# Gatlinburg Hard Money Loans: full site content > DSCR rental loans and hard money for Gatlinburg and Smoky Mountain real estate investors. The Smoky Mountain division of Optimus Capital Corp (https://www.optimuscapitalcorp.com/), a relationship-driven lender for real estate investors founded in 2015. Business-purpose loans on non-owner-occupied investment property only. Phone (954) 598-4564. Email andrew@optimuscapitalcorp.com. Last updated 2026-10-11. --- Source: https://gatlinburghardmoneyloans.com/ Title: Gatlinburg DSCR Loans & Hard Money | Cabin Rental Financing Summary: DSCR loans for Gatlinburg and Smoky Mountain rental cabins: 85% LTV to buy, 80% cash-out, no tax returns. Plus ground-up construction and fix and flip loans. # DSCR loans for Gatlinburg cabins and Smoky Mountain rentals Gatlinburg Hard Money Loans finances rental cabins, chalets and condos in Gatlinburg, Pigeon Forge and Sevierville, and investment property across Tennessee. Approval rests on the rent the property earns, not on your tax returns. We also fund ground-up cabin construction and fix and flips. [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) Call (954) 598-4564 The Smoky Mountain division of Optimus Capital Corp. Business-purpose loans on non-owner-occupied investment property only. ## Loan terms at a glance Rental purchase | up to 85% LTV Rental cash-out | up to 80% LTV Ground-up construction | up to 90% of cost Flip: purchase financed | up to 90% Flip: rehab financed | up to 100% Minimum credit score | 600 Loan amounts | $75K to $10M+ Rental loans are approved on the property’s rent and take about 30 days to close. Construction at 90% of cost is for experienced builders. Top fix and flip leverage is for credit scores of 720 and up, and a flip loan can close in about 7 days. Gatlinburg Hard Money Loans is the Smoky Mountain division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. The team is Andrew Shanti and Collin Cook, who bring more than 20 years of combined lending and real estate experience. We lend only on non-owner-occupied property: rentals, new builds and flips. [Investment property loans](https://gatlinburghardmoneyloans.com/investment-property-loans-gatlinburg/) [Meet Andrew and Collin](https://gatlinburghardmoneyloans.com/about-us/) ## DSCR rental loans are our main program A DSCR loan is long-term financing on a rental property, approved on whether the rent covers the payment. There are no tax returns and no employment check. ### Buy a rental cabin Up to 85% loan-to-value on a purchase, with fixed terms from 5 to 30 years. Credit scores start at 600, where the limit is 70%. ### Cash out or refinance Up to 80% loan-to-value on a cash-out refinance of a rental you already own. Prepayment choices are 3-year, 5-year or none. ### Nightly rental income counts Cabins, chalets and condos rented by the night qualify on short-term income: 12 months of rental history, or AirDNA projections counted at about 70 to 80%. DSCR = monthly rent ÷ monthly payment. The payment counts principal, interest, taxes, insurance and association dues. We prefer 1.0 or higher, and a strong borrower can qualify below 1.0 with less leverage. [See DSCR loan terms](https://gatlinburghardmoneyloans.com/dscr-rental-loans/) [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) ## Everything we finance Every loan is a business-purpose loan secured by investment real estate. Terms run from 6 months to 30 years. Program | Use it for | Top leverage | Approved on [DSCR rental loans](https://gatlinburghardmoneyloans.com/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 | Whether the rent covers the payment [Ground-up construction loans](https://gatlinburghardmoneyloans.com/new-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 | Budget, finished value and your building record [Fix and flip loans](https://gatlinburghardmoneyloans.com/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 | The deal: price, rehab budget and resale value [Mid-rehab loans](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#mid-rehab) | Completing a renovation or build that has run short of funds | The current as-is value plus the cost to finish | As-is value and remaining scope [Portfolio loans](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note and one payment | 80% to buy or refinance, 75% on a cash-out | Rent across the whole group [Commercial loans](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#commercial) | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## From first call to closing - Tell us about the dealAddress, price, the rent it earns or the renovation budget, and whether you plan to hold or sell. A call or the short form is enough. - See your termsWe run the numbers and tell you the leverage and pricing available. As a rule there is nothing to pay upfront. - Appraisal and reviewThe appraisal is ordered and you pay the appraiser directly. Investors with 5 or more flips in the past 2 years can skip the inspection and appraisal on a flip. - Close in TennesseeRental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. Closings run through a Tennessee title company or closing attorney. ## What clients say about Andrew and Collin Andrew Shanti with Optimus Capital has been exceptional to work with. Over the past several years, I have closed numerous transactions with Andrew on behalf of sophisticated real estate investors, and his performance has been consistently outstanding. [...] Every transaction I have been involved with Andrew at Optimus Capital has closed, including many requiring thoughtful structuring and creative solutions due to their challenging nature. Maria McKee, Premier Sotheby’s International Realty, Google review of Optimus Capital [...] this review goes out specifically to Collin Cook. I worked with him on a STR acquisition of a condo in SC and the transaction could not have gone more smoothly. Collin is concise, transparent, and efficient in the way that he manages his transactions and communicates with all the respective parties involved in his transactions. Zach Edelman, Google review of Optimus Capital Just completed a rental portfolio refi with Optimus. Andrew and Daisy were amazing to work with and helped me work through every challenge quickly and with clear understanding. Zachary Hagan, Google review of Optimus Capital These reviews were left for Optimus Capital, our parent company, about Andrew Shanti and Collin Cook. [Read all of the Optimus Capital reviews on Google](https://www.google.com/maps?cid=16792545801423268972). ## Property and borrowers we work with ### Smoky Mountain investment property - Rental cabins and chalets on Airbnb and VRBO - Condos, including non-warrantable condos - Condotels - Long-term rentals - New cabins built to rent or to sell - Cabins and houses to renovate and resell ### Commercial property - Multifamily - Hospitality - Professional office - Industrial - Retail shopping centers ### Who can borrow - New investors and seasoned ones - Credit scores of 600 and above - Out-of-state owners and LLCs - Foreign nationals, on rental loans - Investors with any number of existing loans We do not finance a home you will live in. For a primary residence, talk to a conventional mortgage broker. ## Lending in the Smokies and across Tennessee Our focus is Sevier County: Gatlinburg, Pigeon Forge, Sevierville and Wears Valley. We also lend in Townsend, Knoxville, Chattanooga, Nashville and the rest of Tennessee. - [Gatlinburg](https://gatlinburghardmoneyloans.com/gatlinburg-tn/) - [Pigeon Forge](https://gatlinburghardmoneyloans.com/pigeon-forge-tn/) - [Sevierville](https://gatlinburghardmoneyloans.com/sevierville-tn/) - [Wears Valley](https://gatlinburghardmoneyloans.com/wears-valley-tn/) - [Townsend](https://gatlinburghardmoneyloans.com/townsend-tn/) - [Knoxville](https://gatlinburghardmoneyloans.com/knoxville-tn/) - [Chattanooga](https://gatlinburghardmoneyloans.com/chattanooga-tn/) - [Nashville](https://gatlinburghardmoneyloans.com/nashville-tn/) - [All service areas](https://gatlinburghardmoneyloans.com/areas-we-serve/) ## Questions investors ask us ### Who is the best lender for an investment property in Gatlinburg? It depends on the deal. A rental cabin calls for a DSCR lender that counts nightly rental income, and a new build or flip calls for a hard money lender that funds the work. We do both, and we lend only on non-owner-occupied property. [How to choose a lender](https://gatlinburghardmoneyloans.com/investment-property-loans-gatlinburg/). ### Can I finance a cabin I plan to rent on Airbnb or VRBO? Yes. We finance cabins, chalets and condos as short-term rentals and qualify them on projected short-term income instead of long-term rent. The property has to be allowed to operate as a short-term rental where it sits. ### Do you check my income? No. A rental loan is approved on the rent the property earns, and a flip or construction loan on the deal. There is no employment or debt-to-income review. ### What credit score do you need? Programs begin at a 600 score. A rental purchase at 600 is limited to 70% loan-to-value, and stronger credit qualifies for up to 85%. ### I live out of state. Can I still borrow? Yes. Many cabin investors in Sevier County live somewhere else. You can borrow in your own name or through an LLC. ### How fast can a loan close? Rental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. [See every question](https://gatlinburghardmoneyloans.com/faq/) ## 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/investment-property-loans-gatlinburg/ Title: Investment Property Loans Gatlinburg | Non-Owner-Occupied Lender Summary: Lender for non-owner-occupied property in Gatlinburg and the Smokies: DSCR cabin rental loans, construction and fix and flip financing. No tax returns. [Home](https://gatlinburghardmoneyloans.com/) / Investment property loans # Investment property loans in Gatlinburg and the Smokies Financing for non-owner-occupied real estate: rental cabins, condos, long-term rentals, new builds and flips. Investment property is the only kind of lending we do. [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) Call (954) 598-4564 ## Non-owner-occupied loan terms Rental purchase | up to 85% LTV Rental cash-out | up to 80% LTV Ground-up construction | up to 90% of cost Fix and flip | 90% purchase, 100% rehab Credit scores from | 600 Loan amounts | $75K to $10M+ Top leverage depends on credit, track record and property type. We do not finance a home you will live in. ## What a non-owner-occupied loan is A non-owner-occupied property is one the borrower does not live in: a cabin rented by the night, a house leased by the year, a property bought to renovate and sell, or a lot where a cabin will be built. Lenders treat these as business-purpose loans, and the rules differ from the mortgage on a primary residence. Gatlinburg Hard Money Loans lends only on non-owner-occupied property. We are the Smoky Mountain division of Optimus Capital Corp, a nationwide lender that works only with real estate investors, and the team is Andrew Shanti and Collin Cook, with more than 20 years of combined lending and real estate experience. ## How to choose a lender for a Gatlinburg investment property The right lender depends on what you plan to do with the property. Three kinds of lender finance investment real estate, and each one approves the loan on something different. Lender type | Approves the loan on | Fits best Bank or conventional mortgage | Your tax returns, employment and debt-to-income ratio | Borrowers with strong documented income and only a few financed properties DSCR lender | Whether the rent covers the payment | Rental cabins and long-term rentals, self-employed investors, LLC borrowers and investors with many loans Hard money or bridge lender | The deal: price, budget and finished value | Ground-up construction, flips and purchases that have to close quickly We offer the second and third kinds. For a home you will live in, a conventional mortgage broker is the right place to go. ## Questions to ask before you pick a lender Mountain rental property has features that some lenders will not touch. These questions sort out quickly who can close your deal. - Do you count short-term rental income? We underwrite cabins on 12 months of rental history or on AirDNA projections, not on long-term market rent. - Do you lend on log cabins, condos and condotels? We finance all of them. Non-warrantable condos and condotels come at slightly lower leverage. - Will you check my personal income? We do not. There are no tax returns and no employment or debt-to-income review. - Can I close in an LLC, and from out of state? Yes. We lend to LLCs and to out-of-state owners, and to foreign nationals on rental loans. - Is there a limit on how many properties you will finance for me? No. We finance as many as your deals support. - How do property tax and insurance affect the loan? Both count in the monthly payment used for the DSCR. In Sevier County a rental cabin is taxed at the commercial assessment rate, so use the real figures. - How fast can you close? Rental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. - What is the prepayment penalty? None on fix and flip loans. Rental loans come with a 3-year or 5-year penalty, or none at a higher rate. ## What we finance in the Smokies - [DSCR rental loans](https://gatlinburghardmoneyloans.com/dscr-rental-loans/) for cabins, condos and long-term rentals: up to 85% loan-to-value to buy and 80% on a cash-out refinance, fixed for 5 to 30 years. - [Ground-up