The Complete Whiskey Ridge Opportunity.
Bluff Mountain · Sevier County, Tennessee · Phase 1: 31 lots, 25 currently available
Image: conceptual rendering.
Vision, quality and differentiation.
[DEVELOPMENT_PHILOSOPHY_TEXT]
acre overall development
Phase 1 lots · 25 currently available
Planned future phase; ultimate community scope subject to the approved plat and development plan. [FUTURE_PHASE_SCOPE]
| Topic | Status |
|---|---|
| Luxury vacation properties | Architecturally distinctive modern mountain homes |
| Mountain views & topography | [VIEWS_TOPOGRAPHY] |
| Infrastructure, roads & utilities | [INFRASTRUCTURE_PLAN] (planned; not yet existing unless noted) |
| Architectural & maintenance standards | Community architectural standards and ARB review. [STANDARDS_DOC_URL] |
| Short-term rental eligibility | [STR_ELIGIBILITY_AND_RESTRICTIONS] |
| Azalea Venue location | [AZALEA_LOCATION_IN_DEVELOPMENT] |
[MASTER_MAP_URL]
[DRONE_VIDEO_URL]
[ENTRANCE_RENDER_URL]
Existing conditions are distinguished from improvements still being developed.
STUB: Dean to mark each item existing vs. planned.Why own a luxury rental here?
Tourism overview
- Great Smoky Mountains National Park annual visitation: [STAT_GSMNP_VISITATION] (source: [SOURCE])
- Annual tourism expenditures in Sevier County: [STAT_SEVIER_TOURISM_SPEND]
- 5–10 year tourism growth trend: [STAT_TOURISM_TREND]
- Year-round visitation & seasonality: [STAT_SEASONALITY]
- Family vacations, group travel, destination weddings and special events
Area attractions
Great Smoky Mountains National Park · Dollywood & Splash Country · Pigeon Forge · Gatlinburg · Downtown Sevierville · Anakeesta · The Island in Pigeon Forge · Soaky Mountain Waterpark · Bluff Mountain ATV Adventures · Ripley's Aquarium · Titanic Museum
Drive times from Whiskey Ridge: [VERIFIED_DRIVE_TIMES]
[REGIONAL_MAP_URL]
Luxury short-term rental market
[OPERATOR_MARKET_COMMENTARY]: demand for larger luxury homes, guest preferences, group accommodations, seasonality, standard cabins vs. premium properties, supply and competition (from Mountain Vibe Vacations and AvantStay).
No guarantee of appreciation or investment returns is made or implied.
The physical development.
[MASTER_MAP_URL]
| Element | Detail |
|---|---|
| Phase 1 lots & locations | 31 lots (see section F) |
| Future phases | Phase II: 37 lots, target September 2027 (per AvantStay OM; subject to approvals) [FUTURE_PHASES_CONFIRM] |
| Roads & access | [ROADS_ACCESS] |
| Water / wastewater / electric | Centralized private water and septic systems (per AvantStay OM; status pending) [UTILITIES_STATUS] |
| Internet | Starlink (per developer) |
| Entrance & signage | [ENTRANCE_SIGNAGE] |
| Landscaping & architectural requirements | [LANDSCAPE_ARCH_REQUIREMENTS] |
| HOA / POA structure | [HOA_POA_STRUCTURE] |
| Potential common-area improvements | [COMMON_AREA_IMPROVEMENTS] |
| Venue location & relationship to lots | [VENUE_RELATIONSHIP] |
Infrastructure status & milestones
| Item | Status | Milestone |
|---|---|---|
| Roads | [STATUS] | [DATE] |
| Water | [STATUS] | [DATE] |
| Wastewater | Pending [STATUS] | [DATE] |
| Electric | [STATUS] | [DATE] |
Pending utility or wastewater approvals are identified as pending.
Interactive lot selection is in Available Lots & Pricing.
The Featured Home Collection.
Proposed modern luxury mountain home designs, using architectural concepts being developed with Hedgeford & Berkeley. Designs are [SAMPLE_APPROVED_OR_PACKAGE]. Buyers may use outside builders subject to development approvals.
