Here at Colonial Properties Cabin and Resort Rentals in the Smoky Mountains, we are excited to share our extensive knowledge of cabin rental management with you. Our premier cabin rental management services are personally designed and tailored to make you more revenue and give you peace of mind.

Become A Homeowner With Us!


    Why Choose Colonial Properties as Your Professional Management Company?


    Choosing a property management company to represent you and your vacation home is a very important decision. The benefits and rewards of using a professional company are endless. As an owner, you have the peace of mind of knowing that your home will be meticulously maintained, exceptionally clean and is available to as many guests as possible.

    The Benefits Include:

    Advertising is crucial to the success of your cabin rental. Find out more about our advertising platforms here.

    "If no one knows about your vacation rental, then chances are, no one will be staying there."

    Our marketing campaign reaches prospective vacationers throughout the United States, as well as abroad. Marketing avenues which you may view our advertising include, but are not limited to; the internet, print, magazines, brochures, link exchange, signage, direct mail, email, local charities, civic clubs, social networks, and more.

    Insider Information


    In 2020, our website had over 4.5M sessions and 2.8M visitors.

    Our website visits ranked by state:

    1. Tennessee
    2. Georgia
    3. Ohio
    4. Florida
    5. North Carolina
    6. Kentucky
    7. Illinois
    8. Indiana
    9. Alabama
    10. Michigan.

    Dynamic pricing allows us to closely monitor changes in the market (like local events, weather, travel demand and local occupancy) so that we price your cabin to earn you the most money every single night of the year.

    Why is dynamic pricing is so important?

    Many people make serious mistakes when pricing their cabin rental. If you price your cabin too high, potential guests will move onto the next listing, and you’ll lose bookings. If your price is too low, you will miss out on revenue.

    The truth is, the best price for your cabin is always changing. We pay close attention to the entire market so that your cabin is priced right every night.

    Colonial Properties’ Dynamic Pricing Brings You Results!

    We do our homework daily, minute-by-minute to earn you more money! To create the perfect price for your cabin, we collect and process tons of data and market research:

    We look at the rates and availability of the closest 200+ comparable cabin rentals.

    The current trends of booking sites such as Airbnb, VRBO, Homeaway, etc.
    Important factors like local events, conventions, seasons, weather, days of the week, length of stay, number of booked nights in the area and more!
    After we gather all of this data, we crunch the numbers using our powerful algorithms to determine the ideal price of your cabin each night.

    +30% Average Revenue Increase

    Our cabin owners see a revenue increase of up to 40% compared to those who self-manage, use another company or do not use dynamic pricing.

    240+ Unique Rates for Your Cabin

    We make sure that your cabin rental competes in the ever-changing market by offering over 240 unique rates each year.

    365 Price Updates Per Year

    Each and every day, we update your cabin listing across all booking channels with the ideal rate to earn you the most revenue.

    Your Personal Pricing Strategy

    1. Your cabin rental is unique. Your rate should reflect that.
    2. If your cabin has special features, you can and should earn more revenue. That is why we manage the rate of each and every cabin individually.
    3. We create a unique revenue profile for your cabin and calculate the rate for your cabin to earn you every last dollar you deserve.

    Here at Colonial Properties Cabin and Resort Rentals, we have the knowledge of the Tennessee Real Estate and Property Management Laws, federal housing regulations, local ordinances and expertise that an owner may not even be aware of. Our entire team also has a great understanding and insight into the changing trends of vacation travel.

    With the support of our local office, you can expect that your guests are greeted with charming Southern hospitality. We go out of our way to ensure that your guests continue to be happy and comfortable during their entire vacation stay, increasing the chances of repeat guests to your vacation rental.

    Our customer service motto is “Creating the Ultimate Guest Experience.” It is the first thing that they see when they enter our Check-In Center.

    The quality and appearance of your vacation rental are critical for incoming guests. Our professional housekeeping team will go the extra mile to ensure that your guests enjoy a clean and comfortable vacation rental.

