The Haven

The Project

Project Name: The Haven

Project Overview
The project consists of three separate development sites named: Haven Valley, Haven Mountain, and Haven by the Lake. Each project is a ground-up development catering to the tourism market. Haven Valley is currently shovel-ready and plotted for 110 lots. Haven Mountain is a 10M purchase on a seller carry with 2.5M upfront. The owner is willing to wait until Haven Valley has sold 10-15 homes to deposit the 2.5M down payment. Haven by the Lake is a 117-acre parcel with 2500 linear lakefront access. The sponsor is currently looking for an LP member to purchase the land in exchange for more favorable returns. The owner is willing to wait only a short amount of time until selling on the open market.

Haven Valley
Haven in the Valley is comprised of 110 large lots located in the highly sought-after Wears Valley community of Sevierville, TN.  The project will be a hybrid of for-rent and for-sale Airbnb properties featuring The Haven property management stewarding the community. The community will feature amenities such as an event center, pool, playground, and outdoor BBQs. Additional revenue will come from weddings and large gatherings. Sevierville is the second most popular place to get married. The Airbnb neighborhood’s premium location allows direct access to all major attractions. The land is currently shovel-ready.

Haven Mountain
Haven Mountain comprises of 112 exclusive mountain view lots, perfect for rental cabins in beautiful Sevierville, TN. With access to a sewer system that allows for unlimited bedroom plans, this development will be one of a kind. The property will be sold as Airbnb investment property to high-end investors. Management will be exclusively through The Haven Vacation Rentals. The for-sale units from Haven Valley will secure the seller carry note from the sellers.

Haven By The Lake
Haven by the Lake will be developed in one of the last large tracts of lakefront property on Douglas Lake. As one of the most prominent RV destinations in the US, with most resorts having a backlog of one year, this resort will offer visitors a unique experience with water sports and easy access to the Smoky Mountain National Park. The RV site will not be a for-sale project and kept for cash flow purposes. Please see this similar RV park, with a 1 year waitlist, as an example: The sponsor is seeking 5M to secure this off-market deal.

The Sponsor

Sponsor Company Name: The Haven

Web URL: Visit Website

Lead sponsor Tim Roach founded Trademark Properties in 2018 after recognizing the under-supplied vacation rental market in Sevierville, TN. In 2018, Tim acquired twenty-two self-managed STR properties, and founded DreamStay, an AirBnB management company. After seeing the returns the market offered from his tenure with Blackstone and personal investments, Tim decided to develop additional properties to meet market demand in the area. Tim merged with The Haven Vacation Rentals to manage the soon-to-be ‘Haven Communities,’ which consist of an AirBnB neighborhood, an RV park, and large luxury homes on top of a mountain.

Time Roach, Sponsor

  • Floor Supervisor in the Credit Department for 21st Mortgage overseeing over $700M in loan originations annually
  • Tim founded Trademark Properties, LLC in 2018, with the acquisition of mobile home parks totaling 100 units spread out over 3 parks in East Tennessee
  • Additionally, he founded Blackstone Properties, LLC in 2018, having since acquired 22 short term rental units in Sevier County, TN which gross $1M+ annually
  • Personal real estate portfolio is valued in excess of $18M, which includes short-term rentals, single-family, multi-family, commercial, and land
  • Tim co-owns Dream Stay, an AirBnB co-hosting company overseeing 65+ short-term rentals in the Smoky Mountains of TN
  • Tim co-owned Mills Park, LLC, which acquired and permitted 112 PUD units in Gatlinburg, ultimately selling the development before construction in early 2022 for $1M+ profit
  • Tim holds a Bachelor’s degree from Johnson University in Knoxville, TN
  • Tim is the Finance Committee chair at Summit Church in Pigeon Forge, TN

Jeff Harris, Builder

  • Started Mountain Cabin and Home Builders in 2002
  • Developed 30 acres of raw land into a cabin community with 26 lots. Installed city water, cable, county paved roads, putt-putt course, and play area. Built cabins ranging from 1 bedroom to 5 bedrooms
  • Developed 80 acres of raw land to be a cabin community, installed city water, cable, and county roads. Current projects include finishing a sub division build-out
  • Remodeled over 50 homes in the area
  • Built over 100 cabins and homes to date

Michael Walston, Consultant

  • 20 years of experience & well-known in the construction industry for his expertise, ingenuity, and specialized skill set in the field of excavation
  • Founder of the Extreme Team is the trusted choice for residential, industrial and high-profile commercial projects and has been honored to work with countless clients, including Hickory Construction, Blackberry Mountain and the Gatlinburg SkyLift Park
  • In 2018, Michael was asked to work with Caterpillar Industries engineering teams on the next generation of equipment they were planning to produce. He played an integral part in the design of the new CAT 306 and 309 Hydraulic Excavators

Offering Summary Details

Project #1
AirBnB For Sale/Rent
Project #2
RV Park
Project #3
Luxury Homes

The Haven is a designated Airbnb management company with a proven track record of successfully managing Airbnb properties. The sponsor, Tim Roach, and The Haven have teamed up to create an Airbnb neighborhood that will be a hybrid of for-rent and for-sale properties. The project, Haven Valley, with 110 lots, is estimated to cost 80M. The Haven will manage the Airbnb properties as a rental portfolio. The for-sale properties sold to individuals will be rented as an Airbnb when not in use by the owners. This will an income generator for the owner.

Haven Mountain has 112 lots reserved for luxury homes sold to high-net-worth individuals and corporations. When not in use by the owner, The Haven will manage these homes as Airbnb properties. This property will be a seller carry with 2.5M down funded by the for-sale portion of Haven Valley.

Haven by the Lake is an RV park with amenities along a 2500-foot stretch of Lake Douglas. A similar RV Park can be found across the lake that has a waiting list of over 1 year. Please look at this RV park to gain an understanding of the project’s scope:

The sponsor is looking for 5M to secure this off-market property.

Final projections and return metrics are forthcoming.


No deal documents found.

Offering Summary

Investor Details

LP IRR: 25%
LP Equity Multiple: 2.25x
Cash-on-Cash Returns: 13%
Preferred Return: 10%
Hold Period: 5 years
Minimum Investment: $5,000,000
Offers Due: Rolling Basis


Name: Tim Roach
Web URL: Visit Website
Current AUM: $10,000,000
Closed AUM: $25,000,000
Years In Business: 12
Historical IRR: 18.5%
Historical Equity Multiple: 1.95x
Historical Cash-on-Cash Returns: 9.75%

Asset Details

Units: 110
Project Cost: $100,000,000
Number of Sites: 3
Property Type: For Sale / For Rent
Investment Profile: Ground Up
City/State: Severville, Tennessee

Capital Stack

Investory Equity: $22,000,000 (22.00%)
Sponsor Co-investment: $3,000,000 (3.00%)
Preferred Equity: $0 (0.00%)
Senior Debt: $75,000,000 (75.00%)
Total: $100,000,000