Frequently Asked Questions


We make staying with us fun, simple and easy. Reservations may be made with a Vacation Specialist by calling us at 1-800-371-0341 during operating hours or you may reserve online anytime. As soon as your reservation is processed, you will immediately receive a confirmation via email with instructions and details about your upcoming Smoky Mountain vacation.

Due to the high demand of our vacation rentals, we recommend that you reserve your vacation rental as soon as possible. You may reserve one of our Smoky Mountain cabin or condo rentals up to one year in advance.

What time is Check-In?

Check-in begins at 4PM Eastern Standard Time.

We require that that Registered Guest be the one to Check-In and must provide a valid form of ID. We cannot release the map or key code until the Registered Guest has completed all Check-In documentation and been verified.

What time is Check-Out?

Check-Out is at 11AM Eastern Standard Time.

You do not have to return to the office to Check-Out. Simply contact us at 1-800-371-0341 to inform us of your departure.

Where are we located?

Colonial Properties Cabin & Resort Rentals is located in the Smoky Mountain area of Tennessee. Our vacation rentals are found in Gatlinburg, Pigeon Forge, Sevierville and the Wears Valley areas.

Our physical office address is:

3049 Veterans Blvd | Pigeon Forge | TN | 37863

Enter your starting address below for Google directions.


What's the difference in a Cabin vs a Hotel?

Unlike a hotel, a cabin rental is similar to your own home. It is a private structure with no shared walls and added privacy. All of our Smoky Mountain cabin rentals feature fully equipped kitchens (Range, Microwave, Refrigerator, etc), central heating and air, private bedrooms with upgraded bedding and ample outdoor space like covered decks, screened porches and patios. Other features that many of our Gatlinburg and Pigeon Forge rentals offer are pool tables, game rooms, swimming pool access, fireplaces, indoor jetted tubs, multiple bathrooms, complimentary wifi, rocking chairs/outdoor furniture, views, privacy, upscale decor and so much more.

Often, our cabin lodging prices are cheaper than a hotel room. Especially if you divide the total cost by the number of guests a cabin rental can accommodate versus renting several hotel rooms for the same number of people.

Are we Pet-Friendly?

We have a limited amount of pet friendly rentals available. To view a complete list, CLICK HERE.

Is there internet access?

We do offer vacation rentals with high speed internet access. To view a complete list, CLICK HERE.

Additionally, we offer complimentary internet access at our Check-In Facility.

Is there an Age Requirement to rent a Cabin or Condo?

You must be 21 years of age to rent a 1 bedroom rental. For 2+ bedroom rentals, the age requirement is 25 years of age. A valid ID must be presented at Check-In.

How much snow do you receive in the winter months?

Winter weather conditions are difficult to predict in the mountains and may change without notice. We highly encourage you to be prepared for winter weather conditions. While snowfall is minimal in lower elevations (Gatlinburg, Pigeon Forge, Sevierville, etc), Newfound Gap Road from Gatlinburg, TN to Cherokee, NC in the National Park experiences significant snowfall from time to time - for National Park Road information, call 865-436-1200 x 631. Local area road crews do a great job to ensure safe road conditions. In the event of snow, main roadways will be treated first followed by secondary routes. Certain developments and Homeowner's Associations are responsible for maintaining their roadways. We cannot scrape, treat, or salt any roads due to local and state highway regulations.

How many nights can I rent?

All of our Smoky Mountain vacation rentals require a minimum stay of 2 nights. Certain periods of the year may require longer stays (holiday/peak periods). You may rent any of our vacation rentals up to 14 nights during a single visit. You can reserve your Smoky Mountain vacation getaway up to one year in advance.

Is there cell phone service?

In the Smoky Mountains, there are numerous peaks and valleys which may cause cell phone service to be unavailable or restricted in some areas. Certain cell phone carriers have better service than others. We have found Verizon to be the best. While inside the Great Smoky Mountain National Park, chances are, you will not have cell phone service. There are no cell phone towers located inside the National Park. Inside the city limits of Gatlinburg, Pigeon Forge and Sevierville, cell phone service is the best.

When are Fireplaces operational?

For vacation rentals equipped with a fireplace, they may be used from from October 1 thru April 30. They are turned off or not permitted for use at any other times.

Are linens provided in the Vacation Rental?

Your cabin or condo will be supplied with bed linens, towels, wash cloths, etc. for the maximum number of occupancy listed in the rental description. These are not replenished during your stay. If your rental is equipped with a washer/dryer, you may launder them for reuse.

