The Parkway is packed in October. Your loan file still has to live through January. Gatlinburg, Pigeon Forge, and the rest of Sevier County, Tennessee, are cabin country sitting on the doorstep of Great Smoky Mountains National Park — the most-visited national park in the United States. That visitation is real demand. It is not, by itself, a debt-service story.
Jaken Finance Group finances investor cabins here as business-purpose, non-owner-occupied assets. The usual stack is hard money in Tennessee to close and furnish, then a Tennessee DSCR loan once the Tourist Residency or STRU file, insurance, and trailing income exist. DSCR rates are 5.75%–10.5%. Hard money and bridge are 8.99%–13.5% interest-only. Those bands do not stretch because a listing has a mountain view.
If you are comparing nightly-rental programs rather than city rules, start with DSCR loans for short-term rentals. For ordinance context across markets, use the short-term rental laws hub. Call (833) 264-7776 if you already have an address, a purchase contract, or a refinance target.
The Parkway looks busy. Your DSCR file still has to survive January.
Sponsors fly into Knoxville, drive 45 minutes, and watch the Parkway crawl bumper to bumper. Pancake houses, mini-golf, and taffy shops look like a cash register. Then they underwrite as if every night were a Saturday in leaf season.
That is how Smoky Mountain files die in committee. Great Smoky Mountains National Park feeds weekend and holiday demand. It does not flatten midweek January. A cabin that “sleeps 12” on the listing may be legally capped well below that once Pigeon Forge occupancy math or a Gatlinburg inspection is applied. A hot tub and a theater room can lift ADR. They also lift insurance, water bills, and the odds that a wood-frame structure needs a sprinkler conversation.
Jaken Finance Group underwrites the exit, not the Instagram reel. If the cabin cannot carry debt on a conservative income method — trailing STR with a haircut, or long-term market rent on a 1007 — it is a lifestyle purchase wearing an investor costume. Lifestyle purchases do not belong on these programs.
The right question is not “Is Gatlinburg a good Airbnb town?” The right question is whether this address can be permitted, insured, and refinanced after you spend forty thousand dollars on furniture and systems. The sections below walk that path in Sevier County terms.
What 2026 cabin income actually looks like in this market
AirROI-style 2026 performance for Gatlinburg clusters around ~$367 ADR, ~48% occupancy, and ~$40,500 trailing-twelve-month revenue, against roughly 3,787 listings. Those three figures do not multiply into a clean 365-night calendar, and that gap is the point.
If you naively multiply $367 × 48% × 365, you get a theoretical year that many listings never produce. Median TTM revenue near $40,500 implies blocked owner weeks, part-year hosts, new listings still ramping, and a lot of cabins that are not available every night. Underwrite the realized TTM, not the theoretical calendar.
| Gauge (AirROI-style, 2026) | Figure | Financing use |
|---|---|---|
| Average daily rate | ~$367 | Caps how hard you can push peak-season ADR in a model |
| Occupancy | ~48% | Annual blended occupancy — not October, not Christmas week |
| Trailing-twelve-month revenue | ~$40,500 | Starting point before a 10–20% lender haircut |
| Active listings | ~3,787 | Supply is not scarce; differentiation is furniture, access, and compliance |
| Demand driver | Great Smoky Mountains NP (most-visited) | Weekend and holiday traffic; weak midweek troughs still exist |
A three-bedroom that prints $48,000 on an AirDNA report is not “beating the market by 20%” until you know availability, owner blocks, and whether the comp set is downtown walk-to-Parkway or a steep Wears Valley driveway. Jaken Finance Group will typically haircut STR projections 10–20% and still ask for a long-term rental fallback. Many DSCR programs use Form 1007 market rent, not the Airbnb calendar.
Run the ratio yourself on the DSCR calculator before you argue with an appraiser. If the 1007 rent cannot carry PITIA, you need more equity, a lower price, or a bridge that you can actually pay through winter.
Seasonality is not a footnote here. Leaf season, summer park traffic, and the Christmas-to-New-Year corridor pay the note. January, February, and some midweeks in late winter do not. Ober Gatlinburg ski weekends help a slice of the hillside inventory. They do not rescue a cabin that is a 25-minute climb from the Parkway with a driveway that ice closes.
