Stargazer Farm Glamping Resort is a fully operational, infrastructure-complete glamping village on 93+/- acres in Cocke County, Tennessee -- 30 minutes from Great Smoky Mountains National Park and adjacent to Cherokee National Forest. Offered as a turnkey hospitality investment with immediate cash flow and significant buyer upside across multiple underdeveloped revenue streams. WHAT YOU ARE BUYING: A resort that is already built, staffed, and running. Electric, water, septic, fiber optic internet to the base camp, and a full internal road network are all in place. The tent inventory is paid for. On-site farm equipment -- including a John Deere tractor, Kubota ATV, bush hog implements, and trailer -- supports all grounds maintenance and basic infrastructure work. Everything needed to operate and maintain the property on Day 1 is already here. Equipment available for purchase separately. THE ASSET: 12 canvas safari tents actively listed on Airbnb across four categories -- Standard, Deluxe, Premium (private en-suite bath cabinet), and a Group Site of three connected tents for families and groups. Two tiny houses (Astra and Vega) are on-site, both active on Airbnb. Every revenue-producing unit on the property sits directly on Clay Creek -- guests fall asleep to moving water. All units feature raised wood platforms, furnished decks, individual parking, mini-split HVAC for year-round climate control, and Starlink WiFi service to every tent site and the bathhouse. An 8-cabinet bathhouse delivers spa-quality private bathroom accommodations -- vessel sinks and rainfall showers with body jets -- resort-grade finishes that bear no resemblance to the typical campground experience. On-site laundry adjoins the bathhouse, streamlining linen turns between guest stays. An amenity and event building includes a commercial kitchen, indoor reception space, covered porch, and open deck. INVENTORY IN STORAGE: Five additional Yala units and one Dreamer 40 group tent (2BR, sleeps 6+) are in on-site storage -- purchased and paid for. One site has electric, water, and septic fully stubbed and ready. A second site has road and water in place. Expansion capital has already been spent. FOUR REVENUE STREAMS -- TWO UNTOUCHED: . Glamping tents: Active and producing revenue on Airbnb since 2024. . Tiny houses: Active and producing revenue on Airbnb. . RV hookup pads: 6 electric hookup sites installed and not yet monetized. . Wedding & events venue: Fully built outdoor ceremony site -- wooden arch, church pews, gravel aisle -- adjacent to commercial kitchen and reception space. Zero revenue to date. THE LAND: 93+/- acres, unzoned (Cocke County has no zoning ordinance). Clay Creek bisects the property with all active glamping and tiny house units positioned along its banks. Lovell Creek forms the property boundary, and an unnamed seasonal stream adds a third water feature. Paved road access and significant expansion acreage beyond the current resort footprint. Private well producing 30 GPM (verified by well driller report). Greenbelt Class 11 Agricultural designation reduces assessed value and lowers annual carrying costs. $621,916 in gross replacement cost improvements on-site. LOCATION: 30 minutes to GSMNP. Adjacent to Cherokee National Forest. 5 miles to Pigeon River whitewater (Class III-IV). No STR ordinance in Cocke County. Offering Memorandum available to qualified buyers under NDA. Contact listing agent to request.
