Developers Dream Blank Canvas

Vacant Land for Sale
Sale Pending/Contingent
Catylist Listing ID: 30727626
Property Subtypes: Hospitality, Office, Residential (Single Family), Retail, Vacation/Resort, Other
Status: Pending/Contingent
Gross Land Area: 158.57 Acres
Sale Price: $13,250,000
Unit Price: $83,559 Per Acre
Sale Terms: Cash to Seller
Cap Rate: Undisclosed
Last Updated: 3/20/2023

Overview / Comments

The entire 158+ acres is contained inside the Pigeon Forge City Limits. The front end has over 10 acres of C-2 zoned Parkway frontage extending for 1296 feet. The back end has a center section of C-6 zoning running from the back all the way to the front C-2 section with R-1 flanks on each side. See the zoning map in our associated documents for more details on that. In speaking with the City Planning and Zoning department, they didn't see any reason why the R-1 (permanent residence) sections could not be re-zoned R-2 once a site plan had been developed and submitted. This property has remained untouched since it's initial compilation of 6 independent tracts of land 55 years ago. 55 years of forestation has taken the place of any signs of previous farming or homesteads. There is a natural valley going up through the center of this property lending itself to what should be an easily established central roadway from front to rear. The National Forest Service controls both sides of the Spur (Parkway) from Pigeon Forge to Gatlinburg. But their jurisdiction does not begin until AFTER this property's frontage comes to an end. Note that the change in the asphalt in the highway indicates the exact point at which the jurisdiction changes hands. For a visual reference point, this property begins AFTER the "sphere" zip lines atop the hill as seen at Stop Light #10 on the Parkway in Pigeon Forge. I have placed double green flagging tape in the trees which can be seen from the Parkway indicating the approximate beginning and ending of the Parkway frontage for this property. I have also done the same for the rear end of the property which flanks Rush Branch Road for 1612 linear feet, only on that end I used the bright orange flagging tape. The prestigious Sherwood Forest Resort is less than a quarter mile beyond this property on the Rush Branch Road end. Sherwood Forest cabins can be plainly seen in the photos and drone video of the property. They do not, however, obstruct the vista views in other directions from the peaks on this property.

Additional Details

Nearest MSA: Sevierville
County: Sevier
Taxing Authority: Pigeon Forge / Sevier County
Property Located Between: Connor Heights Road, Caney Creek Rd., and Rush Branch Rd.
Property Visibility: Excellent
Legal Description: 10.46 Acres in Connor Hgts Sec 3, Parcel ID/Tax ID: 106A B 015.00 148.1137 Acres of forest known by Parcel ID/Tax ID: 106 017.00 Together these two parcels comprise 158.57 acres as shown in the property survey plats attached in the Associated Documents of this listing.
Largest Nearby Street: Great Smoky Mountains Parkway
Feet of Frontage: 1,296
Traffic/Vehicle Count: 54,685
Highway Access: GSM Parkway on front, Rush Branch Road on back, Indian Knob Cir. on side
Site Description: Rolling hills, mountain peaks with hollows between. All wooded. Front end is a steep elevation up from the Parkway frontage. Exact development allowance in proximity to the Parkway is still in discovery. A natural hollow up the middle from the back end at the deep 90 degree turn in Rush Branch Road should allow an easy road plan up through the middle of this property for access to either side and back to the center. It is the perfect setting for a gated community access. All such offerings are merely observations and should be fully vetted and verified with site plan engineers and surveyors.
Area Description: Encompassed by the southern-most end of the Pigeon Forge City Limits, this entire tract of 158+ acres should offer all the amenities of city life while preserving the feel and experience of mountain life. The right developer will have a hay-day planning the possibilities with this property. The wide C-6 zoning up through the center of the property would allow for restaurants, hotels/motels, spas, and other commercial enterprises to be installed to exclusively serve the resort community established there. Opening up those exclusive services to the public would be up to the developer and his resort community.
Lot Frontage: 1269 feet
Lot Depth: 4937 feet
Zoning Description: C-2, C-6, R-1 (see attached zoning map)
Topography: Hilly
Easements: Electric Lines
Easements Description: Primary power lines cross the property from Rush Branch Rd. at nearly the start of the property joining Rush Branch Rd. and cuts a straight line in a southeast direction across the end of the property headed directly to and serving sections of North Gatlinburg.
Available Utilities: Electric, Water, Gas, Sewer, Storm Drain, Cable, Internet Access
Water Service: Municipal
Sewer Type: Municipal

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Demographic Statistics

Proximity: 3 miles 5 miles
Total Population: 9,541 26,958
Median Age: 40.99 41.03
Households: 3,741 10,578


Photograph of Listing Agent

Craig Stephenson

Pristine Realty KAAR CIE Member
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