    Having a professionally managed company that can properly maintain and oversee your vacation rental gives you and your guests peace of mind. You have access to a team of skilled professionals that can handle a variety of maintenance tasks in your home including; lawn care, pest control, electrical, plumbing, HVAC, hot tubs, general carpentry, and much more.

    Having a dedicated, experienced accounting team to handle all of your transactions is one of the wonderful things that we provide. Monthly statements, rental income disbursements, processing guest payments, and much more are all part of the services that we provide to you at no additional cost.

    Colonial Properties Cabin and Resort Rentals located in Pigeon Forge, Tennessee is excited to announce a partnership with Matterport to bring 3D Virtual Cabin Tours to the Smoky Mountains.

    Using proprietary software and cutting edge camera technology, the virtual tours allow guests to immerse themselves in a complete 3D walk-through of your cabin rental.

    Virtual tours enhance the customer experience and showcase the floor plan and highlights of your cabin, allowing guests to see all of the features and amenities your cabin rental has to offer.

    With 3D virtual cabin tours, owners can see revenue gains by as much as 20%.

    For more information about our cabin rental management program and our 3D cabin tours, contact an Owner Care Representative at 1-800-371-0341.

    How It Works


    We make owning a vacation rental fun, easy and stress-free. We do all of the hard work so that you can sit back and relax, knowing that your vacation rental property is being effectively managed, marketed and taken care of all the time.

    home with a key

    Our goal is to maximize your rental income potential. Our experienced Rental Property Consultants determine your ideal rates, through the review of current market conditions, and forecasts rentals and revenues based on those rates.

    Colonial Properties Cabin and Resort Rentals offer a simple yet effective management agreement, making it easier than ever to keep your vacation home rented. With our enhanced Owner Web, you can view all payments and reservations made in your vacation rental, 24 hours a day – in real time. Your rental income for each month will be directly deposited into the banking account of your choice by the 15th of each month.

    Colonial Properties Cabin and Resort Rentals’ management fees are calculated on the gross rental amount of each reservation. Our mutual success depends on your home renting well. Working as a team to maximize your rental earnings yields success for us all.

    Our fee covers:

    1. Rental Management
    2. Guest Services (including 24-hour support)
    3. Guest Housekeeping
    4. Inspections
    5. Advertising
    6. Scheduling All Maintenance Needs
    7. Guest and Owner Accounting
    8. Secure Owner Website, and more.

    Our “owner-first” approach to vacation rental management means that we are constantly working for you, ensuring the most revenue possible, allowing you to earn more on your real estate investment.

    Your vacation rental is a substantial investment for you and your family and we understand that. Each rental and each owner are unique and special. Our marketing team analyzes each vacation rental’s performance on a daily basis, making necessary adjustments to capitalize on travel trends and pricing alignment.

    Our rate structure ensures that your vacation rental is advertised at the best possible rate throughout the year, maximizing its revenue and income potential. We have found that when owners transition onto our rental program, they immediately see revenue increases by an average of 25% in their first year, and as much as 35% - 45% the second year.

     

    Considering a Cabin Rental? Engage With Us!


    Questions to Ask Before Choosing a Cabin Management Company

    Marketing & Technology


    Woman Checking Email on Phone

    This is a question that should generate many answers. Throughout the process of choosing the right cabin management company, you’ll need to decide what services are a good fit for you and your cabin rental.

    Marketing Only

    Some cabin management companies are strictly marketing firms, while you take care of things such as guest communication, complaints, housekeeping, maintenance, and so on. They will handle your listings on multiple websites, but that’s about it. The lack of additional management services is typically reflected in a lower management fee.

    Marketing + 3rd Party Contacts

    Some cabin rental managers will handle marketing plus bookings but they will refer third party contacts for maintenance, housekeeping, accounting, photography, etc. The downside of these companies is that you will still have to schedule, communicate, pay for, and oversee any additional services beyond the initial reservation made for your cabin.