construction loans](https://gatlinburghardmoneyloans.com/new-construction-loans/): up to 90% of cost for experienced builders, with the lot included. - [Fix and flip loans](https://gatlinburghardmoneyloans.com/fix-and-flip-loans/): up to 90% of the purchase price and 100% of the rehab at a 720+ credit score. - [Mid-rehab, portfolio and commercial loans](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/) for projects that need capital to finish, groups of rentals, and multifamily or hospitality property. For permit rules and the areas investors ask about, see [hard money loans in Gatlinburg](https://gatlinburghardmoneyloans.com/gatlinburg-tn/). ## Investment property loans: common questions ### Who is the best lender for an investment property in Gatlinburg? It depends on the deal. For a rental cabin you will hold, look for a DSCR lender that counts nightly rental income and lends on log cabins and condos. For a new build or a flip, look for a hard money lender that funds the construction or renovation and can close quickly. Gatlinburg Hard Money Loans does both and lends only on non-owner-occupied property. The team, Andrew Shanti and Collin Cook, has more than 20 years of combined experience. ### What is a non-owner-occupied loan? It is a loan on a property the borrower will not live in, such as a rental cabin, a flip or a new build for sale. It is a business-purpose loan, approved on the property and the deal, and it is not reported on personal credit like a conventional mortgage. ### Can I get an investment property loan without tax returns? Yes. A DSCR rental loan is approved on whether the rent covers the payment, and a construction or fix and flip loan on the deal. We do not verify income or employment. ### How much do I need to put down on a Gatlinburg rental cabin? As little as 15% with strong credit, since we lend up to 85% loan-to-value on a rental purchase. At a 600 credit score the limit is 70%, so plan on 30%. ### Do you lend on second homes or primary residences? No. We lend on investment property only, and the property cannot be a home you will live in. For a primary residence, talk to a conventional mortgage broker. ### Can I use Airbnb or VRBO income to qualify? Yes, where the property is allowed to operate as a short-term rental. We use 12 months of rental history, or AirDNA projections counted at about 70 to 80%. ## Loan programs at a glance Program | Use it for | Top leverage [DSCR rental loans](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/new-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](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Buying an investment property in the Smokies? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/dscr-rental-loans/ Title: DSCR Loans for Gatlinburg Cabins & Tennessee Rentals | 85% LTV Summary: DSCR loans for Smoky Mountain cabins and Tennessee rentals. Up to 85% LTV to buy, 80% cash-out, nightly rental income counted, no tax returns. From 600 credit. [Home](https://gatlinburghardmoneyloans.com/) / [Loan programs](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/) / DSCR rental loans # DSCR loans for Gatlinburg cabins and Tennessee rental property Long-term financing approved on what the property earns. Cabins, chalets, condos and houses, rented by the night or by the year, with no tax returns or employment check. [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) Call (954) 598-4564 ## DSCR loan terms To buy | up to 85% LTV Cash-out refinance | up to 80% LTV Credit scores from | 600 Fixed terms | 5 to 30 years Prepayment choices | 3-year, 5-year or none Typical closing | about 30 days At a 600 score the limit is 70% loan-to-value. Stronger credit qualifies for up to 85% on a purchase. ## DSCR in plain terms DSCR is short for debt service coverage ratio. It answers one question: does the rent pay the mortgage? If it does, the loan can be approved without looking at your personal income. DSCR = monthly rent ÷ monthly payment. The payment counts principal, interest, property taxes, insurance and any owners’ association dues. Rent | Payment | DSCR | Reading $6,500 | $5,000 | 1.30 | Income is 30% above the payment $4,200 | $4,200 | 1.00 | Income equals the payment $3,780 | $4,200 | 0.90 | Income is short; expect less leverage or a higher rate Illustrative figures. We prefer a ratio of 1.0 or higher. A strong borrower can qualify under 1.0 with lower leverage, and there is a no-DSCR option up to 75% loan-to-value at a higher rate. ## Cabin and vacation rental loans In Gatlinburg, Pigeon Forge and Sevierville, most rental income is earned by the night. We underwrite those properties on projected short-term income, not on what the cabin would bring on an annual lease, and that usually supports a larger loan. - Income is taken from 12 months of rental history, or from AirDNA projections counted at about 70 to 80%. - The property must be allowed to operate as a short-term rental, with no zoning or covenant restriction against it. - Cabins, chalets, condos and condotels qualify. Non-warrantable condos and condotels are financed at slightly lower leverage. Rules depend on where the cabin sits. The City of Gatlinburg issues a Tourist Residency Permit, Sevierville and Pigeon Forge have their own permits, and cabins outside the city limits need a Sevier County short-term rental unit permit with a yearly fire inspection. Confirm what is allowed at a specific address before you buy. ## What makes the payment higher in Sevier County - Property tax. Tennessee assesses residential property at 25% of appraised value and commercial property at 40%. Sevier County classes a short-term rental that is not the owner’s primary residence as commercial, so the tax bill on a rental cabin is well above a neighbor’s who lives in theirs. - Insurance. A cabin rented by the night needs a short-term rental policy, not a homeowner’s policy. Log construction, wildfire exposure and distance from a fire station can all raise the premium. - Association and road fees. Resort communities charge dues, and cabins on private roads often share a road maintenance fee. Both count in the payment. Get real figures for all three before you make an offer. They decide whether a deal clears 1.0. ## Loan options - Fixed terms from 5 to 30 years. The 10/1 interest-only and the 30-year fully amortized loan are chosen most often. - Qualifying on the interest-only payment is available. - A 3-year or 5-year prepayment penalty. The 5-year option usually prices about 0.25 to 0.5% lower. No penalty is available at a higher rate. - One property or a whole [portfolio](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio). ## Refinancing after a build or a renovation If you build or renovate a cabin and decide to keep it, a DSCR loan replaces the short-term construction or fix and flip loan with long-term debt. A cash-out refinance at up to 80% loan-to-value can hand back much of the cash you put in. ## Documents we ask for - Loan application - Signed purchase contract, or your original settlement statement for a refinance - The lease for a long-term rental, or an income statement or booking history for a short-term rental - Two months of bank statements - Insurance and title company contacts, and someone to let the appraiser in - For an LLC: articles of organization, EIN letter and operating agreement The full list is in our [hard money loan document checklist](https://gatlinburghardmoneyloans.com/hard-money-loans-document-list/). ## DSCR loans: common questions ### What DSCR do you require? We prefer 1.0 or higher, which means the rent covers the full payment. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program is available up to 75% loan-to-value at a higher rate. ### Can I qualify with Airbnb or VRBO income? Yes. Short-term rentals are qualified on 12 months of rental history or on AirDNA projections counted at about 70 to 80%. The property must be allowed to operate as a short-term rental. ### Do you finance log cabins? Yes. We finance log cabins, chalets, condos and condotels as rental property. Non-warrantable condos and condotels are financed at slightly lower leverage. ### What credit score is needed for a DSCR loan? The minimum is 600, at up to 70% loan-to-value. Higher scores qualify for up to 85% of the purchase price. ### Do you look at my tax returns or job? No. A DSCR loan is approved on the property’s rental income. There is no employment, tax return or debt-to-income review. ### Can I buy a cabin that has no rental history? Yes. A new or newly converted rental is underwritten on AirDNA projections, counted at about 70 to 80%, instead of past bookings. ### Does the loan appear on my personal credit? No. These are business-purpose loans and are not reported on your personal credit like a conventional mortgage. There is no cap on how many properties we will finance for you. ## Buying or refinancing a rental cabin? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/new-construction-loans/ Title: Cabin Construction Loans in Gatlinburg & the Smokies | 90% LTC Summary: Ground-up construction loans for Smoky Mountain cabins. Up to 90% of cost for experienced builders, lot included, with first-time builder programs. [Home](https://gatlinburghardmoneyloans.com/) / [Loan programs](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/) / Construction loans # Ground-up construction loans for Smoky Mountain cabins Financing to build from the ground up, lot included. Experienced builders can borrow up to 90% of the total project cost. [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) Call (954) 598-4564 ## Construction loan terms Experienced builders | up to 90% of cost Standard | up to 85% of cost Limit on finished value | 70 to 75% Lot cost financed | up to 70% First-time builders | programs available Smallest loan | $75,000 Builders with fewer recent projects, and smaller markets, are usually limited to 80% of cost. ## Two limits decide the loan Loan-to-cost measures the loan against what you spend on the lot and the build. Loan-to-value measures it against what the finished property will be worth. A construction loan has to fit inside both. - The lot: up to 70% of what you paid can be financed. - The whole project: normally up to 85% of cost. - Experienced builders in major markets: up to 90% of cost. - Less active builders and smaller markets: usually up to 80% of cost. - Always: no more than 70 to 75% of the finished value. ### Example Lot | $120,000 Construction budget | $580,000 Total cost | $700,000 Finished value | $950,000 85% of cost | $595,000 90% of cost, experienced builder | $630,000 75% of finished value, the ceiling | $712,500 For illustration only. Both loan amounts sit under the $712,500 ceiling. ## Who qualifies Your record sets your leverage. Builders with completed projects get the most. First-time builders are not shut out: we have programs for them too. ## Building in the Smokies - Slope. Most cabin lots are steep. Foundations, driveways, grading and retaining walls take a larger share of the budget than on flat ground, so price the site work from a real bid. - Septic sets the bedroom count. Away from city sewer, the septic permit states how many bedrooms the system is approved for. Have the soil evaluated before you buy a lot, because it decides how large a cabin you can build and advertise. - Fire code for large cabins. Cabins that sleep 13 or more face stricter fire code and often need sprinklers. Settle the occupancy with the fire marshal before the plans are final. - Rental eligibility. If the cabin is meant to rent by the night, confirm the zoning and any covenants on the lot allow it before you break ground. - Access and utilities. Private roads, wells and long utility runs are common. Check road maintenance agreements and the cost to bring power and water to the site. ## From construction loan to rental loan Many investors build a cabin to keep. When the cabin is finished and furnished, a [DSCR rental loan](https://gatlinburghardmoneyloans.com/dscr-rental-loans/) pays off the construction loan and replaces it with long-term debt, qualified on the cabin’s projected nightly income. ## Finishing a stalled build A construction completion loan lends against the project as it stands today and adds what is needed to finish it. ## Documents we ask for - Loan application and personal financial statement - A line-item construction budget with a clear scope of work. Draws are paid against it - Plans and drawings - Your general contractor’s license, workers’ compensation certificate and recent completed projects - Your own projects from the last 2 years, with settlement statements - Two months of bank statements showing reserves - Insurance and title company contacts The full list is in our [hard money loan document checklist](https://gatlinburghardmoneyloans.com/hard-money-loans-document-list/). ## Construction loans: common questions ### How much of a new build will you finance? Normally up to 85% of the total project cost, and up to 90% for experienced builders in major markets. The loan must also stay within 70 to 75% of the finished value. ### Is the lot included? Yes. Up to 70% of the lot cost can be financed, as long as the total loan stays inside the loan-to-cost limit. ### Will you lend to someone building for the first time? Yes, we have first-time builder programs. Leverage rises with a record of completed projects. ### Can I build a cabin to use as a short-term rental? Yes. Building to rent is common in Sevier County. Confirm that the lot’s zoning and covenants allow nightly rental, and plan to refinance into a DSCR rental loan when the cabin is complete. ### Can you fund a build that has stopped part-way? Yes. A construction completion loan is based on the current as-is value plus the cost to finish. ## Have a lot and a set of plans? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/fix-and-flip-loans/ Title: Fix and Flip Loans in Gatlinburg & Tennessee | 90% + 100% Rehab Summary: Fix and flip loans for Tennessee investors: up to 90% of purchase and 100% of rehab, interest only, no prepayment penalty. Can close in about 7 days. [Home](https://gatlinburghardmoneyloans.com/) / [Loan programs](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/) / Fix and flip loans # Fix and flip loans in Gatlinburg and across Tennessee Bridge financing for investors who buy, renovate and resell. One loan covers up to 90% of the purchase and the entire rehab budget. [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) Call (954) 598-4564 ## Fix and flip loan terms Purchase financed | up to 90% Rehab financed | up to 100% Cap on after-repair value | 70 to 75% Credit scores from | 600 Term | 6 to 24 months Payments | interest only Average closing | 21 days or less The 90% and 100% figures apply at a 720+ credit score. Below that, leverage and pricing adjust down to a 600 minimum. ## How the loan amount is worked out The loan is built from two numbers. The first is a share of what you pay for the property. The second is your renovation budget, which is held back and paid out in draws as each stage of work is finished. The two together are limited to 70 to 75% of the after-repair value (ARV): the price the property should bring once the work is complete. ### Example You buy the cabin for | $400,000 Your rehab budget is | $100,000 Expected resale value (ARV) | $680,000 90% of the purchase | $360,000 100% of the rehab | $100,000 Loan amount | $460,000 75% of ARV, the ceiling | $510,000 Down payment, before closing costs | $40,000 For illustration only. $460,000 is below the $510,000 ceiling, so the whole loan is available. ## How experience and credit change the terms - First deal? You can still qualify. A new investor with a 720+ score is eligible for the full 90% and 100%. - Five or more flips in the past two years? You can close with no inspection and no appraisal, up to 75% of ARV. - Score under 720? Programs run down to 600, with less leverage. Experience is counted as properties you bought and sold in the past 24 months that were acquired within the past 36 months. ## Built around a resale - Interest-only payments while you renovate - 6 to 24 month terms - No prepayment penalty: pay off the day you sell - No income or job verification ## When a project stalls: mid-rehab loans If a renovation is under way and the money has run out, a mid-rehab loan lends on the property as it stands today and adds the funds to finish. ## What a Smoky Mountain flip involves Most cabin buyers in Sevier County are rental investors, so a renovated cabin sells on its income as much as on its finish. That changes what is worth spending money on. - Wood and weather. Log walls, decks and railings need regular staining and sealing. Rot, wood-boring insects and sagging decks are common finds, and hot tubs put heavy loads on deck framing. - Septic and wells. Many cabins are on a septic system approved for a set number of bedrooms. Check the permit before you add sleeping space. - Rental readiness. Your buyer will want to rent the cabin from day one. Smoke and carbon monoxide detectors, egress and the other items on a short-term rental fire inspection belong in the budget. - Furnishings and amenities. Cabins usually sell furnished. Game rooms, hot tubs and views raise nightly rates, which raises what an investor will pay. - Access. Steep driveways and private roads affect contractor pricing and schedules, especially in winter. ## Flips elsewhere in Tennessee In Knoxville, Chattanooga and Nashville the flip is a house, not a cabin: older bungalows, ranches and infill lots near the city centers. The loan works the same way. See our [service areas](https://gatlinburghardmoneyloans.com/areas-we-serve/) for notes on each market. ## Documents we ask for - Loan application - Signed purchase contract, or the settlement statement from your purchase if you are refinancing - A rehab budget broken into line items with a clear scope of work - Contact details for your insurance agent and title company - For an LLC: articles of organization, EIN letter and operating agreement - For experienced investors: your projects from the last 3 years with settlement statements The full list is in our [hard money loan document checklist](https://gatlinburghardmoneyloans.com/hard-money-loans-document-list/). ## Fix and flip loans: common questions ### How much of a fix and flip will you finance? As much as 90% of the purchase price and 100% of the renovation budget, provided the total loan is no more than 70 to 75% of the after-repair value. Those figures apply to borrowers with a credit score of 720 or higher. ### How quickly can a fix and flip loan close in Tennessee? The average is up to 21 days. Once title work and insurance are ready, a loan can close in about 7 days. ### Do I need flipping experience? No. First-time investors can qualify. Investors who have completed 5 or more flips in the past 2 years get a shorter process with no inspection or appraisal. ### Is an appraisal required? Usually, and it is paid directly to the appraiser. Investors with 5 or more flips in the past 2 years can close without one, up to 75% of after-repair value. ### Will I pay a penalty for paying the loan off early? No. Fix and flip loans carry no prepayment penalty. ### Can I renovate a cabin and keep it as a rental instead of selling? Yes. When the work is done, a DSCR rental loan can replace the fix and flip loan, with a cash-out refinance at up to 80% loan-to-value. ### Can I use a fix and flip loan on a house I will live in? No. We lend on investment property only. ## Under contract on a flip? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/hard-money-loan-programs/ Title: Hard Money Loan Programs in Tennessee | DSCR, Construction, Flip Summary: Compare six loan programs for Tennessee real estate investors: DSCR rental loans, ground-up construction, fix and flip, mid-rehab, portfolio and commercial. [Home](https://gatlinburghardmoneyloans.com/) / Loan programs # Hard money loan programs for Tennessee investors Six loan types for investment real estate, led by DSCR rental loans with terms up to 30 years, plus ground-up construction and short flip loans. Each one is underwritten on the property and the deal. ## Compare the programs Program | Use it for | Top leverage | Approved on [DSCR rental loans](https://gatlinburghardmoneyloans.com/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 | Whether the rent covers the payment [Ground-up construction loans](https://gatlinburghardmoneyloans.com/new-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 | Budget, finished value and your building record [Fix and flip loans](https://gatlinburghardmoneyloans.com/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 | The deal: price, rehab budget and resale value Mid-rehab loans | Completing a renovation or build that has run short of funds | The current as-is value plus the cost to finish | As-is value and remaining scope Portfolio loans | A group of rentals under one note and one payment | 80% to buy or refinance, 75% on a cash-out | Rent across the whole group Commercial loans | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loan sizes run from $75,000 to more than $10 million. ## DSCR rental loans Fixed-rate loans for rental property, approved on the debt service coverage ratio and not on your own income. We lend up to 85% loan-to-value on a purchase and 80% on a cash-out refinance, on rental cabins, chalets, condos, condotels, long-term rentals and property owned by foreign nationals. Cabins rented by the night qualify on projected short-term income. [More on DSCR rental loans](https://gatlinburghardmoneyloans.com/dscr-rental-loans/) ## Ground-up construction loans Financing to build at up to 90% of cost for experienced builders in major markets, inside 70 to 75% of the finished value, with up to 70% of the lot cost included. First-time builder programs are available. [More on construction loans](https://gatlinburghardmoneyloans.com/new-construction-loans/) ## Fix and flip loans Interest-only bridge loans for buying and renovating a property to sell. At a 720+ credit score we finance up to 90% of the price and all of the rehab, within 70 to 75% of the after-repair value. Investors with 5 or more flips in the past 2 years close without an inspection or appraisal. Scores down to 600 qualify at lower leverage. [More on fix and flip loans](https://gatlinburghardmoneyloans.com/fix-and-flip-loans/) ## Mid-rehab and completion loans Capital to finish a renovation or a build that has already started. The loan is sized on the new as-is value plus the remaining cost. ## Portfolio loans One loan across several rentals. Leverage follows the single-property rental terms: up to 80% loan-to-value to purchase or refinance, and up to 75% for a cash-out. - A single closing and a single monthly payment, which trims title and escrow costs - A 120% partial release, so one property can be sold or refinanced out of the group later - Many investors divide a portfolio into holds and sales and finance each group separately ## Commercial loans Multifamily, hospitality, professional office, industrial and retail shopping centers. Every commercial loan is priced on its own facts. Larger commercial loans can involve upfront costs, and we spell those out before you commit. ## True of every program - For investment property. We do not finance a home you will live in - No employment or debt-to-income review - As a rule, nothing to pay upfront apart from the appraisal, which goes to the appraiser - Not reported on your personal credit, and no cap on the number of loans - Terms from 6 months to 30 years ## Not sure which loan fits? Describe the property and what you want to do with it. We will point you to the right program and quote the leverage and pricing. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/about-us/ Title: About Gatlinburg Hard Money Loans | Andrew Shanti & Collin Cook Summary: Gatlinburg Hard Money Loans is the Smoky Mountain division of Optimus Capital Corp. Meet Andrew Shanti and Collin Cook, who lend only to real estate investors. [Home](https://gatlinburghardmoneyloans.com/) / About # About Gatlinburg Hard Money Loans The Smoky Mountain division of Optimus Capital Corp, a relationship-driven hard money lender that works only with real estate investors. ## Who we are Gatlinburg Hard Money Loans lends to real estate investors in Gatlinburg, Pigeon Forge, Sevierville and the rest of Tennessee. We are part of Optimus Capital Corp, a nationwide hard money lender, which gives cabin investors a team that understands short-term rental property and the lending capacity of a national company. We finance rental cabins and long-term rentals, new construction, fix and flips, rental portfolios and commercial property. We do not finance homes that the borrower will live in. ## How we work Lending here is built on relationships. You get a clear answer on what a deal qualifies for, a loan that is pre-underwritten in-house so it funds right the first time, and a second set of eyes on your numbers before you commit to them. - Rental loans close in about 30 days, appraisal included - Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready - We go through the price, the income or budget and the exit with you - No limit on how many loans one investor can hold with us ## About Optimus Capital Corp Our parent company, [Optimus Capital Corp](https://www.optimuscapitalcorp.com/), is a best-in-class, relationship-driven lender that works exclusively with real estate investors. Optimus Capital was founded in 2015 and is one of the only hard money lenders in the country that maintains a 5-star review rating. Our business model is based on the Golden Rule: do right by others over the long term. We want to knock it out of the park for you. We are a lender that has your back, with the right capital in place to get your loan over the finish line. Learn more about our parent company at [optimuscapitalcorp.com](https://www.optimuscapitalcorp.com/). ## The team ### Andrew Shanti Senior Vice President Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. His background includes off-market commercial real estate, where he has facilitated more than $25 billion in offers for clients that include high net worth individuals and hedge funds. Away from work, Andrew hangs out with his Rhodesian Ridgeback, Harley, and his Goldendoodle, Brodie, and spends time with his wife and their four cats, two guinea pigs and two rabbits. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com ### Collin Cook Senior Account Executive Collin has held senior management roles since 2008, leading teams of up to 200 people in corporate and independent operations where deadlines were tight and goals were demanding. He now oversees the lending process for real estate investors from first call to closing, setting clear goals and expectations with everyone involved so that loans move quickly. Collin spends his free time outdoors, on the coast or on trails in the Appalachian Mountains, usually with his daughter Brynlee. - Call (386) 338-8750 - Email collin@optimuscapitalcorp.com ## What clients say about Andrew and Collin Andrew Shanti with Optimus Capital has been exceptional to work with. Over the past several years, I have closed numerous transactions with Andrew on behalf of sophisticated real estate investors, and his performance has been consistently outstanding. [...] Every transaction I have been involved with Andrew at Optimus Capital has closed, including many requiring thoughtful structuring and creative solutions due to their challenging nature. Maria McKee, Premier Sotheby’s International Realty, Google review of Optimus Capital [...] this review goes out specifically to Collin Cook. I worked with him on a STR acquisition of a condo in SC and the transaction could not have gone more smoothly. Collin is concise, transparent, and efficient in the way that he manages his transactions and communicates with all the respective parties involved in his transactions. Zach Edelman, Google review of Optimus Capital Just completed a rental portfolio refi with Optimus. Andrew and Daisy were amazing to work with and helped me work through every challenge quickly and with clear understanding. Zachary Hagan, Google review of Optimus Capital These reviews were left for Optimus Capital, our parent company, about Andrew Shanti and Collin Cook. [Read all of the Optimus Capital reviews on Google](https://www.google.com/maps?cid=16792545801423268972). ## Loan programs Program | Use it for | Top leverage [DSCR rental loans](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/new-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](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Talk to Andrew or Collin about your deal 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/faq/ Title: Hard Money & DSCR Loan FAQ for Gatlinburg & Tennessee Investors Summary: Answers on hard money and DSCR loans in Gatlinburg and Tennessee: credit scores, cabin rental income, permits, property tax, closing times and loan sizes. [Home](https://gatlinburghardmoneyloans.com/) / FAQ # Hard money and DSCR loans in the Smokies: your questions answered How investment property lending works in Gatlinburg and across Tennessee: what we finance, what it costs to start, credit, cabin rentals, timing and loan size. ## Getting started ### What is a hard money loan? It is a mortgage on an investment property that is funded by private institutional investors, not a bank. The decision is based on the property and the deal: whether its rent covers the payment, or its value after renovation or construction. Your job history and debt-to-income ratio are not reviewed. ### Who is Gatlinburg Hard Money Loans? Gatlinburg Hard Money Loans is the Smoky Mountain division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. The team is Andrew Shanti, Senior Vice President, and Collin Cook, Senior Account Executive. ### Where do you lend? Our focus is Sevier County: Gatlinburg, Pigeon Forge, Sevierville and Wears Valley. We lend throughout Tennessee, including Townsend, Knoxville, Chattanooga and Nashville. Through Optimus Capital Corp we also finance property in other states. ### What loans do you offer? DSCR loans for rental cabins and long-term rentals, ground-up construction loans, fix and flip loans, mid-rehab and completion loans, rental portfolio loans, and commercial loans on multifamily, hospitality, office, industrial and retail property. ### Who is the best lender for an investment property in Gatlinburg? The answer depends on the property. For a rental cabin, choose a DSCR lender that counts nightly rental income and lends on log cabins and condos. For a new build or a flip, choose a hard money lender that funds the work and closes quickly. Gatlinburg Hard Money Loans offers both and lends only on non-owner-occupied property. See [investment property loans in Gatlinburg](https://gatlinburghardmoneyloans.com/investment-property-loans-gatlinburg/). ### What does non-owner-occupied mean? It means the borrower will not live in the property. Rentals, flips and new builds for sale are non-owner-occupied, and they are financed with business-purpose loans. Every loan we make is on non-owner-occupied property. ### Will you finance a home I plan to live in? No. We lend on investment property only. The exception is commercial property occupied by the owner’s business. For a primary residence, a conventional NMLS-licensed mortgage broker is the right place to go. ## Cost, credit and qualifying ### Do I pay anything upfront? As a rule, no, except on large commercial loans. The one cost before closing on most loans is the appraisal, which you pay to the appraisal company. ### What credit score do I need? Programs begin at a 600 score. Rental loans are available at 600 with up to 70% loan-to-value. Fix and flip loans also start at 600 with reduced leverage, while the best terms, 90% of purchase and 100% of rehab, are for scores of 720 or higher. Why a score is low can affect what is offered. ### Do you verify income or employment? No. We look at three things: enough cash to buy and carry the property, a property that can cover its payment now or once the work is finished, and a credit record that shows debts are paid on time. ### Will the loan show on my credit report? No. These are business-purpose loans and are not reported on personal credit like a conventional mortgage. ### How many loans can I have with you? As many as your deals support. There is no limit on the number of properties we will finance for one investor. ### Can my LLC be the borrower? Yes. We will need the articles of organization, the IRS EIN letter, a signed operating agreement showing each member’s share and, if the LLC is over a year old, a certificate of good standing. ### I live in another state. Can I borrow on a Tennessee cabin? Yes. Many cabin investors in Sevier County live elsewhere. You can borrow in your own name or through an LLC. ## Cabin rentals and DSCR loans ### What is a DSCR loan? A DSCR loan is approved on the debt service coverage ratio: the rent divided by the full monthly payment. We prefer 1.0 or higher. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program exists at a higher rate. ### How do you underwrite a short-term rental cabin? On projected annual short-term rental income, using 12 months of history or AirDNA projections, and not on long-term market rent. Call (954) 598-4564 for a free analysis of a particular property. ### Do you finance log cabins, non-warrantable condos and condotels? Yes. Log cabins and chalets are financed as standard rentals. Non-warrantable condos and condotels can be financed too, usually at slightly lower leverage. ### Does a cabin need a short-term rental permit? In most of Sevier County, yes. Gatlinburg issues a Tourist Residency Permit, Pigeon Forge and Sevierville have their own permits, and cabins outside the city limits need a Sevier County short-term rental unit permit with a yearly fire inspection. Zoning and covenants decide whether nightly rental is allowed at all, so check the specific address. ### Does property tax affect my loan? Yes. Property tax is part of the monthly payment used in the DSCR. Sevier County assesses a short-term rental that is not the owner’s primary residence at the 40% commercial ratio instead of the 25% residential ratio, so use the rental tax figure, not the current owner’s bill. ### Do you lend to foreign nationals? Yes, through our rental loan programs. ## Timing and loan size ### How quickly can you close? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ### What are the smallest and largest loans? The minimum is $75,000. The maximum is more than $10 million. ### How long are the terms? From 6 months to 30 years. Fix and flip loans are 6 to 24 months with interest-only payments. Rental loans are fixed for 5 to 30 years. ### Are there prepayment penalties? Not on fix and flip loans. Rental loans come with a 3-year or 5-year prepayment penalty, the 5-year usually priced about 0.25 to 0.5% lower, or with no penalty at a higher rate. Something we did not cover? Call (954) 598-4564 or email andrew@optimuscapitalcorp.com. ## 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/contact/ Title: Contact Gatlinburg Hard Money Loans | Tell Us About Your Deal Summary: Call (954) 598-4564 or send the deal form. Tell us the property and your plan and we will reply with leverage and pricing. No obligation. [Home](https://gatlinburghardmoneyloans.com/) / Contact # Tell us about your deal Share the property and your plan, and we will come back with leverage and pricing. There is no obligation. ## Reach us directly - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) ## Useful to have ready - Property address and type - Purchase price, or today’s value if you are refinancing - Rental history or projected nightly income, for a rental - Rehab or construction budget, if there is one - A rough credit score and how many deals you have done ## After you send the form - You receive an email confirming your details reached us. - We follow up with a text message. - An account executive calls to talk through your scenario. We lend on investment property in Gatlinburg, Sevier County and across Tennessee. We do not finance homes the borrower will live in. ## Deal form By sending the form you agree to be contacted about your request. See the [privacy policy](https://optimuscapitalcorp.com/privacy-policy). --- Source: https://gatlinburghardmoneyloans.com/areas-we-serve/ Title: Areas We Serve | Gatlinburg, Sevier County & All of Tennessee Summary: Hard money and DSCR loans in Gatlinburg, Pigeon Forge, Sevierville, Wears Valley, Townsend, Knoxville, Chattanooga, Nashville and across Tennessee. [Home](https://gatlinburghardmoneyloans.com/) / 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](https://gatlinburghardmoneyloans.com/gatlinburg-tn/) | Sevier County | Cabins, chalets and condos at the entrance to the national park [Pigeon Forge](https://gatlinburghardmoneyloans.com/pigeon-forge-tn/) | Sevier County | Large rental cabins near Dollywood and the Parkway [Sevierville](https://gatlinburghardmoneyloans.com/sevierville-tn/) | Sevier County | Cabins in the hills, plus long-term rentals and new construction [Wears Valley](https://gatlinburghardmoneyloans.com/wears-valley-tn/) | Sevier County | View cabins and buildable lots outside the city limits [Townsend](https://gatlinburghardmoneyloans.com/townsend-tn/) | Blount County | Quieter cabins near Cades Cove [Knoxville](https://gatlinburghardmoneyloans.com/knoxville-tn/) | East Tennessee | Flips in older neighborhoods and student and long-term rentals [Chattanooga](https://gatlinburghardmoneyloans.com/chattanooga-tn/) | Southeast Tennessee | Renovations near downtown and long-term rentals [Nashville](https://gatlinburghardmoneyloans.com/nashville-tn/) | 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](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/new-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](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/get-pre-qualified/ Title: Get Pre-Qualified | Gatlinburg Hard Money Loans Summary: Get pre-qualified for a DSCR rental, construction or fix and flip loan on your Gatlinburg or Tennessee investment property. No cost, no obligation. [Home](https://gatlinburghardmoneyloans.com/) / Get pre-qualified # Get pre-qualified Tell us about the property and your plan. Andrew Shanti will review it and come back to you with the leverage and pricing your deal qualifies for. There is no cost and no obligation. Full name (required) Email (required) Phone (required) Loan type (required)Select oneDSCR rental loan: purchaseDSCR rental loan: cash-out refinanceGround-up constructionFix and flipPortfolio or commercialNot sure yet Property city and state Purchase price or current value Estimated credit scoreSelect one720 or higher680 to 719640 to 679600 to 639Below 600Not sure Investment deals in the last 2 yearsSelect oneNone yet1 to 23 to 45 or more Anything else we should know? Get pre-qualified ## Thank you. Your request is in. Andrew will review your deal and get back to you with the leverage and pricing it qualifies for. For anything urgent, call (954) 598-4564. ## What happens next - Your details go straight to Andrew. - He reviews the deal and runs the numbers. - You hear back with the leverage and pricing available, and the next steps. ## Prefer to talk? - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com We lend on non-owner-occupied investment property in Gatlinburg, Sevier County and across Tennessee. We do not finance homes the borrower will live in. --- Source: https://gatlinburghardmoneyloans.com/gatlinburg-tn/ Title: Gatlinburg, TN Hard Money Loans | DSCR Cabin Rental Loans Summary: DSCR loans for Gatlinburg rental cabins at up to 85% LTV, plus construction and fix and flip loans. Local permit, tax and market notes for investors. [Home](https://gatlinburghardmoneyloans.com/) / [Areas we serve](https://gatlinburghardmoneyloans.com/areas-we-serve/) / Gatlinburg # Hard money loans in Gatlinburg, TN Financing for rental cabins, chalets and condos at the front door of Great Smoky Mountains National Park. [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) Call (954) 598-4564 ## The Gatlinburg market for investors Gatlinburg sits at the main entrance to Great Smoky Mountains National Park, the most visited national park in the country, with more than 12 million visits a year. That traffic supports one of the largest cabin rental markets in the United States, and