Prepared: January 28, 2026 | Updated with: 6 properties under evaluation Entity: Service-Disabled Veteran-Owned Business (SDVOB)
This analysis evaluates six properties totaling 4,261+ acres across East Tennessee for development as a premium glamping and wellness retreat destination. The two newest additions—Bethel Church Rd (Townsend) and Alpine Dr (Sevierville)—dramatically shift the competitive landscape by offering direct proximity to the Great Smoky Mountains tourism corridor, with Alpine Dr carrying a significant Opportunity Zone tax advantage under the newly permanent OBBBA legislation.
| Metric | Current | Projected | CAGR |
|---|---|---|---|
| Global Glamping Market | $3.6B (2024) | $9-10B by 2033 | ~11% |
| US Glamping Market | $510M | Growing 8-12% annually | — |
| Wellness Tourism | $945B (2024) | $2T+ by 2033 | 8-12% |
| GSMNP Annual Visitors | 12.2M | Trending upward | — |
| TN Direct Visitor Spending | $31B annually | — | — |
| New Glamping Participants | 15.6M in past 5 years | — | — |
| # | Property | County | Acres | Asking Price | $/Acre | Key Feature |
|---|---|---|---|---|---|---|
| 1 | Gregory Rd, Sneedville | Hancock | 502 | $4,750,000 | $9,462 | Clinch River frontage |
| 2 | Stinking Creek, Pioneer | Campbell | 800 | $1,600,000 | $2,000 | Best value, wilderness |
| 3 | Jones Ln, Mooresburg | Hamblen | 588 | $3,000,000 | $5,102 | Turnkey 6bd/5ba lodge |
| 4 | Ronald Holt, Tazewell | Claiborne | 630-700 | $4,860,000 | ~$7,200 | Lakefront, multiple parcels |
| 5 | Bethel Church Rd, Townsend | Blount | 638 | $3,895,000 | $6,103 | Backs to GSMNP |
| 6 | Alpine Dr, Sevierville ⭐ | Sevier/Cocke | 1,104 | $4,400,000 | $3,986 | OZ + GSMNP views |
Combined Portfolio Potential: 4,262 acres | $22.5M total asking | $5,282 avg/acre
MLS Info: Hancock County | 502 acres | $4,750,000 ($9,462/ac)
Highlights: - Clinch River frontage (fly fishing, kayaking) - Barndominium on property - 3 gated entries for security/privacy - Mountain views and water features
Pros: - ✅ River frontage adds premium recreation value - ✅ Existing structure reduces initial build costs - ✅ Multiple access points for phased development - ✅ Remote/private feel
Cons: - ❌ Highest $/acre in the portfolio - ❌ Remote from major tourist corridors (60+ mi to Gatlinburg) - ❌ Hancock County = limited infrastructure, services, labor pool - ❌ Distance from airports and major highways
Development Suitability: 6/10 — Beautiful property but location friction reduces guest capture potential.
MLS Info: Campbell County | 800 acres | $1,600,000 ($2,000/ac)
Highlights: - Largest acreage at best price point - True wilderness retreat setting - 800 acres provides massive development runway
Pros: - ✅ Best value at $2,000/acre — lowest cost per acre by far - ✅ 800 acres allows large-scale master-planned development - ✅ Authentic wilderness experience - ✅ Low acquisition cost preserves capital for development
Cons: - ❌ Remote location, limited tourist traffic - ❌ Campbell County infrastructure challenges - ❌ “Stinking Creek” name requires rebranding effort - ❌ Far from GSMNP tourism corridor - ❌ May require significant infrastructure investment (roads, utilities)
Development Suitability: 5/10 — Best pure land deal but location challenges are significant for tourism-dependent business.
