Property Management Services
Maximize Your Rental Income with Professional Management
Oak Ridge Stays provides comprehensive vacation rental management for luxury cabins and large-group properties in Sevierville, Pigeon Forge, and Gatlinburg, Tennessee.
We combine proven marketing expertise, revenue optimization strategies, and exceptional 5-star guest service to maximize your rental income while protecting and maintaining your valuable property investment.
Our Track Record:
⭐ 5.0/5.0 Airbnb Superhost | 10/10 VRBO Premier Host
⭐ 80+ Five-Star Reviews | 500+ Happy Guests
⭐ 100% Response Rate | 24/7 Guest Support
Comprehensive Management Services
Marketing & Listing Optimization
Professional marketing across multiple high-traffic booking platforms to maximize your property's exposure.
What We Provide:
Multi-Platform Listing Management
- Airbnb optimization (Superhost strategies)
- VRBO/HomeAway listing management
- Direct booking website integration
- Google Vacation Rentals placement
- Strategic distribution across channels
Professional Photography & Media
- High-quality professional photography
- Virtual 3D tours (when applicable)
- Drone footage for properties with views
- Video walkthrough tours
- Seasonal photo updates
SEO-Optimized Listings
- Keyword research for your market
- Compelling property descriptions
- Search engine optimization
- LLM optimization (ChatGPT, Claude, etc.)
- Conversion-focused copywriting
Competitive Analysis
- Regular market research
- Competitor pricing monitoring
- Feature benchmarking
- Market trend analysis
Revenue Optimization
Strategic pricing and revenue management to maximize your earnings year-round.
Revenue Management Includes:
Dynamic Pricing Strategy
- Algorithm-based pricing optimization
- Seasonal rate adjustments
- Event-based pricing (Dollywood festivals, etc.)
- Weekend vs. weekday optimization
- Last-minute booking strategies
Occupancy Management
- Strategic gap-night fill strategies
- Minimum stay optimization
- Discount structure for longer stays
- Early booking incentives
- Calendar management across platforms
Financial Reporting
- Monthly revenue reports
- Occupancy analytics
- Expense tracking
- Year-over-year comparisons
- Tax documentation support
Channel Distribution
- Multi-channel booking management
- Calendar synchronization
- Booking conflict prevention
- Rate parity management
Guest Communication & Support
Exceptional 24/7 guest service that earns 5-star reviews and repeat bookings.
Guest Services Include:
Pre-Arrival Communication
- Booking confirmations
- Pre-stay welcome messages
- Check-in instructions (48 hours prior)
- Local recommendations & travel tips
- Custom arrival time coordination
24/7 Guest Support
- Immediate response to inquiries
- Emergency support availability
- Issue resolution & troubleshooting
- Maintenance coordination
- Concierge-style assistance
Review Management
- Prompt review responses
- Review solicitation strategies
- Reputation management
- Feedback implementation
Guest Screening
- Verification of guest profiles
- Age requirement enforcement (25+)
- Party/event prevention
- House rules communication
Our Response Time: Usually within 1 hour, 24/7 availability for current guests
"Extremely responsive no matter the time of day or night" — Adrienne, Columbus (Actual Guest Review)
Property Care & Maintenance
Comprehensive property maintenance and care to protect your investment.
Maintenance Services:
Cleaning Coordination
- Professional cleaning after every stay
- Quality control inspections
- Linen service management
- Supply restocking
- Deep cleaning schedules
Regular Inspections
- Post-checkout condition reports
- Preventive maintenance checks
- Seasonal readiness inspections
- Photo documentation
- Damage assessment
Maintenance Management
- Vendor relationships & coordination
- Emergency repair response
- Preventive maintenance schedules
- HVAC, plumbing, electrical oversight
- Pool/hot tub maintenance
Supply Management
- Starter pack replenishment
- Consumable inventory (toiletries, etc.)
- Equipment replacement
- Seasonal items
Technology & Systems
Modern tools and systems for efficient operations and transparency.
Technology We Use:
Property Management Software
- Centralized booking management
- Automated messaging systems
- Calendar synchronization
- Financial tracking
- Owner portal access
Smart Home Integration
- Smart lock management
- Automated temperature control
- Security camera monitoring (exterior only)
- Noise monitoring (no recording)
Owner Dashboard
- Real-time booking visibility
- Revenue tracking
- Expense reports
- Maintenance logs
- Guest feedback access
What Property Owners Receive
Maximum Revenue
- Optimized pricing strategies
- High occupancy rates
- Multiple booking channels
- Professional marketing
Complete Peace of Mind
- 24/7 guest support
- Professional maintenance
- Property protection
- Insurance compliance
Full Transparency
- Real-time reporting
- Detailed financials
- Owner portal access
- Regular communication
Properties We Manage
Our Focus
We specialize in premium large-group properties in the Smoky Mountain area, with particular expertise in:
Property Types:
- Large luxury cabins (8+ bedrooms)
- Group retreat properties
- Corporate venue properties
- Event-ready spaces
Locations:
- Sevierville
- Pigeon Forge
- Gatlinburg
- Smoky Mountain region
Ideal Property Features:
- Sleeps 20+ guests
- Premium amenities (pool, theater, game room)
- High-quality construction & finishes
- Convenient location near attractions
- Well-maintained condition
While we specialize in large-group properties, we also consider exceptional smaller properties (4-7 bedrooms) that meet our quality standards.