most investment property here is bought to rent by the night. The city itself is small and hemmed in by the park, so supply is tight. Investors buy log cabins and chalets on the ridges above town, condos within walking distance of the Parkway, and older properties that can be updated to compete with newer cabins on amenities. ## Areas investors ask about - Chalet Village and Ski Mountain: hillside chalets and cabins near Ober Mountain, with long views and a long rental history - Downtown and the Parkway: condos within walking distance of restaurants and attractions - The Glades and East Parkway: the arts and crafts community east of town, with cabins on quieter roads - Cobbly Nob: a resort community toward Cosby, outside the city limits and next to the national park - Pittman Center: a small neighboring town with its own rental rules ## Plan for these on a Gatlinburg deal - Inside the city limits, a rental needs a Gatlinburg Tourist Residency Permit, renewed every year. Zoning decides where overnight rentals are allowed, so confirm the parcel with the city’s planning office before you write an offer. - Outside the city limits, Sevier County requires a short-term rental unit permit and a yearly fire inspection. - A rental cabin that is not your primary residence is taxed at the 40% commercial assessment ratio, not the 25% residential ratio. That higher bill sits in the monthly payment and lowers the DSCR. - Many cabins are on septic systems approved for a set number of bedrooms. Check the permit against how the cabin is advertised. - Steep roads, wood construction and wildfire exposure all affect insurance. Get a short-term rental policy quote early. ## Loans available in Gatlinburg Program | Use it for | Top leverage [DSCR rental loans](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/new-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](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Gatlinburg hard money loans: common questions ### Do you offer hard money loans in Gatlinburg? Yes. Gatlinburg is our focus market. We finance rental cabins and condos at up to 85% loan-to-value, ground-up cabin construction, and fix and flips at up to 90% of purchase and 100% of rehab. ### Can I finance a Gatlinburg cabin as a short-term rental? Yes. We finance cabins, chalets and condos, including non-warrantable condos and condotels, and qualify them on projected short-term rental income. The property must be allowed to rent by the night under its zoning and any covenants. ### Can I use Airbnb or VRBO income to qualify? Yes. We use 12 months of rental history or AirDNA projections, counted at about 70 to 80%. ### How fast can a loan close in Gatlinburg? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Pigeon Forge](https://gatlinburghardmoneyloans.com/pigeon-forge-tn/) - [Sevierville](https://gatlinburghardmoneyloans.com/sevierville-tn/) - [Wears Valley](https://gatlinburghardmoneyloans.com/wears-valley-tn/) - [Townsend](https://gatlinburghardmoneyloans.com/townsend-tn/) - [Knoxville](https://gatlinburghardmoneyloans.com/knoxville-tn/) - [Chattanooga](https://gatlinburghardmoneyloans.com/chattanooga-tn/) - [Nashville](https://gatlinburghardmoneyloans.com/nashville-tn/) - [All service areas](https://gatlinburghardmoneyloans.com/areas-we-serve/) ## Looking at a property in Gatlinburg? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/pigeon-forge-tn/ Title: Pigeon Forge, TN Hard Money Loans | DSCR Cabin Rental Loans Summary: DSCR loans for Pigeon Forge rental cabins at up to 85% LTV, plus construction and fix and flip loans. Local permit, tax and market notes for investors. [Home](https://gatlinburghardmoneyloans.com/) / [Areas we serve](https://gatlinburghardmoneyloans.com/areas-we-serve/) / Pigeon Forge # Hard money loans in Pigeon Forge, TN Loans for rental cabins, new builds and renovations near Dollywood and the Parkway. [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) Call (954) 598-4564 ## The Pigeon Forge market for investors Pigeon Forge is the family-attraction half of the Smokies. Dollywood, the Parkway’s theaters and outlets, and year-round events fill cabins with groups and families, which is why so many of the large, many-bedroom rental cabins in the county are here. Investors buy existing cabins in established resort communities, build new ones on the hills around town, and renovate older cabins to add the game rooms, theater rooms and pools that larger groups book. ## Areas investors ask about - The hills above the Parkway: cabin resorts minutes from the main strip - Near Dollywood: cabins that sell on their short drive to the park - Upper Middle Creek and Waldens Creek: roads lined with cabin communities on either side of town - Sky Harbor and the Spur: the wooded stretch between Pigeon Forge and Gatlinburg, close to both ## Plan for these on a Pigeon Forge deal - Pigeon Forge requires a permit for a short-term rental inside the city limits, and its zoning limits where overnight rentals are allowed. Confirm the parcel with the city before you buy. - Large cabins are held to stricter building and fire standards. If a cabin sleeps more than a dozen people, ask what the city required when it was built and what a fire inspection will look for. - Cabins outside the city limits fall under Sevier County’s short-term rental unit permit and yearly fire inspection. - Rental cabins that are not your primary residence are taxed at the 40% commercial assessment ratio. Use that figure when you calculate the DSCR. - Resort communities charge dues and set their own rules. Both the cost and the rules belong in your numbers. ## Loans available in Pigeon Forge Program | Use it for | Top leverage [DSCR rental loans](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/new-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](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Pigeon Forge hard money loans: common questions ### Do you finance rental cabins in Pigeon Forge? Yes. We lend up to 85% loan-to-value on a purchase and up to 80% on a cash-out refinance, and we qualify the cabin on its short-term rental income. ### Can I get a loan to build a cabin in Pigeon Forge? Yes. Ground-up construction loans cover up to 85% of cost, and up to 90% for experienced builders, with up to 70% of the lot cost included. When the cabin is finished, a DSCR rental loan can replace the construction loan. ### Can I use Airbnb or VRBO income to qualify? Yes. We use 12 months of rental history or AirDNA projections, counted at about 70 to 80%. ### How fast can a loan close in Pigeon Forge? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Gatlinburg](https://gatlinburghardmoneyloans.com/gatlinburg-tn/) - [Sevierville](https://gatlinburghardmoneyloans.com/sevierville-tn/) - [Wears Valley](https://gatlinburghardmoneyloans.com/wears-valley-tn/) - [Townsend](https://gatlinburghardmoneyloans.com/townsend-tn/) - [Knoxville](https://gatlinburghardmoneyloans.com/knoxville-tn/) - [Chattanooga](https://gatlinburghardmoneyloans.com/chattanooga-tn/) - [Nashville](https://gatlinburghardmoneyloans.com/nashville-tn/) - [All service areas](https://gatlinburghardmoneyloans.com/areas-we-serve/) ## Looking at a property in Pigeon Forge? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/sevierville-tn/ Title: Sevierville, TN Hard Money Loans | DSCR Cabin Rental Loans Summary: DSCR loans for Sevierville rental cabins at up to 85% LTV, plus construction and fix and flip loans. Local permit, tax and market notes for investors. [Home](https://gatlinburghardmoneyloans.com/) / [Areas we serve](https://gatlinburghardmoneyloans.com/areas-we-serve/) / Sevierville # Hard money loans in Sevierville, TN Financing for cabins in the hills, long-term rentals in town and new construction across the county seat. [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) Call (954) 598-4564 ## The Sevierville market for investors Sevierville is the county seat and the largest city in Sevier County. It is the first stop for visitors coming off Interstate 40, and it has the broadest mix of investment property in the area: rental cabins in the hills to the south and east, and ordinary houses, duplexes and apartments in town. That mix matters. The people who work in the county’s restaurants, attractions and cabins need somewhere to live, so long-term rentals in Sevierville have steady demand alongside the short-term market. There is also more buildable land here than in Gatlinburg or Pigeon Forge. ## Areas investors ask about - South of town toward Pigeon Forge: cabin communities along the ridges - English Mountain and Bluff Mountain: cabins with long views, farther from the Parkway traffic - Douglas Lake: lakefront cabins and houses north of town - In town and Kodak: houses and small multifamily for long-term tenants, close to the interstate ## Plan for these on a Sevierville deal - Inside the city limits, a short-term rental needs a Sevierville operational permit, renewed every year, with a life-safety inspection by the fire department. - Much of the area with a Sevierville mailing address is outside the city limits. There, Sevier County’s short-term rental unit permit and yearly fire inspection apply. Check which jurisdiction a property is in. - Rental cabins that are not your primary residence are taxed at the 40% commercial assessment ratio. - Long-term rentals are underwritten on the lease or market rent, and short-term rentals on nightly income. Tell us which way you plan to run the property. - On lots outside the sewer system, the septic permit sets the bedroom count for anything you build. ## Loans available in Sevierville Program | Use it for | Top leverage [DSCR rental loans](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/new-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](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Sevierville hard money loans: common questions ### Do you make DSCR loans in Sevierville? Yes, on both short-term and long-term rentals. We lend up to 85% loan-to-value on a purchase and up to 80% on a cash-out refinance. ### Can I finance a duplex or small apartment building? Yes. Two- to four-unit properties are financed with a DSCR rental loan or a fix and flip loan, and the rent from every unit counts toward the ratio. Larger multifamily buildings go through our commercial program. ### Can I use Airbnb or VRBO income to qualify? Yes. We use 12 months of rental history or AirDNA projections, counted at about 70 to 80%. ### How fast can a loan close in Sevierville? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Gatlinburg](https://gatlinburghardmoneyloans.com/gatlinburg-tn/) - [Pigeon Forge](https://gatlinburghardmoneyloans.com/pigeon-forge-tn/) - [Wears Valley](https://gatlinburghardmoneyloans.com/wears-valley-tn/) - [Townsend](https://gatlinburghardmoneyloans.com/townsend-tn/) - [Knoxville](https://gatlinburghardmoneyloans.com/knoxville-tn/) - [Chattanooga](https://gatlinburghardmoneyloans.com/chattanooga-tn/) - [Nashville](https://gatlinburghardmoneyloans.com/nashville-tn/) - [All service areas](https://gatlinburghardmoneyloans.com/areas-we-serve/) ## Looking at a property in Sevierville? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/wears-valley-tn/ Title: Wears Valley, TN Hard Money Loans | DSCR Cabin Rental Loans Summary: DSCR loans for Wears Valley rental cabins at up to 85% LTV, plus construction and fix and flip loans. Local permit, tax and market notes for investors. [Home](https://gatlinburghardmoneyloans.com/) / [Areas we serve](https://gatlinburghardmoneyloans.com/areas-we-serve/) / Wears Valley # Hard money loans in Wears Valley, TN Loans for view cabins and new builds in the valley between Pigeon Forge and Townsend. [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) Call (954) 598-4564 ## The Wears Valley market for investors Wears Valley is an unincorporated community in Sevier County, in a broad valley along the edge of the national park. It has its own park entrance, open views of the mountains and far less traffic than the Parkway, and guests pay for all three. There is no city government here, so the county’s rules apply. Investors buy cabins on the surrounding ridges and build new ones on the lots that remain, often aiming at guests who want quiet over attractions. ## What draws investors - Views: cabins on the ridges look straight at the Smokies, which shows up in nightly rates - The Metcalf Bottoms entrance: a quieter way into the national park - The Foothills Parkway: the scenic route now connects the valley toward Walland and Townsend - Buildable land: more lots are available here than inside the cities ## Plan for these on a Wears Valley deal - Wears Valley is outside any city limits, so a rental needs a Sevier County short-term rental unit permit and a yearly fire inspection. The base fee is $250 a year for a cabin that sleeps 12 or fewer. - Cabins that sleep 13 or more pay more and face stricter fire code. Settle the occupancy before you buy or build. - Subdivision covenants can restrict rentals even where the county allows them. Read them first. - Most cabins are on septic and wells. The septic permit sets the bedroom count. - Rental cabins that are not your primary residence are taxed at the 40% commercial assessment ratio. ## Loans available in Wears Valley Program | Use it for | Top leverage [DSCR rental loans](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/new-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](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Wears Valley hard money loans: common questions ### Do you lend on cabins in Wears Valley? Yes. We finance rental cabins at up to 85% loan-to-value on a purchase and up to 80% on a cash-out refinance, qualified on short-term rental income. ### Can I finance a lot and build a cabin? Yes. A ground-up construction loan can include up to 70% of the lot cost and normally up to 85% of the total project cost. Have the soil evaluated for septic before you buy the lot. ### Can I use Airbnb or VRBO income to qualify? Yes. We use 12 months of rental history or AirDNA projections, counted at about 70 to 80%. ### How fast can a loan close in Wears Valley? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Gatlinburg](https://gatlinburghardmoneyloans.com/gatlinburg-tn/) - [Pigeon Forge](https://gatlinburghardmoneyloans.com/pigeon-forge-tn/) - [Sevierville](https://gatlinburghardmoneyloans.com/sevierville-tn/) - [Townsend](https://gatlinburghardmoneyloans.com/townsend-tn/) - [Knoxville](https://gatlinburghardmoneyloans.com/knoxville-tn/) - [Chattanooga](https://gatlinburghardmoneyloans.com/chattanooga-tn/) - [Nashville](https://gatlinburghardmoneyloans.com/nashville-tn/) - [All service areas](https://gatlinburghardmoneyloans.com/areas-we-serve/) ## Looking at a property in Wears Valley? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/townsend-tn/ Title: Townsend, TN Hard Money Loans | DSCR Cabin Rental Loans Summary: DSCR loans for Townsend rental cabins at up to 85% LTV, plus construction and fix and flip loans. Local permit, tax and market notes for investors. [Home](https://gatlinburghardmoneyloans.com/) / [Areas we serve](https://gatlinburghardmoneyloans.com/areas-we-serve/) / Townsend # Hard money loans in Townsend, TN Financing for cabins and rentals on the quieter side of the Smokies, near Cades Cove. [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) Call (954) 598-4564 ## The Townsend market for investors Townsend is in Blount County, on the western side of the national park. It markets itself as the peaceful side of the Smokies, and the description fits: a small town on the Little River, a short drive from Cades Cove, without the Parkway crowds. The rental market is smaller than Sevier County’s. Investors buy cabins along the river and in the hills around town, usually for guests who come for the park itself. ## What draws investors - Cades Cove: one of the most visited parts of the national park is reached through Townsend - The Little River: riverfront cabins rent on tubing and fishing as much as on views - Walland and the Foothills Parkway: cabins between Townsend and Maryville - Maryville and Alcoa: long-term rentals near the Knoxville airport ## Plan for these on a Townsend deal - Townsend and Blount County set their own short-term rental rules, separate from Sevier County’s. Confirm what applies to a specific address with the city or the county before you buy. - A smaller market means fewer comparable rentals. We may lean on 12 months of actual rental history where it exists. - Many cabins are on septic and wells. The septic permit sets the bedroom count. - Riverfront property can sit in a flood zone. A flood insurance premium counts in the payment used for the DSCR. - Tennessee taxes commercial property at a higher assessment ratio than residential. Ask the county assessor how a rental cabin will be classed. ## Loans available in Townsend Program | Use it for | Top leverage [DSCR rental loans](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/new-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](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Townsend hard money loans: common questions ### Do you lend in Townsend and Blount County? Yes. We finance rental cabins, long-term rentals, new construction and fix and flips in Townsend, Walland, Maryville and the rest of Blount County. ### Can I finance a cabin near Cades Cove as a vacation rental? Yes, where short-term rental is allowed at that address. We qualify the cabin on its short-term income and lend up to 85% loan-to-value on a purchase. ### Can I use Airbnb or VRBO income to qualify? Yes. We use 12 months of rental history or AirDNA projections, counted at about 70 to 80%. ### How fast can a loan close in Townsend? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Gatlinburg](https://gatlinburghardmoneyloans.com/gatlinburg-tn/) - [Pigeon Forge](https://gatlinburghardmoneyloans.com/pigeon-forge-tn/) - [Sevierville](https://gatlinburghardmoneyloans.com/sevierville-tn/) - [Wears Valley](https://gatlinburghardmoneyloans.com/wears-valley-tn/) - [Knoxville](https://gatlinburghardmoneyloans.com/knoxville-tn/) - [Chattanooga](https://gatlinburghardmoneyloans.com/chattanooga-tn/) - [Nashville](https://gatlinburghardmoneyloans.com/nashville-tn/) - [All service areas](https://gatlinburghardmoneyloans.com/areas-we-serve/) ## Looking at a property in Townsend? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/knoxville-tn/ Title: Knoxville, TN Hard Money Loans | DSCR Rental & Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Knoxville, Tennessee investors. Up to 90% of purchase and 100% of rehab. Local market notes. [Home](https://gatlinburghardmoneyloans.com/) / [Areas we serve](https://gatlinburghardmoneyloans.com/areas-we-serve/) / Knoxville # Hard money loans in Knoxville, TN Loans for flips, long-term rentals and new construction in East Tennessee’s largest city. [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) Call (954) 598-4564 ## The Knoxville market for investors Knoxville is the largest city in East Tennessee and about an hour from Gatlinburg. The University of Tennessee, Oak Ridge National Laboratory and a growing population give it the kind of demand the cabin market does not have: year-round tenants. Investors here mostly renovate older houses in the neighborhoods around downtown, hold single-family and small multifamily rentals, and build infill homes. The numbers work on resale value and long-term rent, not nightly rates. ## Areas investors ask about - North Knoxville: early twentieth-century houses in neighborhoods such as Fourth and Gill, Old North and Oakwood-Lincoln Park - South Knoxville: older houses across the river, near the Urban Wilderness trails - East Knoxville and Parkridge: Victorian and craftsman houses at lower entry prices - Fort Sanders and the university area: student rentals - West Knoxville, Farragut and Powell: newer subdivisions suited to long-term rentals ## Plan for these on a Knoxville deal - Knoxville limits non-owner-occupied short-term rentals to non-residential zoning districts. A house in a residential neighborhood should be underwritten on long-term rent. - Houses built before 1978 can contain lead paint, and many older houses need electrical, plumbing and foundation work. Budget for it. - Several older neighborhoods have historic overlays that control exterior changes. Check before you plan the work. - Student rentals depend on the academic calendar. Leases usually start in August. ## Loans available in Knoxville Program | Use it for | Top leverage [DSCR rental loans](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/new-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](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Knoxville hard money loans: common questions ### Do you offer fix and flip loans in Knoxville? Yes. We finance up to 90% of the purchase price and 100% of the rehab, within 70 to 75% of the after-repair value, at a 720+ credit score. ### Can I use short-term rental income to qualify in Knoxville? Only where the property is allowed to operate as a non-owner-occupied short-term rental, which in Knoxville means non-residential zoning. Most houses are underwritten on long-term rent. ### Do you finance duplexes and small apartment buildings? Yes. Two- to four-unit properties are financed with a DSCR rental loan or a fix and flip loan, and the rent from every unit counts. Larger buildings go through our commercial program. ### How fast can a loan close in Knoxville? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Gatlinburg](https://gatlinburghardmoneyloans.com/gatlinburg-tn/) - [Pigeon Forge](https://gatlinburghardmoneyloans.com/pigeon-forge-tn/) - [Sevierville](https://gatlinburghardmoneyloans.com/sevierville-tn/) - [Wears Valley](https://gatlinburghardmoneyloans.com/wears-valley-tn/) - [Townsend](https://gatlinburghardmoneyloans.com/townsend-tn/) - [Chattanooga](https://gatlinburghardmoneyloans.com/chattanooga-tn/) - [Nashville](https://gatlinburghardmoneyloans.com/nashville-tn/) - [All service areas](https://gatlinburghardmoneyloans.com/areas-we-serve/) ## Looking at a property in Knoxville? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/chattanooga-tn/ Title: Chattanooga, TN Hard Money Loans | DSCR Rental & Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Chattanooga, Tennessee investors. Up to 90% of purchase and 100% of rehab. Local market notes. [Home](https://gatlinburghardmoneyloans.com/) / [Areas we serve](https://gatlinburghardmoneyloans.com/areas-we-serve/) / Chattanooga # Hard money loans in Chattanooga, TN Financing for renovations, long-term rentals and new homes in and around Chattanooga. [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) Call (954) 598-4564 ## The Chattanooga market for investors Chattanooga has drawn steady numbers of new residents with its riverfront, its outdoor reputation and housing that costs less than Nashville’s. That growth has pushed renovation and new construction outward from downtown into the older neighborhoods around it. Investors buy houses to renovate and resell, hold single-family and small multifamily rentals, and build on infill lots. Most deals here are underwritten on resale value or long-term rent. ## Areas investors ask about - Highland Park and Ridgedale: early twentieth-century houses east of downtown, heavily renovated in recent years - St. Elmo: a historic district at the foot of Lookout Mountain - North Shore and North Chattanooga: higher prices and infill construction across the river - East Ridge, Red Bank and Brainerd: mid-century houses suited to cosmetic flips and rentals - East Lake and Orchard Knob: lower entry prices and more renovation work ## Plan for these on a Chattanooga deal - Chattanooga requires a certificate for short-term vacation rentals and limits non-owner-occupied ones to certain zoning districts. Check a specific address with the city, and expect most houses to be underwritten on long-term rent. - Historic districts such as St. Elmo review exterior changes. - Hillside lots and older foundations are common. Have the structure looked at before you set a budget. - Georgia is minutes away. A property across the state line follows Georgia’s rules and closes with a Georgia attorney. ## Loans available in Chattanooga Program | Use it for | Top leverage [DSCR rental loans](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/new-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](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Chattanooga hard money loans: common questions ### Do you lend in Chattanooga? Yes. We finance fix and flips, DSCR rental loans, new construction and small multifamily in Chattanooga and Hamilton County. ### How much will you finance on a Chattanooga flip? Up to 90% of the purchase price and 100% of the rehab, within 70 to 75% of the after-repair value, at a 720+ credit score. Lower scores qualify with less leverage. ### Can I qualify on Airbnb income in Chattanooga? Only where the address is eligible for a non-owner-occupied short-term vacation rental certificate. Otherwise the property is underwritten on long-term rent. ### How fast can a loan close in Chattanooga? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Gatlinburg](https://gatlinburghardmoneyloans.com/gatlinburg-tn/) - [Pigeon Forge](https://gatlinburghardmoneyloans.com/pigeon-forge-tn/) - [Sevierville](https://gatlinburghardmoneyloans.com/sevierville-tn/) - [Wears Valley](https://gatlinburghardmoneyloans.com/wears-valley-tn/) - [Townsend](https://gatlinburghardmoneyloans.com/townsend-tn/) - [Knoxville](https://gatlinburghardmoneyloans.com/knoxville-tn/) - [Nashville](https://gatlinburghardmoneyloans.com/nashville-tn/) - [All service areas](https://gatlinburghardmoneyloans.com/areas-we-serve/) ## Looking at a property in Chattanooga? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/nashville-tn/ Title: Nashville, TN Hard Money Loans | DSCR Rental & Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Nashville, Tennessee investors. Up to 90% of purchase and 100% of rehab. Local market notes. [Home](https://gatlinburghardmoneyloans.com/) / [Areas we serve](https://gatlinburghardmoneyloans.com/areas-we-serve/) / Nashville # Hard money loans in Nashville, TN Loans for infill construction, flips and long-term rentals in Middle Tennessee. [Get pre-qualified](https://gatlinburghardmoneyloans.com/get-pre-qualified/) Call (954) 598-4564 ## The Nashville market for investors Nashville is the largest market in Tennessee and one of the fastest-growing cities in the South. Years of in-migration have made new construction and renovation the main business for investors here, alongside long-term rentals in the neighborhoods and suburbs that ring the city. Infill building is especially common. Older houses on large lots are replaced with two new homes, and builders need construction financing that moves at the speed lots sell. ## Areas investors ask about - East Nashville: renovations and infill in neighborhoods such as Lockeland Springs, Inglewood and Cleveland Park - The Nations and Charlotte Park: former industrial area west of downtown, now largely new construction - Wedgewood-Houston and Chestnut Hill: infill close to downtown - Madison, Donelson and Antioch: lower entry prices for flips and long-term rentals - Murfreesboro, Franklin and Hendersonville: suburban rentals and new subdivisions ## Plan for these on a Nashville deal - Nashville issues short-term rental permits by type. Non-owner-occupied permits are limited to certain zoning districts and are not available for most houses in residential zones, so most single-family rentals are underwritten on long-term rent. - Infill projects depend on zoning, lot width and any overlay. Confirm what can be built before you close on the lot. - Construction costs and timelines run higher than in the rest of the state. Build a contingency into the budget. - Older houses can sit in conservation or historic overlays that review demolition and exterior changes. ## Loans available in Nashville Program | Use it for | Top leverage [DSCR rental loans](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/new-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](https://gatlinburghardmoneyloans.com/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](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Nashville hard money loans: common questions ### Do you offer construction loans in Nashville? Yes. We finance up to 85% of project cost, and up to 90% for experienced builders, with up to 70% of the lot cost included. The loan must stay within 70 to 75% of the finished value. ### Do you finance fix and flips in Nashville? Yes, at up to 90% of the purchase price and 100% of the rehab, within 70 to 75% of the after-repair value, at a 720+ credit score. ### Can I finance a short-term rental in Nashville? Yes, where the property holds or is eligible for a non-owner-occupied short-term rental permit, which depends on its zoning. We then qualify it on short-term income. Other rentals are underwritten on long-term rent. ### How fast can a loan close in Nashville? Rental and DSCR loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. ## Other markets we serve - [Gatlinburg](https://gatlinburghardmoneyloans.com/gatlinburg-tn/) - [Pigeon Forge](https://gatlinburghardmoneyloans.com/pigeon-forge-tn/) - [Sevierville](https://gatlinburghardmoneyloans.com/sevierville-tn/) - [Wears Valley](https://gatlinburghardmoneyloans.com/wears-valley-tn/) - [Townsend](https://gatlinburghardmoneyloans.com/townsend-tn/) - [Knoxville](https://gatlinburghardmoneyloans.com/knoxville-tn/) - [Chattanooga](https://gatlinburghardmoneyloans.com/chattanooga-tn/) - [All service areas](https://gatlinburghardmoneyloans.com/areas-we-serve/) ## Looking at a property in Nashville? 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/blog/ Title: Cabin Investor Guides & Blog | Gatlinburg Hard Money Loans Summary: Guides for Smoky Mountain real estate investors: DSCR loans for cabins, short-term rental permits, Sevier County property tax, construction and refinancing. [Home](https://gatlinburghardmoneyloans.com/) / Blog # Guides for Smoky Mountain investors Plain-language articles on financing rental cabins, permits, taxes and building in Sevier County. - ## [DSCR Loans for Smoky Mountain Cabins: How They Work](https://gatlinburghardmoneyloans.com/dscr-loans-smoky-mountain-cabins/) A DSCR loan approves a rental cabin on the income it produces. How the ratio is calculated for a cabin rented by the night, what counts in the payment in Sevier County, and how to apply. - ## [Short-Term Rental Permits in Gatlinburg, Pigeon Forge, Sevierville and Sevier County](https://gatlinburghardmoneyloans.com/short-term-rental-permits-sevier-county/) Four jurisdictions, four sets of rules. What a cabin investor should confirm about permits, zoning and fire inspections before buying, and why a lender cares. - ## [Sevier County Property Tax on Rental Cabins and What It Does to Your DSCR](https://gatlinburghardmoneyloans.com/sevier-county-property-tax-rental-cabins/) Sevier County taxes most short-term rental cabins at the commercial assessment ratio. What that means for the tax bill, the monthly payment and the size of the loan. - ## [Cash-Out Refinancing a Smoky Mountain Rental Cabin](https://gatlinburghardmoneyloans.com/cash-out-refinance-smoky-mountain-cabin/) How investors pull equity out of a rental cabin to buy the next one: loan-to-value limits, how the cabin’s income is counted, and what to have ready. - ## [Building a Rental Cabin in Sevier County: Financing and Planning](https://gatlinburghardmoneyloans.com/building-a-rental-cabin-sevier-county/) What to settle before you buy a lot, how a construction loan is sized, and how the loan converts to long-term financing when the cabin starts taking bookings. - ## [A First-Time Investor’s Guide to Buying a Gatlinburg Rental Cabin](https://gatlinburghardmoneyloans.com/first-time-cabin-investor-guide/) Buying your first rental cabin in the Smokies: what drives income, the costs first-time buyers miss, how the financing works and the order to do things in. - ## [Hard Money Loan Document Checklist](https://gatlinburghardmoneyloans.com/hard-money-loans-document-list/) What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/dscr-loans-smoky-mountain-cabins/ Title: DSCR Loans for Smoky Mountain Cabins: How They Work Summary: A DSCR loan approves a rental cabin on the income it produces. How the ratio is calculated for a cabin rented by the night, what counts in the payment in [Home](https://gatlinburghardmoneyloans.com/) / [Blog](https://gatlinburghardmoneyloans.com/blog/) / DSCR Loans for Smoky Mountain Cabins: How They Work # DSCR Loans for Smoky Mountain Cabins: How They Work By [Andrew Shanti](https://gatlinburghardmoneyloans.com/about-us/#andrew-shanti) · Updated October 11, 2026 Most rental cabins in Gatlinburg, Pigeon Forge and Sevierville are financed in one of two ways: a conventional mortgage that examines your personal finances, or a DSCR loan that examines the cabin’s. For investors with several properties, self-employment income or a full conventional quota, the DSCR loan is usually the one that works. ## The ratio DSCR means debt service coverage ratio. Divide the monthly rent by the monthly payment. The payment includes principal, interest, property tax, insurance and any association dues. Rent | Payment | DSCR | Result $6,000 | $4,500 | 1.33 | The cabin earns 33% more than it costs $4,500 | $4,500 | 1.00 | Break-even We like to see 1.0 or better. Strong borrowers can qualify under 1.0 with a larger down payment. ## How a cabin rented by the night is counted A cabin on Airbnb or VRBO earns far more than it would on an annual lease, so we do not use long-term rent for it. We use 12 months of actual rental history where it exists, or AirDNA projections, counted at about 70 to 80%. The cabin has to be allowed to operate as a short-term rental at its address. A cabin with no history, such as a new build or one that was a second home, is underwritten on the projection alone. ## What goes into the payment in Sevier County - Property tax at the 40% commercial assessment ratio that Sevier County applies to short-term rentals that are not the owner’s primary residence - Insurance written as a short-term rental policy, which costs more than a homeowner’s policy - Association dues and road fees in resort communities and on private roads These three items decide more cabin loans than the interest rate does. Get real figures for each before you write an offer. ## What we finance - Rental cabins and chalets, and long-term rentals - Condos, including non-warrantable condos - Condotels - Property owned by LLCs, out-of-state investors and foreign nationals Leverage is up to 85% loan-to-value on a purchase and up to 80% on a cash-out refinance. The minimum credit score is 600, at up to 70% loan-to-value. ## Applying - Send us the address, the price and the rental history or projection. - We calculate the ratio and tell you the leverage it supports. - Provide two months of bank statements and, for an LLC, the entity documents. - The appraisal is ordered, and the loan closes in about 30 days. Details and terms are on the [DSCR rental loans](https://gatlinburghardmoneyloans.com/dscr-rental-loans/) page. ## 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/short-term-rental-permits-sevier-county/ Title: Short-Term Rental Permits in Gatlinburg & Sevier County Summary: Four jurisdictions, four sets of rules. What a cabin investor should confirm about permits, zoning and fire inspections before buying, and why a lender cares. [Home](https://gatlinburghardmoneyloans.com/) / [Blog](https://gatlinburghardmoneyloans.com/blog/) / Short-Term Rental Permits in Gatlinburg, Pigeon Forge, Sevierville and Sevier County # Short-Term Rental Permits in Gatlinburg, Pigeon Forge, Sevierville and Sevier County By [Andrew Shanti](https://gatlinburghardmoneyloans.com/about-us/#andrew-shanti) · Updated October 11, 2026 Whether a cabin can legally rent by the night is the first question in any Smoky Mountain deal. The answer depends on which side of a city limit the cabin sits, and a mailing address will not tell you. Much of the land with a Sevierville or Gatlinburg address is in unincorporated Sevier County. This is a summary for investors, not legal advice. Rules change, so confirm the current requirements with the city or county for the specific parcel. ## Why your lender asks A DSCR loan on a cabin is sized on short-term rental income. If the cabin cannot lawfully operate as a short-term rental, that income cannot be counted, and the loan falls back to long-term rent, which is usually far lower. ## The four jurisdictions Where the cabin is | Who regulates it | What to expect City of Gatlinburg | The city | An annual Tourist Residency Permit. Zoning decides where overnight rental is allowed City of Pigeon Forge | The city | A city permit. Zoning limits where overnight rental is allowed, and large cabins meet stricter building standards City of Sevierville | The city | An annual operational permit, with a life-safety inspection by the fire department Outside the city limits | Sevier County | An annual short-term rental unit permit with a yearly fire inspection, required since January 1, 2024 ## Unincorporated Sevier County The county program is run by the Fire Marshal’s Office. Each rental address needs its own permit and passes a life-safety inspection every year, covering smoke alarms, carbon monoxide detectors, escape routes and electrical safety. The base fee is $250 a year for a cabin that sleeps 12 or fewer. Cabins that sleep 13 or more pay $250 plus $25 for each occupant. ## Large cabins Occupancy is where plans go wrong. Cabins that sleep 13 or more face stricter fire code and often need sprinklers. If you are buying a large cabin, ask for its permit and inspection record. If you are building one, settle the occupancy with the fire marshal before the plans are final. ## Covenants and associations A permit from the city or county does not override private restrictions. Subdivision covenants and owners’ associations can limit or ban nightly rentals. Read them before you make an offer. ## What happens when a cabin is sold Tennessee’s short-term rental law protects some existing rentals from later local restrictions, but that protection generally ends when the property is sold or transferred. Do not assume the seller’s right to rent passes to you. Ask the city or county what a new owner needs. ## A checklist before you offer - Is the parcel inside a city limit or in the county? - Does its zoning allow overnight rental? - Do the covenants allow it? - Is there a current permit, and when was the last fire inspection? - How many people is the cabin approved to sleep? - Does the septic permit match the bedroom count? When those answers are in hand, send us the address and the numbers. See how we lend on rental cabins on the [DSCR rental loans](https://gatlinburghardmoneyloans.com/dscr-rental-loans/) page. ## 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/sevier-county-property-tax-rental-cabins/ Title: Sevier County Property Tax on Rental Cabins & Your DSCR Summary: Sevier County taxes most short-term rental cabins at the commercial assessment ratio. What that means for the tax bill, the monthly payment and the size of [Home](https://gatlinburghardmoneyloans.com/) / [Blog](https://gatlinburghardmoneyloans.com/blog/) / Sevier County Property Tax on Rental Cabins and What It Does to Your DSCR # Sevier County Property Tax on Rental Cabins and What It Does to Your DSCR By [Andrew Shanti](https://gatlinburghardmoneyloans.com/about-us/#andrew-shanti) · Updated October 11, 2026 Buyers of rental cabins often take the current owner’s tax bill at face value. In Sevier County that can understate the real cost by a wide margin, because a cabin’s tax depends on how it is used. ## Two assessment ratios Tennessee does not tax property on its full appraised value. Residential property is assessed at 25% of appraised value and commercial property at 40%. The tax rate is then applied to the assessed figure. Sevier County classes a short-term rental that is not the owner’s primary residence as commercial. The change took effect with the 2023 tax bills. ## What the difference looks like The example below uses a rate of $1.50 per $100 of assessed value to keep the arithmetic simple. Actual county and city rates differ, so look up the current ones for the parcel. | Residential, 