[DESIGN_1_RENDER_URLS]
[DESIGN_1_NAME]
| Heated sq ft | [D1_HEATED_SF] |
| Total constructed sq ft | [D1_TOTAL_SF] |
| Bed / bath | [D1_BED_BATH] |
| Guest capacity | [D1_GUESTS] |
| Amenities | [D1_AMENITIES] |
| Construction range | [D1_COST_RANGE] |
| Est. total incl. land | [D1_TOTAL_INVESTMENT] |
Floor plan: [D1_FLOORPLAN_URL]
[DESIGN_2_RENDER_URLS]
[DESIGN_2_NAME]
| Heated sq ft | [D2_HEATED_SF] |
| Total constructed sq ft | [D2_TOTAL_SF] |
| Bed / bath | [D2_BED_BATH] |
| Guest capacity | [D2_GUESTS] |
| Amenities | [D2_AMENITIES] |
| Construction range | [D2_COST_RANGE] |
| Est. total incl. land | [D2_TOTAL_INVESTMENT] |
Floor plan: [D2_FLOORPLAN_URL]
[DESIGN_3_RENDER_URLS]
[DESIGN_3_NAME]
| Heated sq ft | [D3_HEATED_SF] |
| Total constructed sq ft | [D3_TOTAL_SF] |
| Bed / bath | [D3_BED_BATH] |
| Guest capacity | [D3_GUESTS] |
| Amenities | [D3_AMENITIES] |
| Construction range | [D3_COST_RANGE] |
| Est. total incl. land | [D3_TOTAL_INVESTMENT] |
Floor plan: [D3_FLOORPLAN_URL]
Developer guidance to date (pending architect/builder confirmation): homes of 4,000–8,000 sq ft, 5–10 bedrooms, 10–30 guests; each lot permitted for 5 bedrooms / 15 occupants; +$10,000 to lot price per bedroom above 5.
Featured amenities
Panoramic mountain views · large indoor and outdoor gathering spaces · private pools and hot tubs · outdoor fireplaces and covered terraces · game rooms and entertainment spaces · luxury kitchens and bathrooms · high-quality modern architecture. (These are in-home features, not shared community amenities.)
A destination venue within the development.
The Azalea is a luxury wedding venue designed for celebrations of up to 200 guests, backed by the same ownership and local experience behind two of the area's premier destination wedding venues, The Trillium and The Magnolia. It is planned within Whiskey Ridge as part of The Affinity Collection. [AFFINITY_COLLECTION_OVERVIEW]
Destination weddings bring guests, family groups, rehearsal events and extended stays, all of which need overnight accommodations. Luxury homes may appeal to these wedding-related travelers.
Timeline per developer: construction expected to commence November 2026; target opening November 2027. [AZALEA_STATUS_CONFIRM]
Wedding demand data: [HISTORICAL_WEDDING_COUNTS] [AVG_GUESTS] [GUEST_ORIGIN] [LODGING_NEEDS] (only if supported by operating records)
No homeowner is promised any amount of wedding-related rental business, preferential bookings or exclusive guest referrals. The venue is not a shared owner amenity.
Request lot information or a purchase agreement.
Select a lot above and choose "Request info / purchase agreement" to pre-fill your preferred lot.
Submitting a request does not reserve a lot.
How much will I need to complete my project?
| Construction level | Builder PSF range | Basis (heated / finished / total) |
|---|---|---|
| Standard luxury | [PSF_STANDARD] | [PSF_BASIS] |
| Enhanced luxury | [PSF_ENHANCED] | [PSF_BASIS] |
| Premium / custom | [PSF_PREMIUM] | [PSF_BASIS] |
Construction cost worksheet (per featured design)
| Line item | Design 1 | Design 2 | Design 3 |
|---|---|---|---|
| Land acquisition (lot price) | [W1] | [W2] | [W3] |
| Base home construction | [W1] | [W2] | [W3] |
| Site preparation & grading | [W1] | [W2] | [W3] |
| Foundation & retaining walls | [W1] | [W2] | [W3] |
| Driveway & utility connections | [W1] | [W2] | [W3] |
| Outdoor living areas | [W1] | [W2] | [W3] |
| Pools, spas & specialty amenities | [W1] | [W2] | [W3] |
| Furnishings & interior setup (developer guidance: $50K–$150K) | [W1] | [W2] | [W3] |
| Architecture, engineering & permits | [W1] | [W2] | [W3] |
| Contingency | [W1] | [W2] | [W3] |
| Estimated Total Investment | [W1_TOTAL] | [W2_TOTAL] | [W3_TOTAL] |
Lot Purchase Price + Construction Costs + Site Improvements + Furnishings + Other Project Costs = Estimated Total Investment
Assumptions: [WORKSHEET_ASSUMPTIONS] · Exclusions: [WORKSHEET_EXCLUSIONS] · Prepared by [BUILDER_NAME] on [DATE_PREPARED]. Developer guidance to date: all-in $2M–$4M, 12–18 month build (pending confirmation).
Two preferred managers, side by side.