Tourist Residency, STRU grandfathering, and the tax stack on the guest folio
Ordinance language is educational, not legal advice. Confirm every address with the city (or county) before you waive due diligence. Fees below come from industry reports. Do not treat them as a quote from the clerk.
Gatlinburg runs a Tourist Residency permit. Industry reports put the fee near $200 for two bedrooms or fewer, plus $75 per additional bedroom. Operators also need city and Sevier County business licenses. Expect an annual fire and building inspection. Sprinklers enter the conversation when the structure is more than three stories, more than 5,000 square feet, or carries a high occupant load. That last trigger is how a “big chalet” file turns into a six-figure systems problem.
Pigeon Forge uses a STRU permit. In R-1, that permit is commonly described as available to grandfathered units operating on or before August 13, 2018, with a fee near $300. Occupancy rules often cited: maximum 12 persons, two guests per bed, two beds per room. If your acquisition thesis is “we will add bunks and market sleeps-sixteen,” stop. The ordinance, not the listing photographer, sets the cap.
Permits are generally non-transferable on sale. Underwrite a fresh application as a closing condition. Do not assume the seller’s Tourist Residency or STRU rides the deed. If the city will not issue to the buyer, the STR income story is fiction, and the DSCR refinance is too.
| Place | Permit / license | Fee (industry reports) | Operating limits lenders care about | Guest-facing tax (reported) |
|---|---|---|---|---|
| Gatlinburg | Tourist Residency; city + Sevier County business licenses | ~$200 for ≤2 bedrooms + $75 each extra bedroom | Annual fire/building inspection; sprinklers if >3 stories, >5,000 sf, or high occupant load | TN sales 7% + local sales 2.75% + city gross receipts 1.25% + hotel/motel 3% |
| Pigeon Forge | STRU in R-1 for grandfathered units operating on/before Aug 13, 2018 | ~$300 | Max 12 persons; 2 guests/bed; 2 beds/room | Combined lodging often cited 12.25% (7% + 2.75% + 2.5% city occupancy) |
| Unincorporated Sevier County | Verify county/state registration; watch private covenants | Confirm locally | Septic, driveway, and HOA/covenant STR bans | Sevier County 3% lodging tax applies outside city limits of Pigeon Forge, Gatlinburg, Sevierville, and Pittman Center |
| Sevierville / Pittman Center | City rules — verify | Confirm locally | City-limit line decides which lodging tax applies | Inside those cities, the county 3% lodging tax generally does not apply |
Lodging and sales taxes are usually collected from the guest. They do not hit NOI the way property tax and cabin insurance do. They still matter. They change the sticker price versus the cabin next door, they create remittance risk, and they tell the underwriter whether you actually registered the business.
Chattanooga is a different Tennessee problem — urban zoning and district rules rather than cabin Tourist Residency. If you hold both markets, read Chattanooga short-term rental laws separately. Do not copy a Chattanooga permit file onto a Gatlinburg cabin.
Five cabin belts, five different loan stories
Sevier County is not one occupancy curve. Submarkets have distinct theses. Price, access, permit regime, and winter utility all change the loan.
Downtown Gatlinburg / walk-to-Parkway. Guests will pay for not driving after dinner. ADR can hold up when the Parkway is a zoo. Basis is higher, parking is uglier, and noise complaints are a revocation risk. Financing thesis: pay for location, then be ruthless about permit status and inspection history. A walkable cabin with a lapsed Tourist Residency is not a bargain.
Ski-adjacent / Ober Gatlinburg. Winter is not a dead zone if the cabin actually serves skiers. That is a smaller slice of inventory than listing copy pretends. Steep drives, ice, and four-wheel-drive requirements show up in both insurance and guest reviews. Financing thesis: do not underwrite ski-season occupancy unless the access is honest. A hillside cabin that guests cannot reach in a rental sedan will print summer and fail February.
Pigeon Forge Parkway / Dollywood cabin belt. Theme-park and show traffic is the demand engine. Grandfathered STRU status is the gate. Occupancy caps (12 persons, two guests per bed, two beds per room) kill “party cabin” pro formas. Financing thesis: the first diligence item is whether this R-1 unit was operating on or before August 13, 2018, and whether the buyer can obtain a new permit. If the answer is no, you are buying a long-term rental at an STR price.