25% | Short-term rental, 40% Appraised value | $600,000 | $600,000 Assessed value | $150,000 | $240,000 Annual tax at $1.50 per $100 | $2,250 | $3,600 Per month | $188 | $300 Illustrative figures. Whatever the rate, the commercial bill is 60% higher than the residential one on the same cabin, because 40 is 60% more than 25. ## Why this matters for a DSCR loan The debt service coverage ratio divides the cabin’s monthly rent by its full monthly payment, and property tax is part of the payment. A higher tax bill lowers the ratio. If a deal is close to 1.0 on the seller’s residential tax bill, it may fall short once the cabin is taxed as a rental. ## What to do before you make an offer - Find out how the cabin is classed today. A cabin the seller lived in or used as a second home may be on the residential ratio. - Work out the tax at the 40% ratio and use that in your numbers. - Add the short-term rental insurance premium and any association or road fees. - Then calculate the DSCR. We will run it with you if you send the address. See how the ratio works on the [DSCR rental loans](https://gatlinburghardmoneyloans.com/dscr-rental-loans/) page, or read our overview of [DSCR loans for Smoky Mountain cabins](https://gatlinburghardmoneyloans.com/dscr-loans-smoky-mountain-cabins/). ## 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/cash-out-refinance-smoky-mountain-cabin/ Title: Cash-Out Refinancing a Smoky Mountain Rental Cabin Summary: How investors pull equity out of a rental cabin to buy the next one: loan-to-value limits, how the cabin’s income is counted, and what to have ready. [Home](https://gatlinburghardmoneyloans.com/) / [Blog](https://gatlinburghardmoneyloans.com/blog/) / Cash-Out Refinancing a Smoky Mountain Rental Cabin # Cash-Out Refinancing a Smoky Mountain Rental Cabin By [Andrew Shanti](https://gatlinburghardmoneyloans.com/about-us/#andrew-shanti) · Updated October 11, 2026 A cabin that has risen in value, or one you built or renovated for less than it is now worth, holds equity you can put to work. A cash-out refinance replaces the existing loan with a larger one and pays you the difference. ## How much you can take out We lend up to 80% of the cabin’s appraised value on a cash-out refinance. The new loan pays off the old one and the closing costs, and the remainder comes to you. Appraised value | $700,000 80% loan-to-value | $560,000 Existing loan paid off | $380,000 Cash before closing costs | $180,000 For illustration only. ## The cabin still has to carry the new payment A larger loan means a larger payment, and the debt service coverage ratio is recalculated on it. We prefer the rent to cover the payment at 1.0 or better. Because we count nightly rental income from 12 months of history, a cabin with a strong booking record supports more cash out than one that has been lightly rented. ## Common reasons investors refinance - To fund the down payment on another cabin - To pay off a construction loan or fix and flip loan with long-term debt once the work is finished - To pay for an addition, a pool or a game room that will raise the nightly rate - To move several cabins into one [portfolio loan](https://gatlinburghardmoneyloans.com/hard-money-loan-programs/#portfolio) with a single payment ## Terms - Fixed terms from 5 to 30 years, with interest-only options - Credit scores from 600 - A 3-year or 5-year prepayment penalty, or none at a higher rate - About 30 days to close, appraisal included - No tax returns or employment check ## What to have ready - The settlement statement from your purchase - Twelve months of rental income, from your manager or the booking platforms - The current mortgage statement - Two months of bank statements - Your short-term rental permit and insurance policy Full terms are on the [DSCR rental loans](https://gatlinburghardmoneyloans.com/dscr-rental-loans/) page. ## 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/building-a-rental-cabin-sevier-county/ Title: Building a Rental Cabin in Sevier County: Financing and Planning Summary: What to settle before you buy a lot, how a construction loan is sized, and how the loan converts to long-term financing when the cabin starts taking bookings. [Home](https://gatlinburghardmoneyloans.com/) / [Blog](https://gatlinburghardmoneyloans.com/blog/) / Building a Rental Cabin in Sevier County: Financing and Planning # Building a Rental Cabin in Sevier County: Financing and Planning By [Andrew Shanti](https://gatlinburghardmoneyloans.com/about-us/#andrew-shanti) · Updated October 11, 2026 Building a cabin lets you choose the bedroom count, the view and the amenities that drive nightly rates. It also puts more decisions in front of you than buying one. Most of the expensive mistakes happen before construction starts. ## Before you buy the lot - Can it rent? Confirm that the zoning and the subdivision covenants allow nightly rental. See our guide to [short-term rental permits in Sevier County](https://gatlinburghardmoneyloans.com/short-term-rental-permits-sevier-county/). - What will the septic support? Away from city sewer, the septic permit states how many bedrooms the system is approved for. Have the soil evaluated first. - How steep is it? Slope drives the cost of the foundation, the driveway and retaining walls. Get a site-work bid, not a guess. - How do you get to it? Check who maintains the road, and what it costs to bring power and water to the site. ## Decide the occupancy early Cabins that sleep 13 or more face stricter fire code and often need sprinklers. That can be worth it for a large group cabin, but it has to be designed and budgeted from the start. ## How the construction loan is sized Two limits apply. The loan is measured against the cost of the lot and the build, and against the value of the finished cabin. - Up to 70% of the lot cost - Normally up to 85% of total cost, and up to 90% for experienced builders in major markets - Smaller markets and less active builders are usually limited to 80% of cost - Never more than 70 to 75% of the finished value The construction budget is paid out in draws as each stage is completed, and payments during the build are interest only. ## First-time builders You do not need a track record to qualify. We have first-time builder programs, and leverage rises as you complete projects. A licensed general contractor with recent cabin builds strengthens the file. ## When the cabin is finished A new cabin has no rental history, so the long-term loan is underwritten on AirDNA projections, counted at about 70 to 80%. A DSCR rental loan then pays off the construction loan. If the finished cabin appraises well above what it cost, a cash-out refinance at up to 80% loan-to-value can return part of your cash. Terms and an example are on the [construction loans](https://gatlinburghardmoneyloans.com/new-construction-loans/) page. ## 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/first-time-cabin-investor-guide/ Title: A First-Time Investor’s Guide to Buying a Gatlinburg Rental Cabin Summary: Buying your first rental cabin in the Smokies: what drives income, the costs first-time buyers miss, how the financing works and the order to do things in. [Home](https://gatlinburghardmoneyloans.com/) / [Blog](https://gatlinburghardmoneyloans.com/blog/) / A First-Time Investor’s Guide to Buying a Gatlinburg Rental Cabin # A First-Time Investor’s Guide to Buying a Gatlinburg Rental Cabin By [Andrew Shanti](https://gatlinburghardmoneyloans.com/about-us/#andrew-shanti) · Updated October 11, 2026 A first rental cabin is a different purchase from a first rental house. The income comes by the night, the costs are higher, and the rules change at every city limit. None of it is hard once you know what to check. ## What drives a cabin’s income - Sleeping capacity. Larger cabins earn more per night, within what the permit and the septic allow. - Amenities. Hot tubs, game rooms, theater rooms and pools raise rates and fill off-season dates. - View and privacy. Guests pay for both. - Drive time. Distance to the Parkway, Dollywood or a park entrance shows up in bookings. - Road access. A steep gravel road costs you winter guests and reviews. ## Costs that first-time buyers miss - Property tax at the commercial assessment ratio. See [Sevier County property tax on rental cabins](https://gatlinburghardmoneyloans.com/sevier-county-property-tax-rental-cabins/). - A short-term rental insurance policy - Management, typically a share of gross rent, or your own time if you self-manage - Cleaning, supplies, hot tub service and pest control - Staining and deck upkeep on a log cabin - The annual permit and fire inspection - Furniture and replacements. Most cabins sell furnished, but not all of it will be worth keeping ## How the financing works A DSCR loan approves the cabin on its income. We divide the monthly rent by the full monthly payment and look for 1.0 or better. Your tax returns and your job are not part of it, which is why this loan suits self-employed buyers and anyone who already holds several mortgages. - Up to 85% of the purchase price with strong credit, so a down payment from 15% - At a 600 credit score the limit is 70% - Income from 12 months of the cabin’s history, or AirDNA projections counted at about 70 to 80% - About 30 days to close You will also need cash reserves. We look for roughly six months of liquidity in your bank statements. ## The order to do things in - Get pre-qualified so you know your budget and leverage. - Pick the area and the size of cabin that fits it. - For each candidate, confirm it can rent, and get the rental history. - Work out the real payment: loan, commercial-rate tax, insurance and fees. - Send us the address. We will run the ratio before you offer. - Go under contract, order the appraisal and close. ## Should you buy through an LLC? Many investors do, for liability reasons. We lend to individuals and to LLCs. Talk to your attorney and accountant about which is right for you. Start with the [investment property loans](https://gatlinburghardmoneyloans.com/investment-property-loans-gatlinburg/) overview, or [tell us about the cabin](https://gatlinburghardmoneyloans.com/contact/) you are looking at. ## 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/) --- Source: https://gatlinburghardmoneyloans.com/hard-money-loans-document-list/ Title: Hard Money Loan Document Checklist | Gatlinburg Hard Money Loans Summary: What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each deal. [Home](https://gatlinburghardmoneyloans.com/) / [Blog](https://gatlinburghardmoneyloans.com/blog/) / Hard Money Loan Document Checklist # Hard Money Loan Document Checklist By [Andrew Shanti](https://gatlinburghardmoneyloans.com/about-us/#andrew-shanti) · Updated October 11, 2026 Loans close faster when the paperwork is ready before it is asked for. Below is what we need for each type of loan. A business-purpose loan can close in your own name or in the name of an entity. Many investors use an LLC for liability protection, and if you do, the entity documents apply. ## Rental loans, cabins and long-term ### Once - Driver’s license - LLC articles of organization, EIN letter and signed operating agreement - Certificate of good standing, if the LLC is more than a year old - Voided check for automatic payments - Two months of bank statements. We look for roughly six months of liquidity ### Each deal - Loan application - Signed purchase contract, or the original settlement statement for a refinance - An income statement or booking history, for a cabin rented by the night - The lease, for a long-term rental - Insurance and title company contacts - Someone who can let the appraiser into the property - The appraisal report ## New construction loans ### Once - Driver’s license - LLC articles of organization, EIN letter and signed operating agreement - Certificate of good standing, if the LLC is more than a year old - A schedule of your projects from the last 2 years with settlement statements - Voided check for automatic payments - Personal financial statement - Two months of bank statements showing reserves for interest, closing costs and part of the budget ### Each deal - Loan application - A line-item construction budget with a specific scope of work - Plans and drawings - The general contractor’s license and workers’ compensation certificate - A list of the contractor’s recent new builds - Insurance and title company contacts - Someone who can give the appraiser access to the site ## Fix and flip loans ### Once - Driver’s license - LLC articles of organization - IRS EIN letter - Operating agreement signed by every member, with ownership percentages - Certificate of good standing, if the LLC is more than a year old - Voided check for automatic payments - Experienced investors: a schedule of your projects from the last 3 years and the settlement statements for each purchase and sale. For a property you kept, the statement showing the refinance into permanent financing ### Each deal - Loan application - A line-item rehab budget with a specific scope of work. Write “replace deck boards and railings”, not “deck”. Draws are released against this budget - Signed purchase contract, or the original settlement statement for a refinance - Insurance agent’s name, phone and email - Title company or closing attorney’s name, phone and email Not sure about an item? Call (954) 598-4564. ## 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. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://gatlinburghardmoneyloans.com/get-pre-qualified/)