MLS Info: Hamblen County | 588 acres | $3,000,000 ($5,102/ac) | 6bd/5ba, 3,759 sqft
Highlights: - Turnkey lodge with 6 bedrooms, 5 bathrooms - Existing 3,759 sqft structure - Ready for immediate partial operations
Pros: - ✅ Turnkey — existing lodge enables Phase 1 revenue immediately - ✅ Balanced price point - ✅ Large acreage for expansion - ✅ Existing septic, well, electrical infrastructure
Cons: - ❌ Mooresburg is not a recognized tourism destination - ❌ Distance from GSMNP corridor - ❌ May need significant renovation to meet luxury glamping standards - ❌ Limited brand association with “Smokies” experience
Development Suitability: 6.5/10 — Turnkey advantage is real, but location lacks tourism magnetism.
MLS Info: Claiborne County | 630-700 acres | $4,860,000 (~$7,200/ac) | LAKEFRONT
Highlights: - Lakefront property (Norris Lake area) - Multiple parcels — flexible acquisition - 630-700 acre range with water access
Pros: - ✅ Lakefront = water sports, fishing, swimming amenities - ✅ Multiple parcels allow phased acquisition - ✅ Norris Lake is a known recreation destination - ✅ Water access differentiator for glamping
Cons: - ❌ High total cost at $4.86M - ❌ High $/acre at ~$7,200 - ❌ Tazewell/Claiborne County not in core tourism corridor - ❌ Multiple parcels may complicate land assembly and zoning
Development Suitability: 6.5/10 — Lakefront is valuable but price is steep and location is secondary.
MLS #1204899 | Blount County | 638.35 acres | $3,895,000 ($6,103/ac)
Listing Details: - Location: Townsend — “The Peaceful Side of the Smokies” - Terrain: Mountain views overlooking valley, mature timber, limestone deposits - Restrictions: UNRESTRICTED — no zoning limitations on development - Adjacency: Backs up to Great Smoky Mountains National Park; adjoins Stonegate Community - Resources: Mature timber (harvestable revenue), limestone deposits - Built: Property records indicate some structures (1985-era) - Taxes: TBD (Blount County rates)
Proximity to Tourism Attractions: | Destination | Distance | |————|———-| | GSMNP Entrance (Townsend) | Adjacent/bordering | | Gatlinburg | ~14 miles | | Pigeon Forge/Dollywood | ~20 miles | | Sevierville | ~25 miles | | Knoxville (airport) | ~45 miles | | Cades Cove | ~10 miles via park | | Maryville | ~18 miles |
Competitive Landscape: - Little Arrow Outdoor Resort (glamping resort in Townsend) — validates demand - Boujee Bear Glamping Dome — existing glamping competition - Blackberry Mountain (luxury wellness resort nearby) — validates high-end market - Recent Townsend Board of Zoning Appeals approved an upscale RV park — favorable regulatory environment
Pros: - ✅ LOCATION, LOCATION, LOCATION — directly adjacent to GSMNP - ✅ Townsend brand = “Peaceful Side of the Smokies” (wellness alignment) - ✅ 14 miles from Gatlinburg, 20 miles from Pigeon Forge - ✅ Unrestricted — maximum development flexibility - ✅ Mature timber = harvestable revenue stream (offset acquisition costs) - ✅ Limestone deposits = potential construction material - ✅ Proven glamping/wellness market (Little Arrow, Blackberry Mountain nearby) - ✅ Knoxville airport within 45 minutes - ✅ 12.2M GSMNP visitors/year flow through Townsend - ✅ Adjacent to established Stonegate community (infrastructure proximity) - ✅ Blount County = better infrastructure than rural alternatives
Cons: - ❌ $6,103/acre — moderate cost (not cheapest) - ❌ No Opportunity Zone tax benefits - ❌ Mountain terrain may increase construction costs - ❌ Growing competition in Townsend area - ❌ Blount County may have more regulatory oversight than rural counties - ❌ Tourism seasonality (though GSMNP is year-round)
Development Suitability: 8.5/10 — Premium location in the heart of Smoky Mountains tourism.
