually something always does — you shouldn't have to explain your property to a stranger in a call center. Our Owner Success Advisors work out of our Pigeon Forge office, reachable by phone, text, or email, and they know your cabin, your history, and your preferences. Because it's a team rather than one person, someone who knows your property is always available.
Every guest who books a Colonial cabin gets our Stay & Play Pass — free attraction tickets to Dollywood, Ripley's Aquarium, Anakeesta, and other Smoky Mountain destinations, at no cost to them and none to you.
It's one of the biggest reasons a guest picks a Colonial cabin over the identical one next door, and a large part of why they book again next year. More reasons to choose your cabin means more nights booked — and more nights booked means more income.
No. There's no multi-year commitment. If the partnership isn't working, you aren't trapped in it.
Marketing, revenue management, reservations, guest relations, in-house housekeeping and inspections, 24/7 in-house maintenance, and owner accounting. Service charges outside the commission are listed in your agreement before you sign — ask for the fee schedule and we'll send it over.
Our own staff. Housekeeping and maintenance are both in-house rather than subcontracted, which means the same people get to know your cabin, the standard stays consistent, and when something breaks we're not waiting on a vendor's schedule to fix it.
Yes. Owner stays are part of why most people buy a cabin in the first place. Your advisor will walk you through how to block dates.
Tell us during the first conversation. We'll be straight with you about what's needed to make it competitive and what it's likely to cost — before you commit to anything.
Dynamically, adjusted against live demand, seasonality, and what's happening locally that week. A flat rate set once a season leaves money on the table in peak weeks and sits empty in slow ones.
Less than you'd think, and it's a conversation worth having regardless. Bring us your current statements and we'll tell you honestly whether we think we can do better.
Pigeon Forge, Gatlinburg, Sevierville, and Wears Valley.
Tell us where your cabin is and what you're hoping it could earn. We'll give you a straight answer — and if we're not the right fit, we'll tell you that too.
Get my free rental projectionOr call 865-365-0240 and talk to someone today