Wears Valley / unincorporated Sevier County. Quieter, often larger lots, longer drives to the Parkway. The Sevier County 3% lodging tax applies outside the named cities. You may avoid a city Tourist Residency, but you do not avoid covenants, septic limits, or driveway insurance. Financing thesis: model county tax remittance and a weaker walk-to-everything ADR. The loan still needs a legal STR path and an LTR fallback if a subdivision quietly bans nightly rentals.
Sevierville. More of a mixed residential and tourist-service town than a pure cabin village. City-limit lines decide the lodging-tax stack. Some streets feel like workforce housing with a hot tub bolted on. Financing thesis: confirm you are not paying Parkway pricing for a long-term neighborhood. If the 1007 rent is the only legal use, price it like a rental house, not like a Dollywood cabin.
Jaken Finance Group will ask which belt you are in before arguing rate. A downtown Gatlinburg walk-to-Parkway three-bedroom and a Wears Valley five-acre cabin are not the same collateral, even when AirDNA spits out similar annual estimates.
Bridge the furniture gap, then refinance on income
Most distressed or “as-is” Smoky Mountain cabins are not turnkey STR businesses. They are houses with a view, tired beds, a dead hot tub, and a Wi-Fi network that dies at the loft. Guests punish that on the calendar. Lenders punish it on the income method.
Acquire with hard money or bridge when the cabin still needs furniture, locks, fire extinguishers, decks, HVAC, or a sprinkler scope. Interest-only pricing sits in the 8.99%–13.5% band. Terms are typically short. The job of that loan is to close fast, fund the systems, get licensed, and put the asset on the calendar. See Tennessee hard money for the state product frame.
Refinance to DSCR when you have trailing STR or a supportable AirDNA file, plus the permit. Jaken Finance Group DSCR sits at 5.75%–10.5% on 30-year fixed or ARM structures, subject to underwriting. Select programs accept STR income with a 10–20% haircut. Plenty of DSCR programs still use 1007 market rent. Always model the LTR fallback. If that fallback DSCR is 0.75, you do not have a permanent loan — you have a hope.
That two-step is the STR DSCR playbook applied to cabins rather than beach condos. It is also why a “DSCR purchase” on a furniture-empty Wears Valley shell often fails. The income is not there yet. The permit may not be there yet. The insurance quote may not be there yet.
If you are unsure which product fits the file, use what kind of loan do you need and call (833) 264-7776. Do not force a DSCR label onto a bridge problem.
Composite file: a $385,000 three-bedroom on a wooded lot
The following numbers are a composite, illustrative example. They are not a quote, an appraisal, or a specific property. Rates shown sit inside published bands and will move with credit, LTV, property, and documentation.
A sponsor contracts a 3-bed / 2-bath cabin in the Gatlinburg–Pigeon Forge orbit for $385,000. The unit is structurally sound and ugly. Furniture, linens, smart lock, mesh Wi-Fi, fire safety kit, and hot-tub service run about $42,000. Total project cash need is $427,000 before closing costs.
Bridge / hard money (illustrative). Jaken Finance Group finances 80% of purchase, or $308,000, interest-only. The sponsor brings the down payment and the furniture budget. At an illustrative 10.99% inside the 8.99%–13.5% band, interest-only debt service is about $2,821 per month. Twelve months of IO is roughly $33,850, plus points and carrying costs through the trough months. That is the price of turning a house into a licensed cabin business.
AirDNA shows about $48,000 gross. That sits above the ~$40,500 market TTM, so it needs a story: better access, more consistent availability, or a generous algorithm. Apply a 15% haircut and qualifying income is $40,800. Apply 20% and it is $38,400. Either figure is in the neighborhood of market TTM. That is the point of the haircut.
Permanent DSCR (illustrative). After the cabin is permitted, furnished, and seasoning on the calendar, a refinance at 75% LTV of the $385,000 purchase basis is a $288,750 loan. At an illustrative 7.50% inside the 5.75%–10.5% band, principal and interest is about $2,019 per month. Composite property tax near $2,310 per year and mountain wood-frame insurance near $4,800 per year add about $593 per month. Illustrative PITIA is about $2,611 per month, or $31,338 per year.