MLS #1266060 | Sevier & Cocke County | 1,103.73 acres | $4,400,000 ($3,986/ac)
Listing Details: - Agent: Bedros Bozdogan, Keller Williams Realty - Days on Market: 595 (significant negotiation leverage) - Zoning: Agricultural (development-friendly) - Elevation: 3,000+ ft — highest point between English Mountain and GSMNP - Views: Panoramic — GSMNP, English Mountain, Douglas Lake, Newport - Topography: Mix of level, rolling, partially cleared, and steep terrain - Water: Multiple springs and blue line streams (natural water supply) - Access: Two county road frontages (paved), road systems already roughed in - Utilities: Electricity and water available on site - Restrictions: NONE — unrestricted - Survey: On file (professional survey completed) - Taxes: $8,795/year (remarkably low for 1,100 acres) - Development Potential: Farm, Recreational, Single Family, Subdivision (per MLS)
⭐ OPPORTUNITY ZONE STATUS — CONFIRMED - Located in Sevier County Census Tract 801.01 — designated Qualified Opportunity Zone - Note: Cocke County portion has NO OZ designation; OZ benefits apply to Sevier County acreage - Property straddles both counties — development should be strategically focused on Sevier County side for OZ benefits
Price History (Critical for Negotiation): | Date | Event | Price | |——|——-|——-| | Jun 12, 2024 | Listed | $3,500,000 | | Aug 9, 2024 | Price Reduced | $2,950,000 | | Apr 25, 2025 | Price Increased | $4,400,000 | | Jan 2026 | Current | $4,400,000 | | Historical (2019) | Listed | $3,250,000 |
Negotiation Analysis: The property dropped to $2.95M before being re-listed at $4.4M. With 595 days on market and the prior $2.95M price point, a strong offer in the $2.8M–$3.2M range ($2,537–$2,899/acre) is highly defensible. The seller has shown willingness to accept sub-$3M.
Proximity to Tourism Attractions: | Destination | Distance | |————|———-| | Sevierville | ~12 miles | | Pigeon Forge/Dollywood | ~15 miles | | Gatlinburg | ~20 miles | | GSMNP (various entrances) | 15-25 miles | | Douglas Lake | Views + ~8 miles | | Newport | ~10 miles | | Knoxville (airport) | ~40 miles | | Dandridge | ~15 miles |
Pros: - ✅ OPPORTUNITY ZONE — massive tax advantages (see OZ section below) - ✅ LARGEST PROPERTY at 1,103 acres — master-planned community scale - ✅ BEST $/ACRE for a premium location at $3,986/ac (negotiable to ~$2,700) - ✅ 3,000ft elevation with 360° panoramic views (premium glamping experience) - ✅ Road systems ALREADY roughed in — reduces infrastructure costs significantly - ✅ Electricity and water on site — utility infrastructure exists - ✅ Multiple springs/blue line streams — natural water + aesthetic value - ✅ Agricultural zoning = development-friendly for resort/recreational use - ✅ Professional survey on file — de-risks the purchase - ✅ $8,795/yr taxes on 1,100 acres = incredibly low carrying cost - ✅ 595 days on market = MAJOR negotiation leverage - ✅ Previous $2.95M price proves seller flexibility - ✅ Proximity to Sevierville, Pigeon Forge, Gatlinburg, and Douglas Lake - ✅ “Highest mountain between English Mountain and GSMNP” — marketing gold - ✅ Two county road accesses — redundant ingress/egress - ✅ Level + rolling terrain allows varied development zones - ✅ Potential QROF (Qualified Rural Opportunity Fund) eligibility for enhanced benefits
Cons: - ❌ Straddles two counties — may require dual permitting processes - ❌ Some steep terrain — limits buildable area on portions - ❌ Not directly adjacent to GSMNP (unlike Bethel Church) - ❌ Fire risk rated “Major” (9% chance in 30 years) — requires mitigation planning - ❌ Steep portions need careful grading/erosion planning - ❌ Complex property history with multiple MLS listings - ❌ Requires appointment-only showing with proof of funds
Development Suitability: 9.5/10 — The combination of scale, OZ benefits, infrastructure, views, and negotiation leverage makes this the standout property.