Important: any performance figures in this section come from comparable properties or operator models, not from Whiskey Ridge homes. They are not projections, estimates or guarantees of what any Whiskey Ridge home will earn.
Mountain Vibe Vacations
Per Mountain Vibe Vacations: manages luxury vacation homes in The Summit on Bluff Mountain (Pigeon Forge / Sevierville), and offers concept, theming, amenity-selection and design guidance for new builds. [MV_SERVICES_DETAIL]
Contact: Mountain Vibe Vacations, 850.888.0515 · mountainvibevacations.com
AvantStay
Per AvantStay's offering memorandum: full-service short-term rental management, including dynamic revenue pricing, distribution on 50+ booking platforms (including Airbnb, VRBO and AvantStay.com), 24/7 guest support, professional housekeeping and maintenance coordination, local permitting and occupancy-tax remittance, and a real-time owner portal. Optional design advisory on layouts and amenity mix. [AS_LOCAL_EXPERIENCE]
Contact: Benson Bleiner, Senior Sales Executive [AS_EMAIL_TO_CONFIRM]
| Per home type: [HOME_TYPE] | Mountain Vibe Vacations | AvantStay |
|---|---|---|
| Estimated annual gross rental revenue | [MV] | [AS] |
| Assumed occupancy rate | [MV] | [AS] |
| Average daily rate | [MV] | [AS] |
| Seasonality | [MV] | [AS] |
| Management fees | [MV] | [AS] |
| Expected operating expenses | [MV] | [AS] |
| Estimated NOI before financing | [MV] | [AS] |
| Key assumptions | [MV] | [AS] |
| Comparable property performance | [MV] | [AS] |
Comparable-home benchmark (Mountain Vibe Vacations)
Historical results of five existing luxury homes in The Summit on Bluff Mountain, a separate nearby community, managed by Mountain Vibe Vacations. These are not Whiskey Ridge homes, and these figures are not projections, estimates or guarantees for any Whiskey Ridge home.
Blended average nightly rate (comparable homes)
Blended paid occupancy (comparable homes)
Average gross rental revenue per home (comparable homes)
Gross rental revenue before management fees, cleaning and operating costs; not net owner income. Five-home sample of 6–8 bedroom homes (approx. 6,300–10,100 sq ft) with extensive in-home amenities; one home annualized from a partial first operating year. Results vary with home size, location, finish level and amenities. Past performance of other properties does not predict future results. Source: Mountain Vibe Vacations performance benchmark, June 2026.
STUB: Figures from Mountain Vibe's confidential benchmark (2025 actuals). Publish only with Mountain Vibe's and Dean's written approval.STUB: Operator projections not yet received/approved. AvantStay's draft framework uses $40K–$75K revenue per room and a 5.4%–18.3% projected cap-rate range; publish only with AvantStay's approval. Mountain Vibe Vacations pro forma pending.Illustrative investor financial model
ILLUSTRATIVE ONLY, not a guarantee or an offer of securities. Actual costs, revenue, expenses, financing and results will vary. Base scenario uses the Whiskey Ridge developer Investment Analyzer (6BR example; ADR and occupancy noted there as "based on 2025 actuals & 2026 pacing," source not identified). Operator scenarios will be shown only with each operator's approval and disclosures. Consult your own advisors.
Potential tax advantages of luxury short-term rental ownership.
Prospective purchasers should consult their CPA or qualified tax advisor regarding how short-term rental ownership, depreciation, cost segregation and participation rules may apply to their specific tax situation.
Depreciation
Qualifying rental property improvements and assets may be eligible for federal depreciation deductions.
Cost segregation
A professional cost-segregation study may identify eligible building components and personal property with shorter tax recovery periods.
Accelerated / bonus depreciation
Accelerated depreciation may be available based on current tax law and asset eligibility.
Material participation
Certain short-term rental activities may qualify for different tax treatment from traditional rental properties, depending on the average rental period, services provided and the owner's participation.
Opportunity Zone: per the developer, the development's current OZ designation ends 12/31/2026. [OZ_DETAILS_CPA_CONFIRMED]
[CPA_VIDEO_OR_TAX_OVERVIEW_PDF] (from an independent CPA)
Projected deductions are not guaranteed cash savings, and not all investors can offset ordinary income. This is general education, not tax advice.