| Income method (composite) | Annual qualifying | DSCR vs $31,338 PITIA | Read |
|---|---|---|---|
| AirDNA $48,000, 15% haircut | $40,800 | ~1.30 | Clears many standard DSCR minimums |
| AirDNA $48,000, 20% haircut | $38,400 | ~1.23 | Still workable on a 1.20+ overlay |
| Market TTM ~$40,500, no extra haircut | $40,500 | ~1.29 | Only honest if this cabin matches the median, not the brochure |
| LTR fallback at $1,950/month (1007-style, illustrative) | $23,400 | ~0.75 | Fails standard DSCR — this is the stress test |
A file that “works” on STR haircut and fails on 1007 is common in Sevier County. Some sponsors still close the bridge because they will hold STR and they have reserves for January. Some should not, because a permit denial or a platform ban leaves them with a 0.75 DSCR house on a mountain. Jaken Finance Group will make you look at both columns.
Winter trough. Blended 48% occupancy is not 48% every month. Model four soft months closer to the high-20s occupancy and eight stronger months in the high-50s if you want the year to land near the published blend. Christmas week does not pay February. Keep cash reserves for at least the IO period plus two dead months after refinance. A cabin with a steep driveway and no four-wheel-drive story will have a deeper trough than a walk-to-Parkway unit.
Plug your own PITIA into the DSCR calculator. If you cannot name the permit path on the same worksheet, you are not done.
Same cabin, two tax maps: city limit vs unincorporated Sevier
Here is a smaller composite, illustrative comparison. Two three-bedroom cabins, each about $365,000, each printing about $40,500 TTM room revenue before guest taxes. Cabin A sits inside Gatlinburg city limits. Cabin B sits in unincorporated Sevier County (think Wears Valley), outside the city limits of Pigeon Forge, Gatlinburg, Sevierville, and Pittman Center.
Cabin A needs a Tourist Residency permit, city and county business licenses, and the annual inspection. The reported Gatlinburg guest-tax stack is TN sales 7% + local sales 2.75% + city gross receipts 1.25% + hotel/motel 3%. On a $367 night, that is a heavy folio add-on if those pieces apply to the same charge. Guests pay most of it. You still register, remittance, and keep the license alive.
Cabin B does not use a Gatlinburg Tourist Residency. It does owe the Sevier County 3% lodging tax that applies outside those city limits, on top of state and local sales tax as they apply. Industry conversation often treats that combined guest burden as closer to the Pigeon Forge 12.25% world than to Gatlinburg’s fuller stack — still verify. The financing difference is usually not 150 basis points of lodging tax. The difference is permit transfer risk, inspection, sprinkler triggers, and whether a covenant bans STR entirely.
| Line (composite) | Gatlinburg city cabin | Unincorporated Sevier cabin |
|---|---|---|
| TTM room revenue | ~$40,500 | ~$40,500 |
| Guest lodging/sales stack (reported) | 7% + 2.75% + 1.25% + 3% | County 3% lodging + applicable state/local sales |
| Permit as close condition | New Tourist Residency — generally non-transferable | County/state registration; covenant search |
| Inspection / sprinkler | Annual fire/building; sprinklers if >3 stories, >5,000 sf, or high occupant load | Still a construction and insurance issue even without city Tourist Residency |
| ADR pressure | Walkability can support rate | Drive time to Parkway/Dollywood often caps rate |
| DSCR takeaway | STR income is only as real as the new permit | STR income is only as real as covenants + county tax registration |
If Cabin B’s subdivision CC&Rs prohibit stays under 30 days, the cheaper tax map is a trap. If Cabin A’s seller “has a permit” that dies at closing, the richer tax map is also a trap. Jaken Finance Group will treat permit issuance to the buyer as a condition, not a story.
Pigeon Forge sits in the middle of this map: grandfathered STRU at about $300 in R-1, occupancy capped at 12, combined lodging often cited at 12.25%. A Pigeon Forge cabin without grandfathering is not a Gatlinburg substitute. It may be a long-term rental wearing cabin finishes.
Fire, slope, and winter occupancy — what insurers and appraisers flag
Smoky Mountain cabins are wood-frame products in a wildfire-aware landscape, often on steep lots, with winter occupancy that includes space heaters, hot tubs, and guests who have never driven ice. That combination is why insurance is a line item, not a rounding error.