The OBBBA made Qualified Opportunity Zone provisions PERMANENT and enhanced benefits for investments beginning January 1, 2027.
| Benefit | Detail |
|---|---|
| Capital Gains Deferral | Defer recognition of eligible capital gains invested in QOF |
| Deferral Window | Until sale of QOF interest OR December 31, 2026 |
| 10-Year Exclusion | Capital gains on QOZ investment excluded if held 10+ years |
| Investment Timeline | Must invest within 180 days of gain realization |
| Benefit | Standard QOF | Rural QOF (QROF) |
|---|---|---|
| Deferral Period | Rolling 5-year deferral | Rolling 5-year deferral |
| Basis Step-Up (5yr) | 10% reduction in deferred gain | 30% reduction in deferred gain |
| 10-Year Exclusion | Full exclusion of appreciation | Full exclusion of appreciation |
| 30-Year Rule | Basis stepped up to FMV at 30yr anniversary | Basis stepped up to FMV at 30yr anniversary |
| Substantial Improvement | 100% of basis within 30 months | 50% of basis within 30 months |
| Program Duration | PERMANENT | PERMANENT |
Scenario: $3M acquisition + $7M development = $10M total QOF investment
| Benefit | Value | Timeline |
|---|---|---|
| Deferred Capital Gains Tax | Up to $3M+ in deferred taxes | 5-year rolling deferral |
| Basis Step-Up (10% QOF) | ~$300K–$1M tax savings | After 5 years |
| Basis Step-Up (30% QROF) | ~$900K–$3M tax savings | After 5 years (if rural eligible) |
| 10-Year Gain Exclusion | ALL appreciation tax-free | After 10 years |
| Depreciation Recapture | Excluded under OBBBA | At sale |
Example: If property appreciates from $10M investment to $30M value over 10 years: - Standard investment: $20M gain × 23.8% = $4.76M capital gains tax - QOZ investment: $20M gain × 0% = $0 capital gains tax (10-year hold) - Tax savings: $4.76M+ (plus deferred gains on initial investment)
The Alpine Dr property may qualify for enhanced Qualified Rural Opportunity Fund status because: - Located in a rural census tract (Census Tract 801.01 encompasses largely rural mountain territory) - Agricultural zoning - Population density likely well below QROF thresholds - Under the OBBBA, new QOZ designations begin July 1, 2026 — opportunity to confirm rural status
If QROF eligible, the 30% basis step-up (vs. 10%) and reduced 50% substantial improvement requirement would be enormously beneficial for a ground-up glamping/wellness development.
For investors with capital gains to deploy, this OZ property offers: 1. Immediate tax deferral on existing capital gains 2. 10% or 30% permanent tax reduction on deferred gains (after 5 years) 3. Complete tax exemption on all future appreciation (after 10 years) 4. Alignment with SDVOB mission — veteran-owned business in distressed community 5. Made PERMANENT by OBBBA — no sunset risk
Score: 9.5/10
| Factor | Rating | Notes |
|---|---|---|
| Location/Tourism Access | 9/10 | 15-20 mi from Gatlinburg/Pigeon Forge |
| Acreage/Scale | 10/10 | 1,103 ac — largest by far |
| Price/Value | 10/10 | $3,986/ac (negotiable to ~$2,700) |
| Tax Advantages (OZ) | 10/10 | Permanent OZ — potentially $5M+ in tax savings |
| Infrastructure Readiness | 9/10 | Roads roughed in, utilities on site |
| Views/Experience | 10/10 | 3,000ft panoramic GSMNP + Douglas Lake |
| Water Resources | 9/10 | Multiple springs, blue line streams |
| Negotiation Position | 10/10 | 595 DOM, prior $2.95M acceptance |
| Development Flexibility | 9/10 | Ag zoning, unrestricted, varied terrain |
| Risk Factors | 7/10 | Dual county, fire risk, steep areas |
Why #1: No other property combines Opportunity Zone tax benefits, 1,100+ acres, existing infrastructure, panoramic views, and massive negotiation leverage. The OZ alone could save $5M+ in taxes over a 10-year hold. At a negotiated $2.8-3.2M, this becomes the clear standout at under $2,900/acre for a property with GSMNP views and tourism corridor access.