Our Property Selection Criteria
We're selective about the properties we manage because our reputation depends on quality. Properties must meet these standards:
Required:
- ✓ Exceptional condition & maintenance
- ✓ Quality furnishings & amenities
- ✓ Compliance with local regulations
- ✓ Proper insurance coverage
- ✓ Adequate parking
- ✓ Reliable WiFi infrastructure
- ✓ Owner commitment to excellence
Preferred:
- ✓ Unique features or amenities
- ✓ Premium location
- ✓ Recent construction or renovation
- ✓ Professional interior design
- ✓ Outdoor entertainment spaces
- ✓ High-end appliances
- ✓ 4+ bathrooms (for larger properties)
Our Management Fee Structure
We offer transparent, performance-based pricing aligned with your property's success.
What's Included in Our Fee:
- All services listed above
- No setup fees
- No monthly minimums
- No hidden costs
- You keep 100% owner reservation revenue (if you use it personally)
Additional Costs (Pass-Through at Cost):
- Professional cleaning (per turnover)
- Maintenance & repairs
- Supply replenishment
- Professional photography (one-time)
Our fee structure means we only succeed when you succeed - we're motivated to maximize your revenue!
How It Works
Getting Started Process
1. Initial Consultation (30-45 minutes)
- Property walkthrough (virtual or in-person)
- Revenue potential assessment
- Service explanation
- Questions & answers
2. Property Evaluation
- Detailed property assessment
- Market analysis
- Revenue projection
- Recommended improvements (if any)
3. Proposal & Agreement
- Customized management proposal
- Transparent fee structure
- Service agreement review
- Timeline discussion
4. Onboarding (2-4 weeks)
- Professional photography
- Listing creation & optimization
- Platform account setup
- Supply provisioning
- Smart lock installation
- Property manual creation
5. Go Live!
- Listing launches across platforms
- Booking calendar opens
- Marketing campaign begins
- You start earning revenue
6. Ongoing Management
- Guest bookings & communication
- Cleaning & maintenance coordination
- Revenue optimization
- Regular reporting
- Continuous improvement
Success Stories
Our managed property has achieved:
5.0/5.0 Rating
Airbnb Superhost Status
80+ Five-Star Reviews
Across Airbnb & VRBO
500+ Guests Hosted
Since launching in 2023
High Occupancy
Above market average
"Best Airbnb experience we've ever had. I would leave a 10 star review if I could." — Actual Guest Review
Why Property Owners Choose Us
Proven Results
Track record of 5-star reviews, high occupancy, optimized revenue
Professional Service
24/7 guest support, responsive communication, attention to detail
Strategic Expertise
Marketing knowledge, pricing optimization, platform expertise
Property Protection
Quality standards, guest screening, maintenance oversight
Transparent Reporting
Real-time dashboards, detailed financials, regular communication
Owner-First Approach
Your success is our success, no hidden fees, flexible terms
Frequently Asked Questions
Q: What types of properties do you manage?
A: We specialize in large-group luxury cabins (8+ bedrooms) in Sevierville, Pigeon Forge, and Gatlinburg, but we also consider exceptional smaller properties (4-7 bedrooms) that meet our quality standards.
Q: What's your management fee?
A: Our fee is performance-based as a percentage of gross booking revenue with no setup fees or monthly minimums. We only earn when you earn. Contact us for specific details.
Q: How long is the management contract?
A: Our contracts are designed to be fair and flexible. We'll discuss terms during your consultation.
Q: Can I use my property for personal use?
A: Yes! You keep 100% of the value when you use your property. We coordinate your personal use with guest bookings.
Q: How do I receive my earnings?
A: Monthly payouts via direct deposit, with detailed financial reports.
Q: Do you handle guest damages?
A: Yes, we document condition, coordinate repairs, and pursue damage recovery through security deposits and platform protection policies.
Q: What if my property needs improvements?
A: We'll provide recommendations during evaluation. Minor improvements can often be made while we begin marketing. Major renovations can be coordinated with our launch timeline.
Q: How many properties do you manage?
A: We're intentionally selective and growing strategically. We prioritize quality over quantity to ensure every property receives exceptional attention.
Q: What makes you different from other property managers?
A: Our track record speaks for itself - 5.0/5.0 ratings across platforms, Superhost status, and consistent five-star reviews. We combine strategic revenue optimization with exceptional guest service.
Ready to Maximize Your Rental Income?
Let's discuss how Oak Ridge Stays can help you achieve your property's full revenue potential while providing 5-star guest experiences.
Next Steps
1. Contact Us
Schedule a no-obligation consultation to discuss your property.
2. Property Evaluation
We'll assess your property and provide revenue projections.
3. Start Earning
Launch your property with professional management and start maximizing income!
Property Owner Inquiry
We'd love to learn more about your property. The best way to get started is to reach out through our contact form where you can provide details about your property and your goals.
We'll respond quickly to schedule a consultation and discuss how we can help maximize your rental income.
Not Ready Yet?
That's okay! Feel free to explore our current properties to see the quality of our work and the guest experiences we create.
You can also review our guest testimonials to see why property owners trust us with their investments.