Real performance.
Real communication.
Real peace of mind.

One flat management fee on booking revenue from guest stays - and that's the whole list. No monthly fees, no hot tub fees, no supply fees, no markup on maintenance or inspections.

Guests pay Tennessee sales and lodging tax and the cleaning fee on top of the nightly rate, so none of it reduces your rental revenue. Where a platform charges the host a service fee, you'll see it as its own line on your statement.

Airbnb, Vrbo, Booking.com, and our own direct booking site. In the Smokies, most bookings come through Airbnb and Vrbo, so those listings get the deepest optimization work.

Each platform listing is maintained independently. We don't copy-paste one listing everywhere - each version is tuned to that platform's ranking and audience. Vrbo tends to draw families booking further ahead; Airbnb guests often scroll for the view and the hot tub.

Pricing software watches the Smokies market, event calendars, and competing listings every day, and a person reviews what it proposes before it goes out. The principles are simple:

We push rates up around demand spikes - October color, Thanksgiving through New Year's and Winterfest, summer family weeks, spring break, and big Dollywood weekends. If your calendar fills months ahead, you're underpriced and rates rise. If last-minute nights aren't moving, we discount strategically inside the final booking window rather than let them sit empty.

We also generally price above comparable hotels, which filters toward higher-quality guests and protects your rating over time.

Owner payouts go out monthly, by direct deposit, for all completed bookings in the prior month. Each payout comes with an itemized statement listing every booking and every expense, and you'll have the exact schedule in writing before you sign anything.

It's short, and we walk through it with you clause by clause, including how either side can end it. No long-term lock-in. We'd rather keep you because your home is doing well than because a contract says so - we earn your business every month.

We inspect after every checkout and triage what we find. Routine and minor repairs are handled without bothering you and show up on your monthly statement. For anything larger, we call you first and get explicit approval.

Bigger projects - decks, flooring, HVAC - go to vetted local contractors, with us coordinating schedules, door codes, and post-project cleans. Guest-impacting failures (no heat on a January night, hot tub down mid-stay) are emergencies: fixed immediately to protect your rating.

Standard homeowners insurance isn't written for short-term rental use and will typically deny claims from guest stays. You want an STR-specific policy - Proper Insurance and Wister are both national carriers that handle vacation rentals well.

Expect to list your manager as an "additional insured" to extend coverage to the people who work at your home. We'll go over the details when we speak.

It mostly comes down to prompt property access and how quickly the walk-through, deep clean, and photography can be scheduled. Once we've seen your home, we'll give you a go-live date we can keep - and we move as fast as the process allows.

The Smokies runs on two peaks with a strong summer between them. October color brings the leaf-peepers to the ridges, and Thanksgiving through New Year's, with Winterfest lights and holiday trips, carries some of the highest nightly rates of the year. Summer family vacations and Dollywood keep calendars full in between, and spring wildflowers bring the year back to life.

Year-round, drive-in guests from Atlanta, Nashville, Charlotte, Ohio, and the Midwest stack demand onto weekends and holiday weeks. January and February weekdays go quiet and book mostly weekends. We work to beat the market in every month, but expect off-season nights to book well below peak rates.

For most homes, our honest answer is no. Plenty of guests never filter for pet-friendly stays, so the missed business is smaller than you'd think - while cleaning complexity, deep-clean frequency, and dog hair in the HVAC filters all go up.

The exception: smaller properties can earn more by going pet-friendly, and that may be worth it at that scale. We'll give you a real recommendation for your specific property, not a generic one.