Underwriters and carriers look at:
- Wood siding, decks, and crawlspaces near leaf litter
- Distance to paid fire service versus volunteer coverage
- Driveway grade, turnaround, and whether an ambulance can enter
- Occupant load versus exits, smoke detection, and — on larger chalets — sprinklers
- Hot-tub liability and unfenced decks
- Short-term rental endorsements, not a homeowner policy with a friend named on the lease
A premium near $4,800 per year in the composite file is not a scare tactic. Some hillside cabins quote higher. Some walk-to-Parkway units quote lower. Get the STR-specific quote during the inspection period. A DSCR appraiser who cannot find insurance-comparable cabins will not save you.
Sprinklers deserve their own paragraph because sponsors ignore them until the inspection. Gatlinburg’s reported triggers — more than three stories, more than 5,000 square feet, or high occupant load — catch the “sleeps twenty, three-level, theater + bunk loft” product that looks great on AirDNA. Retrofit sprinklers can erase the furniture budget and then some. If your thesis requires that occupant load, price the sprinkler scope before you lock hard money.
Winter occupancy is a cash problem and an insurance problem. Pipes freeze in under-used wings. Guests run ovens to heat lofts. A cabin that sits dark for twelve weekdays in February still owes interest-only. Reserves are part of the credit box even when the program is advertised as no-ratio or credit-flexible.
None of this is a reason to avoid Sevier County. It is a reason to stop underwriting as if the asset were a slab-on-grade ranch in a suburb with a 12-month lease.
National STR shops, East Tennessee banks, and Jaken Finance Group
“Who will fund this cabin?” is three different answers.
| National STR / DSCR shops | Local East Tennessee banks and credit unions | Jaken Finance Group | |
|---|---|---|---|
| What they like | Clean AirDNA, condos and houses in well-known STR MSAs | Relationship borrowers, long-term leases, local appraisers | Investor cabins with a permit path and a refinance story |
| Income method | Trailing STR or AirDNA, often with overlays and haircuts | Usually 1007 / long-term market rent; STR calendars rarely control | Trailing STR or AirDNA with 10–20% haircut; always model 1007 |
| Furniture / systems | Want a turnkey rental | Rarely fund hot tubs and bunk rooms | Hard money / bridge 8.99%–13.5% IO, then DSCR |
| Speed | Often 3–6 weeks after a long overlay | Committee calendar; strong if you already bank there | Hard money often 7–10 business days; DSCR about 14 business days |
| Entity | LLC usually fine | Sometimes want personal name | Business-purpose LLC is normal |
| Rate frame | Varies by investor overlay | Portfolio pricing, not these bands | DSCR 5.75%–10.5%; hard money/bridge 8.99%–13.5% IO |
| Permit attitude | May treat listing screenshots as income | May ignore STR and underwrite as a house | Non-transferable permit = close condition |
National shops can be a fit when the cabin is already licensed, furnished, and producing a clean TTM. They are a poor fit when you are buying a dark chalet that needs $42,000 of systems and a new Tourist Residency. Local banks can be a fit when you will live on 1007 rent and you have deposits there. They are a poor fit when the only way the debt works is peak-season ADR.
Jaken Finance Group sits in the middle on purpose: collateral and exit first, then documentation. That is useful in Sevier County because the failure modes are local (STRU grandfathering, driveway, sprinkler) rather than FICO theater. It is not useful if you need a consumer mortgage on a second home you plan to occupy. These loans are not owner-occupied products.
Compare this mountain-cabin stack to other investor STR markets only for product shape, not for ordinance copy-paste: Destin short-term rental loans, Gulf Shores short-term rental loans, Sedona short-term rental loans, and Charleston short-term rental loans. Beach-condo HOAs, red-rock caps, and historic-district rules are different machines. The common thread is the same desk: bridge the gap, then DSCR the hold, and never skip the license.
When a Smoky Mountain STR is the wrong capital tool
Nightly rental is a bad loan thesis when the asset cannot legally or physically do the job. Walk away, reprice as long-term, or use a different product.
No grandfathering in Pigeon Forge R-1. If the unit was not operating on or before August 13, 2018, a $300 STRU fee is not your problem. The missing permit is. Paying STR basis for a house that can only lease by the year is how sponsors get stuck.
Permit will not reissue to the buyer. Non-transferability is the rule of thumb. If the city will not confirm a path for your LLC, there is no STR income to haircut.
