Engine-derived ROI data from 5 representative Pigeon Forge-area properties. Methodology transparent below. CC-BY 4.0, journalists, CPAs, and researchers may cite this dataset with attribution.
Important framing: These are engine outputs for representative fixture scenarios, not predictions about any specific property. The cost segregation engine takes real property data (address, year built, square footage, renovation history, assessor records) and produces a study tailored to your actual property. The aggregate numbers shown here describe the Pigeon Forge market's general profile; your specific results will reflect your specific property.
Each fixture was run through the Cost Seg Smart engine, the same engine that produces real customer studies. Numbers below are reproducible from cities/pigeonforge.json via scripts/run_city_stats.py.
| Property | Neighborhood | Price | Basis | Land % | 5-yr | 15-yr | Reclass % | Y1 fed savings @ 37% |
|---|---|---|---|---|---|---|---|---|
| Dollywood Corridor Cabin STR SFR · STR · Built 2018 |
Dollywood corridor (Pigeon Forge Pkwy) | $565,000 | $457,198 | 19.1% | $86,369 | $28,908 | 25.7% | $43,474 |
| Wears Valley New-Build Family Cabin SFR · STR · Built 2020 |
Wears Valley (shared with Gatlinburg) | $595,000 | $483,735 | 18.7% | $99,581 | $28,888 | 27.1% | $48,429 |
| Glades Road Arts-Area Cabin SFR · STR · Built 2017 |
Glades Road / arts area | $585,000 | $460,336 | 21.3% | $91,274 | $27,902 | 26.5% | $45,166 |
| Sevierville Family-Resort SFR SFR · STR · Built 2014 |
Sevierville (Pigeon Forge gateway) | $425,000 | $338,810 | 20.3% | $65,261 | $21,951 | 26.3% | $32,918 |
| Bluff Mountain Rural LTR SFR · Built 2008 |
Bluff Mountain / Boyds Creek (rural) | $385,000 | $303,303 | 21.2% | $29,631 | $20,319 | 16.5% | $18,481 |
| Engine property type | Fixtures | Median reclass % | Min | Max |
|---|---|---|---|---|
| SFR | 5 | 26.3% | 16.5% | 27.1% |
"STR" denotes residential property operating as a short-term rental, the engine applies an FF&E density uplift not captured in the LTR (long-term rental) treatment.
| Neighborhood | Typical value | Typical land allocation | Profile note |
|---|---|---|---|
| Dollywood corridor (Pigeon Forge Pkwy) | $565,000 | ~22% | Heart of the Pigeon Forge tourism corridor along US-441. Cabin and resort-home stock close to Dollywood traffic. Mid-tier land allocation. Strong family-vacation demand. |
| Wears Valley (shared with Gatlinburg) | $595,000 | ~22% | Shared corridor between Pigeon Forge and Gatlinburg along Highway 321. Newer cabin development. Lower-than-mountain-resort land allocation. Active STR market. |
| Glades Road / arts area | $585,000 | ~24% | Arts-community-anchored sub-market east of Pigeon Forge proper. Mix of cabin and family-home STR. Slightly higher land allocation than core corridor. |
| Sevierville (Pigeon Forge gateway) | $425,000 | ~20% | Sevierville town just north of Pigeon Forge, Dollywood and Tanger Outlets traffic gateway. Lower entry pricing, lower land allocation. Strong STR rental cadence. |
| Bluff Mountain / Boyds Creek (rural) | $385,000 | ~16% | Rural sub-markets north and east of Pigeon Forge proper. Lower-cost SFR and cabin product. Lowest land allocation. Mix of LTR and emerging STR. |
The "typical land allocation" column reflects baseline patterns for each sub-market based on county assessor records and statistical modeling. For specific properties where reconstruction cost (RSMeans 2024 component build-up adjusted for time and geography) exceeds 2.0× the implied depreciable basis after subtracting the baseline land, the engine applies a premium land floor (~50%) to keep the study within audit-defensible territory. This typically affects ultra-premium resort inventory (ski-in/ski-out, beachfront, view-premium properties), where land scarcity premium dominates the purchase price. The per-fixture table above shows the actual land_source used by the engine for each fixture, values of statistical_premium_floor indicate the premium-floor mechanism was applied.
The takeaway: typical neighborhood allocations describe the market baseline. Individual property results depend on specific reconstruction-cost-vs-purchase-price ratios, and ultra-premium product may show higher land allocation in the engine output than the neighborhood typical.
Tennessee has no state individual income tax. Federal §168(k) bonus depreciation under OBBBA's restored 100% is the entire tax story for Pigeon Forge STR owners. No state addback, no decoupling math. The clean federal-only math matches Gatlinburg and other TN markets.
State income tax structure: No state income tax (Hall Tax fully repealed 2021)
Verify with your CPA. State tax conformity for federal §168(k) is adjusted frequently. Framing reflects our understanding as of May 2026, verify current-year treatment with a qualified tax professional.
Every figure on this page is reproducible. The pipeline:
cities/pigeonforge.json under the engine_fixtures array, each with address, property type, purchase price, year built, square footage, and STR/LTR flag.scripts/run_city_stats.py instantiates a PropertyInput for each fixture and calls engine.run_study(), the same path that produces a real customer study.For full methodology details including QC validation, reconciliation logic, and audit-defense documentation, see costsegsmart.com/methodology.
This dataset is licensed under the Creative Commons Attribution 4.0 International License. You may republish, remix, or extend this data for any purpose with attribution. Suggested citation format:
Cost Seg Smart Research Team. (2026). "Pigeon Forge, TN Cost Segregation Benchmarks 2026." Cost Seg Smart. 5 representative fixtures. Retrieved from https://pigeonforgecostseg.com/data/pigeonforge-cost-seg-stats/
For interview requests, additional data slices, or related questions: [email protected].