Score: 8.5/10
| Factor | Rating | Notes |
|---|---|---|
| Location/Tourism Access | 10/10 | Adjacent to GSMNP, 14mi Gatlinburg |
| Acreage/Scale | 7/10 | 638 ac — solid but not largest |
| Price/Value | 7/10 | $6,103/ac — moderate |
| Tax Advantages | 5/10 | No OZ benefits |
| Infrastructure Readiness | 6/10 | Less developed than Alpine |
| Views/Experience | 9/10 | Mountain views, national park backdrop |
| Water Resources | 7/10 | TBD — needs investigation |
| Negotiation Position | 6/10 | Less DOM leverage |
| Development Flexibility | 9/10 | Unrestricted |
| Risk Factors | 8/10 | Proven market, adjacent competition |
Why #2: Best pure location — being adjacent to GSMNP in Townsend is extremely powerful for branding. “Peaceful Side of the Smokies” aligns perfectly with wellness retreat positioning. Lacks OZ benefits but the location premium may justify the higher $/acre.
Score: 6.5/10 — Turnkey advantage with immediate revenue potential, but location limits long-term upside.
Score: 6.5/10 — Lakefront is a genuine differentiator, but expensive and remote from core tourism.
Score: 6/10 — Beautiful river property but highest $/acre and most remote from tourist traffic.
Score: 5/10 — Best raw land deal but location and branding challenges are significant.
Recommended Offer: $2,800,000–$3,200,000 ($2,537–$2,899/acre) - Justification: Prior $2.95M listing price, 595 DOM, property has been listed since 2019 with multiple price fluctuations - Strong opening offer: $2.8M with escalation to $3.2M max - At $3M: $2,718/acre — best value in the portfolio by far for a premium-positioned property
Phase 1 Development Focus: 1. Focus development on Sevier County side to maximize OZ benefits 2. Establish QOF structure before investment (post Jan 1, 2027 for enhanced OBBBA benefits) 3. Leverage roughed-in roads + existing utilities for rapid Phase 1 buildout 4. Target 50-75 glamping units initially on premium view sites 5. Wellness center at summit (3,000ft elevation = marketing differentiator)
If Alpine Dr falls through, Bethel Church offers the best pure-location alternative. Could also be a Phase 2 expansion property if the SDVOB scales successfully.
| Metric | Alpine Dr ⭐ | Bethel Church | Gregory Rd | Stinking Creek | Jones Ln | Ronald Holt |
|---|---|---|---|---|---|---|
| Acres | 1,104 | 638 | 502 | 800 | 588 | 630-700 |
| Asking | $4.4M | $3.9M | $4.75M | $1.6M | $3.0M | $4.86M |
| $/Acre | $3,986 | $6,103 | $9,462 | $2,000 | $5,102 | ~$7,200 |
| Est. Negotiated | $2.8-3.2M | $3.3-3.7M | $4.0-4.5M | $1.4-1.5M | $2.5-2.8M | $4.2-4.5M |
| OZ Benefits | ✅ YES | ❌ No | ❌ No | ❌ No | ❌ No | ❌ No |
| GSMNP Proximity | 15-25 mi | Adjacent | 60+ mi | 50+ mi | 40+ mi | 50+ mi |
| Infrastructure | Roads+Utils | Raw | Barndo | Raw | 6bd Lodge | Multiple parcels |
| Tourism Corridor | ✅ Strong | ✅ Premium | ❌ Weak | ❌ Weak | ❌ Moderate | ❌ Moderate |
| Water Features | Springs/Streams | TBD | Clinch River | Creek | TBD | Lake |
| DOM | 595 | TBD | TBD | TBD | TBD | TBD |
| Score | 9.5/10 | 8.5/10 | 6/10 | 5/10 | 6.5/10 | 6.5/10 |
Analysis prepared for SDVOB investment decision-making. All prices and data as of January 28, 2026. Tax analysis is informational only — consult qualified OZ tax counsel before structuring investments.