Occupancy math vs listing math. Pigeon Forge caps at 12 persons, two guests per bed, two beds per room. A “sleeps 18” listing is a marketing problem and sometimes an enforcement problem. DSCR does not get extra credit for illegal bunks.
Sprinkler or life-safety scope you cannot fund. More than three stories, more than 5,000 square feet, or high occupant load in Gatlinburg is how a “cheap big cabin” becomes a construction loan you did not want.
Covenant or HOA nightly ban in Wears Valley, a gated cabin resort, or a Sevierville subdivision. Title work is cheaper than a year of interest-only.
Uninsurable driveway or wildfire quote. If no carrier will write an STR endorsement at a number the DSCR can bear, the file is done.
LTR DSCR fails and you have no reserves. A 0.75 DSCR on 1007 rent is acceptable only if you accept STR risk with eyes open and cash to carry January. It is not acceptable as a “the lender will use AirDNA, so we are fine” plan.
Owner occupancy or personal use as the real plan. Friends-and-family blocks that eat the calendar, or a sponsor who intends to live in the loft, take the file out of business-purpose territory. Jaken Finance Group does not treat that as an STR investment loan.
You needed a consumer second-home mortgage. That is a different market. Start from what kind of loan do you need instead of forcing a DSCR label.
Wrong-tool files still close every week with someone. They just do not refinance cleanly, and they do not survive the first winter plus an inspection letter.
What cabin buyers ask before they release earnest money
These questions match how files actually stall. Ordinance answers are educational. Confirm with the city.
Are short-term rentals legal in Gatlinburg and Pigeon Forge? Many cabins operate legally with permits, licenses, and tax registration. Gatlinburg uses Tourist Residency. Pigeon Forge R-1 STRU is commonly limited to grandfathered operations from on or before August 13, 2018. Legality is address-specific.
Can DSCR use Airbnb income on a Sevier County cabin? Sometimes. Select programs use trailing STR or AirDNA with a 10–20% haircut. Many still use 1007 long-term rent. Jaken Finance Group will make you model both. DSCR rates are 5.75%–10.5%.
Do permits transfer at closing? Generally no. Budget time and fees for a new application. Make issuance a closing condition.
Hard money or DSCR on a furniture-light cabin? Hard money or bridge first (8.99%–13.5% interest-only) if systems and furniture are not done. DSCR after the cabin is a licensed business.
How should I treat taxes? Guest taxes are mostly pass-through, but stacks differ: Gatlinburg’s reported mix of state sales, local sales, gross receipts, and hotel/motel; Pigeon Forge often cited at 12.25% combined lodging; unincorporated Sevier with the county 3% lodging tax outside the four named cities. Registration errors show up in underwriting as “this operator is not actually in compliance.”
What occupancy is honest for 2026? Start from ~48% occupancy, ~$367 ADR, and ~$40,500 TTM across ~3,787 listings. Then haircut. Then subtract January.
If those answers are still fuzzy on your address, do not waive inspection. Call (833) 264-7776. Bring the parcel ID, the seller’s permit (if any), the insurance quote, and the AirDNA. Jaken Finance Group can tell you whether this is a bridge file, a DSCR file, or a long-term rental priced like a souvenir shop.
Related Tennessee product pages: DSCR loans in Tennessee and hard money lenders in Tennessee. Related STR product page: DSCR for Airbnb and VRBO. Laws overview: short-term rental laws for investors.
Rates, occupancy, and the part that is not a brochure
Great Smoky Mountains traffic is a gift to cabin operators who treat the asset like a lodging business: permits current, sprinklers honest, calendars priced for troughs, insurance written for wood and slope. It is a problem for sponsors who buy on October Saturday energy and refinance on a 1007 they never ran.
Jaken Finance Group will finance the first group. Hard money and bridge close the cabin and the furniture. DSCR holds it when income — STR with a haircut, or long-term rent if that is all the program allows — covers PITIA. Use the DSCR calculator, then choose the product, then call (833) 264-7776.
Rates disclaimer: DSCR rates of 5.75%–10.5% and hard money / bridge rates of 8.99%–13.5% interest-only are subject to underwriting. These programs are business-purpose / non-owner-occupied only. Examples on this page are composite and illustrative. Permit and tax figures are educational; verify current requirements with the City of Gatlinburg, the City of Pigeon Forge, Sevierville, Pittman Center, or Sevier County before you rely on them.