Rental Income
One of the first questions any prospective buyer asks is: what can I actually make renting this out? It's the right question. And it deserves an honest answer — not the best-case number a seller might pitch, and not an overly pessimistic projection either.
This article breaks down nightly rates by season, the fees that come off the top, what owners realistically net in year one, and what separates high-performing listings from average ones at Outdoor Resorts Gatlinburg.
Gatlinburg and the surrounding Smoky Mountain corridor is one of the most visited tourist destinations in the United States. The Great Smoky Mountains National Park consistently ranks as the most visited national park in the country, drawing tens of millions of visitors annually. That underlying demand base is what makes short-term rental investment in this area so attractive — and so competitive.
Within that market, ORG sits in a specific niche: a privately owned RV resort with individually owned lots and campers, most available through platforms like Airbnb, VRBO, and Hipcamp. Renters are paying for the resort setting — the pond, the pools, the creek access, the community feel — as much as for any individual unit.
Memorial Day through Labor Day, fall color weekends (mid-Oct), major holidays. Highest occupancy and rates of the year.
Spring wildflower season (April–May), early fall. Strong demand but softer than peak. Good occupancy with competitive pricing.
July 4th, Thanksgiving, Christmas/New Year's. Some of the highest rates and fastest-booking nights of the year.
January through March. Slowest period. Owners who price competitively and maintain strong reviews can still generate bookings.
Gross nightly rate and net income are very different numbers. Before you model cash flow, you need to account for every layer of cost that sits between a guest's payment and your bank account.
| Cost Item | Typical Range | Notes |
|---|---|---|
| Platform fee (Airbnb/VRBO) | 3–5% host fee | Guest also pays a service fee on top — doesn't reduce your payout but affects booking conversion |
| Cleaning fee (if charged) | $75–$150/booking | Often passed to guest — structure this to cover your actual cost |
| HOA / resort fees | ~$100–$200/mo | Covers pool, pond, amenities, grounds — a genuine selling point in your listing |
| Utilities (electric, water) | $50–$150/mo | Varies by season and RV size |
| Insurance | $100–$200/mo | STR-specific coverage recommended |
| Supplies / restocking | $30–$75/mo | Consumables for guests: paper goods, basic toiletries, etc. |
| Total monthly overhead (est.) | $380–$775/mo | Before debt service |
A conservatively managed lot with a well-presented late-model camper, priced competitively, might realistically achieve the following in year one:
Running that out conservatively across 12 months puts gross revenue in the $18,000–$28,000 range for a well-managed first year. After platform fees and operating costs, net operating income before debt service typically lands in the $12,000–$20,000 range.
Year one is almost always the weakest year. Listings with no reviews start at a disadvantage. Owners who invest in photography, thoughtful amenities, and responsive communication build review velocity faster and see occupancy improve significantly by year two.
Within any resort community, a meaningful gap exists between listings that consistently outperform and those that just get by. At ORG, the differentiators are predictable:
Not all lots at ORG have equal rental appeal. Creekside lots command a premium — the sound of running water is a genuine selling point that guests specifically search for and pay more to get. Lake-view lots also outperform interior lots consistently. If you're evaluating a purchase with rental income as a primary goal, lot location within the resort matters as much as the camper on it.
I'm an owner at Outdoor Resorts Gatlinburg and a licensed Tennessee real estate agent. I can walk you through current listings and what realistic rental income looks like for specific lot types.
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