    Full-Service

    The beauty of a full-service cabin manager is that they will oversee everything required to run a well-performing cabin rental. From check-in to check-out, full-service managers oversee the entire guest experience and provides a level of service to cabin owners that gives them in-depth knowledge of the cabin’s performance and insight into local market conditions.

    Perhaps more than any other industry, the only maxim “you get what you pay for” holds true for cabin managers. If you’re committed to finding the lowest management rate, don’t expect to receive full-service offerings.

    We live in an age with so many tools and technologies available to us. If a cabin rental management company isn’t using the latest advancements in technology, be wary. Cabin managers that invest in the right technologies dramatically improve efficiency, resulting in cost savings that ultimately get passed on to cabin owners like you.

    One of our core pillars is to always stay ahead of the competition. From our robust website to our back-end cabin owner interface, we’re always a step ahead of the industry.

    Exposing your cabin to the right audience, at the right time, increases your cabin’s conversion rate by over 50%. Our proprietary software tracks the entire guest reservation process ensuring that we target or retarget them at just the right time. In addition to our website, your cabin is listed on sites like VRBO, HomeAway, VacationRentals.com, and Airbnb. Additionally, our social media platforms have over 1 million unique followers, resulting in maximum exposure each and every day of the year.

    Staffing & Reservations


    reservation agent

    Local cabin management companies have a deep understanding of the market. Their entire network is based in a location nearby should you need them. They likely have a strong relationship with the local visitor centers, associations, chambers of commerce, and heavy involvement in the local community.

    National cabin management companies operate all over the world, not just in Gatlinburg and Pigeon Forge. These companies have clients and homes spread across hundreds of cities, states, and countries, making it nearly impossible to give you and your home the necessary attention and care you and your cabin deserve.

    Today, cabin management fees can range from 10% and 50% of your gross rental revenue. Each coming with their levels of care, service, and attention to the cabin owner, and often, the lower commission rates come with many hidden fees.

    If a cabin rental manager cannot clearly explain what’s included in their fees and how they’re structured, this should be an immediate red flag.

    Colonial Properties Cabin and Resort Rentals is a full-service cabin rental management company. For the large majority of our owners, choosing us isn’t a “price-point” decision, it’s a decision based on who will offer the highest level of care for them and their cabin, the most advanced technology in the cabin industry, and the most comprehensive revenue strategies.

    Maximizing the income and revenue potential of your cabin is a vital component to its ongoing success. When a guest has questions about a particular cabin rental are they getting an answer from a reservationist located in another state or even another country? Sure, anyone can pick up a phone and take a reservation, but what if they have a question about area roads, attractions, restaurants and so on? Will the person on the other end of the phone be able to answer those questions? Better yet, has the reservationist been to their cabin?

    Here at Colonial Properties, our entire staff is located in Pigeon Forge. They know, live, work and play here all year long. They know the best places to visit, things to see and do, and where to eat. Better yet, they take weekly tours to all cabins, giving them in-depth knowledge of your cabin, its view, its location and its unique features and amenities.

    Proper guest screening is one of the easiest ways to ensure minimal wear and tear and damage to your cabin. If a cabin manager doesn’t have a thorough vetting process in place - opting for maximum occupancy over long-term value - the quality of your cabin can quickly deteriorate.

    Be sure to ask a few of the questions:

    1. Is there a minimum age for guests?
    2. Do you allow bachelor/bachelorette parties?
    3. Do you speak to guests on the phone after they’ve made a reservation?
    4. What processes do you have in place to make sure guests are telling the truth?

    Our vetting process begins at the first point of contact with a potential guest. We question each guest about group size, ages, reasons for their stay and whether they are traveling with pets. These calls are made over the phone and allow us to confirm their contact information, billing addresses, email address and best contact phone numbers.

    It goes without saying that cleanliness and consistency are critical to the success of your cabin rental. To dive a little deeper, ask these questions:

    • Who will be cleaning my cabin?
    • Do you have inspectors?
    • Are deep cleanings provided?