What owning at Whiskey Ridge involves.
| Topic | Detail |
|---|---|
| Choice of manager | Owner's choice of qualified property managers; preferred relationships with Mountain Vibe Vacations and AvantStay |
| Is management required? | [MGMT_REQUIRED_OR_OPTIONAL] |
| Owner use | Flexible, subject to governing documents and management agreements |
| HOA responsibilities | [HOA_RESPONSIBILITIES] |
| Architectural standards | Community architectural standards and ARB review |
| Rental operating rules | [RENTAL_RULES] |
| Maintenance expectations | [MAINTENANCE] |
| Permits, licenses & lodging taxes | [PERMITS_TAXES] |
| Management fees | [MGMT_FEES] |
| Reservations, housekeeping & guest services | Provided by the selected manager. [SERVICE_DETAILS] |
Direct contacts for independent diligence. Mountain Vibe Vacations: 850.888.0515 · mountainvibevacations.com · AvantStay: Benson Bleiner, Senior Sales Executive [AS_EMAIL_TO_CONFIRM]
Who's behind Whiskey Ridge.
Developer / ownership
Dean Murphy, CCIM; Shannon Bradley, General Partner (Mountain Life Homes). [DEVELOPER_BIOS]
The Affinity Collection & Azalea Venue
Ownership behind The Trillium and The Magnolia. [AFFINITY_BIO_AND_STATS]
Architect & design partner
Hedgeford & Berkeley. [HB_BIO]
Builder / construction partners
Mountain Life, LLC (Shannon Bradley): licensed East Tennessee contractor with 25+ years in custom homes and luxury cabin construction in the Smoky Mountains (per AvantStay OM). [BUILDER_BIO_CONFIRM]
Preferred property managers
Mountain Vibe Vacations · AvantStay. [MANAGER_BIOS]
Brokerage & sales
[BROKERAGE_AND_SALES_REPS]
Testimonials (with permission only): [TESTIMONIALS] · Project photos: [TEAM_PROJECT_PHOTOS]
Questions buyers ask.
STUB: Every [FAQ_*] answer must come from Dean or the governing documents and be attorney-reviewed.Am I buying just the land or a completed home?
You purchase an individual homesite (lot). You then select a home design and builder; see Luxury Home Designs and Construction Costs.
Can I build with my own contractor?
[FAQ_OWN_CONTRACTOR] (outside builders subject to development approvals)
Are there required architectural designs?
All homes are subject to community architectural standards and ARB review. [FAQ_REQUIRED_DESIGNS]
How long do I have to begin and complete construction?
[FAQ_CONSTRUCTION_DEADLINES]
Are short-term rentals permitted?
[FAQ_STR_PERMITTED_AND_RESTRICTIONS]
What are the HOA fees and restrictions?
[FAQ_HOA_FEES_RESTRICTIONS]
When will roads and utilities be available?
[FAQ_INFRASTRUCTURE_TIMELINE]
What is the status of required development approvals?
[FAQ_APPROVAL_STATUS]. Pending items are identified as pending.
Can I use my property personally?
Yes, subject to governing documents and management agreements. [FAQ_OWNER_USE_DETAILS]
What are estimated property taxes and insurance costs?
[FAQ_TAX_INSURANCE_ESTIMATES]
What financing options may be available?
[FAQ_FINANCING_OPTIONS]
How are property management companies selected?
Owners choose from qualified managers. Preferred relationships: Mountain Vibe Vacations and AvantStay. [FAQ_MGMT_REQUIRED_OR_OPTIONAL]
How does the wedding venue affect the residential lots?
[FAQ_VENUE_IMPACT]. The venue is a potential demand source; no wedding-related bookings or referrals are promised to owners.
Can I buy more than one lot?
[FAQ_MULTIPLE_LOTS]
What are the deposit and closing requirements?
[FAQ_DEPOSIT_CLOSING]
Can I purchase a lot before November 7?
Yes. Buyers ready to purchase before the open house can proceed immediately. Early Buy-In pricing requires a signed purchase agreement on or before November 7, 2026, subject to the seller's approved terms.
What happens if the lot I want is already pending?
[FAQ_PENDING_LOT_POLICY]. You can request information on alternate lots or be notified if status changes.
How to purchase a lot.
- Select preferred lot.
- Contact sales representative.
- Review lot information and purchase terms.
- Request and execute purchase agreement.
- Submit required earnest money or deposit. [EARNEST_MONEY_TERMS]
- Receive written acceptance and lot status confirmation.
Online inquiries and open-house registrations do not reserve inventory. Buyers ready to purchase before November 7 can proceed immediately.
For registered attendees.
- Property location & parking instructions: [OPENHOUSE_LOCATION_PARKING]
- Schedule of activities: [OPENHOUSE_SCHEDULE]
- Access to the lot map and pricing
- Meet development representatives
- Speak with property managers and builders, if participating
- Clear instructions for submitting purchase agreements
Due-diligence library.
Register for the open house
Location and directions provided upon registration. Registration does not reserve a lot.