Is there heat or air conditioning in my rental?

All of our Smoky Mountain Cabin or Condo rentals are equipped with central heat and air conditioning or the equivalent.

Is there plumbing in the vacation rentals?

All of our vacation rentals are equipped with modern day plumbing and fixtures. Many of our vacation cabin and condo rentals also feature upgraded jetted tubs and showers.

What kitchen supplies are provided in the Vacation Rentals?

All rental cabins and condos offer basic kitchen appliances such as stoves, refrigerators, microwaves, toasters, dishwashers, coffee makers and can openers.

Our Smoky Mountain cabin and condo rentals are supplied with your basic cookware (pots & pans), silverware, dinnerware, cups, glasses, etc.

If you need specialty cookware items such as a crock pot, blender, dutch oven, hand mixer or other items, we encourage you to bring those with you as they are not a necessarily supplied item and may or may not be furnished by the individual rental owner.


Important Information to Remember

All Rentals are Privately Owned

All vacation rentals managed by Colonial Properties are privately owned and built. Each vacation rental is built to the specification of the owner or builder and the amenities, equipment, decor and furnishings are provided at their discretion. Rental contents, amenities, furnishings, decor, etc. are subject to change without notice based on Owner preference.

Damage to the Vacation Rental

The Registered Guest on file assumes full responsibility of all person(s) occupying the vacation rental at all times. Furthermore, the Registered Guest will be responsible for any and all damages caused by them or others to the vacation rental during their stay. 

Trash Pick Up and Cleaning

During your stay, you will be responsible for disposing of the trash and general cleaning of the vacation rental. Our housekeeping staff provides a cleaning and trash removal prior to your arrival and after your departure, but not during your stay.

Water Supply

Many rentals built in the area have well water rather than utility water. This source of water is delivered to the rental via a pump drilled down to the water table located below ground. From time to time, you may notice some discoloration or an odor from the water. This may also cause outdoor hot tub water to become "cloudy" or discolored. Additionally, a well requires power to operate. If for some reason there is a power outage at the rental, the water will stop operating but should begin operating again once power is restored. Please contact us should you experience a power outage at your rental so that we can contact the local power company to have the issue addressed. 

Sofa Sleepers

Many of our vacation rentals are equipped with sofa sleepers. These are designed for convenience, not comfort. Unlike traditional beds, these fold out from the sofa. Due to their design and function, these beds do not sleep as well as a traditional mattress. We recommend that sofa sleepers be used for small children. Please consider this when making your reservation. 


Upon your arrival at the vacation rental, you will find the refrigerator empty and set to a normal operating temperature. Once you place warm food and liquids into the refrigerator, it will take some time for these items to cool down. Please be patient and note that if the freezer is operating normally, then so is the refrigerator. Adjusting the setting to a cooler setting will not expedite the cooling process.

Outdoor Hot Tubs

If your vacation rental is equipped with an outdoor hot tub, it has been drained and refilled prior to your arrival. You may notice that upon check-in that the hot tub water is cool or warm. This is due to draining and cleaning and your hot tub should reach optimal operating temperature within a few hours. Additionally, hot tubs cycle on and off throughout the day and you may hear or experience this happening. This is normal and does not affect its operation in any way. To ensure that your hot tub reaches and stays at the appropriate operating temperature and to prevent debris from entering it, please leave the hot tub cover on at all times when not in use.

Local Television Service

Your vacation rental will be equipped with either satellite or cable television. Your vacation rental may not have access to all local channels, ABC, NBC, CBS, ESPN, FOX, etc. depending on the service provided. We have no control over what channels are available by the provider, so please be aware of this if you are planning to watch a sporting event or television program. Additionally, pay per view or on demand will not be available.


The Smoky Mountain area is one of the most diverse areas in the world when it comes to plants, animals and insects. It is not uncommon for visitors to the area to see deer, turkey, black bear and other wild animals. In the event that you should encounter one of these animals while staying in the Smokies, please remember to keep your distance and do not feed them. This is for your safety as well as theirs.


Like any home, our vacation rentals have unwanted visitors from time to time. While we do spray for these insects monthly, it is difficult to keep them all away. During certain times of the year, certain insects are more active than others. Some common nuisance insects that you may encounter are wasps, carpenter bees and lady bugs. While we do everything we can to prevent your encounter with these insects, it's impossible to eliminate them all. In the event that your vacation rental is experiencing an infestation of these insects, please contact us to have pest control dispatched.