    Our housekeeping staff is possibly the hardest working people in our organization. They typically have from 11 a.m. to 4 p.m. to clean, sanitize and replenish your cabin for its next arriving guests. To be so efficient, our housekeeping department has to operate like a well-oiled machine. This is all done with careful oversight and strict attention to detail.

    It’s important to ask what pricing strategies will be implemented to achieve a balance between high revenue and low wear and tear. What is their initial pricing strategy from day one? Just picking a random number and going with it, or do they have the formula to ensure success from the start? How does their pricing evolve over time into a longer-term, ongoing pricing strategy?

    If a cabin rental manager does not have a plan to attract attention with initial pricing, monitor activity, and adjust the price accordingly, you may be losing money with each and every booking. Many cabin management companies use the set it and forget it approach. They set prices for a 12 month period, leave them the same throughout the course of the year, and don’t make necessary adjustments based on demand, availability, events, and holidays.

    With some cabin companies, especially national ones, the time it takes to get your cabin ready for its first rental guest can seem daunting. If a cabin manager is efficient and eager to earn your business, you should be fully optimized, advertised, and ready to accept guests as soon as possible.

    Here at Colonial, we have made adding your cabin to our portfolio a fine art and can have you fully operational in as little as 24 hours. This includes set up, photography, virtual tour, web description, owner web interface, contract process, etc - the whole works. From our partnership on day one, we strive to make you and your cabin a success!

    Operations & Logistics


    man signing a document

    Today, cabin management fees can range from 10% and 50% of your gross rental revenue. Each coming with their levels of care, service, and attention to the cabin owner, and often, the lower commission rates come with many hidden fees.

    If a cabin rental manager cannot clearly explain what’s included in their fees and how they’re structured, this should be an immediate red flag.

    Colonial Properties Cabin and Resort Rentals is a full-service cabin rental management company. For the large majority of our owners, choosing us isn’t a “price-point” decision, it’s a decision based on who will offer the highest level of care for them and their cabin, the most advanced technology in the cabin industry, and the most comprehensive revenue strategies.

    It goes without saying that cleanliness and consistency are critical to the success of your cabin rental. To dive a little deeper, ask these questions:

    • Who will be cleaning my cabin?
    • Do you have inspectors?
    • Are deep cleanings provided?

    Our housekeeping staff is possibly the hardest working people in our organization. They typically have from 11 a.m. to 4 p.m. to clean, sanitize and replenish your cabin for its next arriving guests. To be so efficient, our housekeeping department has to operate like a well-oiled machine. This is all done with careful oversight and strict attention to detail.

    It’s important to ask what pricing strategies will be implemented to achieve a balance between high revenue and low wear and tear. What is their initial pricing strategy from day one? Just picking a random number and going with it, or do they have the formula to ensure success from the start? How does their pricing evolve over time into a longer-term, ongoing pricing strategy?

    If a cabin rental manager does not have a plan to attract attention with initial pricing, monitor activity, and adjust the price accordingly, you may be losing money with each and every booking. Many cabin management companies use the set it and forget it approach. They set prices for a 12 month period, leave them the same throughout the course of the year, and don’t make necessary adjustments based on demand, availability, events, and holidays.

    With some cabin companies, especially national ones, the time it takes to get your cabin ready for its first rental guest can seem daunting. If a cabin manager is efficient and eager to earn your business, you should be fully optimized, advertised, and ready to accept guests as soon as possible.

    Here at Colonial, we have made adding your cabin to our portfolio a fine art and can have you fully operational in as little as 24 hours. This includes set up, photography, virtual tour, web description, owner web interface, contract process, etc - the whole works. From our partnership on day one, we strive to make you and your cabin a success!

    Other Questions to Consider


    working from home in the mountains

    If you plan on renting out your cabin to potential guests, you have two options; manage the cabin yourself or use a cabin management company. If you have considered managing the cabin yourself, you’re not alone. After all, the thought of keeping all of the revenue your cabin will generate sounds overwhelmingly enticing. The biggest advantage of managing your cabin yourself is that you’ll avoid paying a management fee.

    But, did you know, the cost of self-managing has to come from somewhere?

    1. Is it your time?
    2. Your peace of mind?
    3. Your energy?
    4. The value of your cabin?
    As an example, let's take a look at your goals and revenue expectations.

    Let’s say that you have set a goal to generate $100k in gross annual revenue for your cabin. Based on our research, we have found that this equates to roughly 10 hours of work per week, not including scheduling maintenance, housekeeping, vendors, etc.

    Now ask yourself this question. What is your billable rate?

    If you’re earning an annual salary of $100k, your personal average billing rate amounts to $50 per hour.

    Cabin rental management is a full-time job. It’s 24 hours a day, 7 days a week, nights, weekends, holidays, when you’re on vacation, etc. Your guests won't care if you’re asleep or having dinner with your family, they want customer service, and they want it now.

    At 10 hours a week, you will spend about 520 hours a year just making reservations and keeping up with your reservation calendars. If we multiply 520 hours per year by your hourly billable rate, you’re spending $26,000 worth of your time and energy just keeping up with reservations.

    $26,000 with a revenue goal of $100,000 for your cabin, equates to a management fee of 26% - and we haven’t even calculated the additional costs you’ll be facing yet.

    To reach your goal of $100,000 in revenue, there will certainly be marketing expenses, housekeeping expenses, maintenance expenses, online booking fees paid to book websites (VRBO, Airbnb, HomeAway), linen costs and replacements (plus laundering expenses), trash removal, supplies for the rental (toilet paper, trash bags, soaps), accounting costs to track your income and expenses, plus many more items that we haven’t even touched on.

    Considering the time, money, and expenses, it is advantageous to explore your options of partnering with a professional management company to oversee your cabin rental. We invite you to learn more about us, our services, and our management fees to see if we’re the right fit for you and your Smoky Mountain cabin.

    Getting your property listed is only half the battle. Now is when you need to focus on making sure your cabin rental looks every bit as enticing online as it does in person. Here are the five main cabin management essentials that mark a top-performing property with Colonial Properties Cabin and Resort Rentals.

    1. Professional Cabin Photography

    It can be tempting to take a few snapshots with your cell phone and call it a day, but there’s a world of difference between a few candid pictures and a professional photography shoot. Lighting, blocking, and framing can make or break your picture. And remember, what looks good to you on your phone screen may not look as great online listed next to more professionally-shot cabins.

    Poor photography can really undersell your cabin, and you’ll be relying on photos to catch someone’s eye as they scroll through the listings. In fact, 70 percent of vacationers are going to judge your property listing by its photos.

    2. Detailed Cabin Rental Description

    Once you’ve got a killer photo to really grab everyone’s attention, you’ll want to follow it up with a helpful description.

    Remember to include all relevant information like amenities, policies and the general look of your cabin. Mentioning things that set your cabin apart from the pack is a good idea. Does your cabin have a particularly stunning sunset view? Are you overlooking a lake? Here is where you should mention these things.

    Yet detailed doesn’t have to mean wordy. Brevity is the soul of the effective cabin rental sales pitch. Say what you need to say, but don’t expect people to read a novel.

    3. Complete List of Cabin Features

    Similar to your cabin description, your features list should include everything a renter may be curious about. Don’t expect people to call and ask about features, because they won’t.

    Again, you should avoid over-explaining things. Make a comprehensive list that’s easy to skim.

    4. Dynamic Nightly Rates

    Keep your cabin at the top of the listings by implementing dynamic nightly rates. People expect that the price for two people will be less than a whole family. You can also use this as an opportunity to create enticing low prices during hard-to-book seasons while taking advantage of more popular booking times. With our dynamic pricing strategy, your cabin will be priced to capture the absolute most revenue 365 days a year.

    5. Cabin Location Map

    People come to the Smokies for fun and relaxation, and they’ll want to know just how close your cabin is to the best attractions. A cabin location map lets people instantly plan out just where their cabin will be in relation to all the fun they plan to have in Gatlinburg, Pigeon Forge and the surrounding areas.

    Become A Homeowner With Us!