Absolutely do not use or book anything through this joke of a host!! Had a place booked and check in was at 4 PM. I showed up at 5 PM. And the room was a wreck. So I messaged them and they said they would fix the issue. (Private area hair all over the toilet, bed sheets all messed up) etc.. I told them I would be back around 8 PM that evening. And guess what. The room still hadn't been cleaned. And all I get when I text them is "We will update you shortly". I ended up having to drive 2 hours back home and completely cancel my plans for the weekend over this! I've tried requesting a refund multiple times. But ended up getting blocked through Airbnb! There's a special place in he.. for clowns like this! You've been warned. If you want your money stolen and show up with the property looking like a used set. Be my guest. -10 stars. read more

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I rented a cabin in Gatlinburg 8/28/2026 - 8/30/2026 online through VRBO with Avada. When I arrived to the cabin there were ants , both dead and alive all the kitchen floor and counters, and there was no WiFi. I contacted Avada both with a phone call and via messaging, messaging was delayed due to cell service so I called and was assured that they would have someone come out the next day to take care of the ants and WiFi. I agreed via messaging and on the phone to allow them to come in while we were not there. My wife and I went to Cade's Cove for the day and returned at 4:30ish. It was discovered that no one had been to the cabin to address the issues. I called and messaged Avada to learn that no one would be there until the 31st. My wife and I decided to head back home and cut our trip short instead of sleeping another night in a place full of ants .After contacting Avada to let them know of our plans I was told that they would meet with a team to discuss refund. Per their policy online https://avadaproperties.com/faq-owning-a-cabin-in-pigeon-forge-gatlinburg/#we_refund "5.4 We refund liberally We recognize that this is a service business and that our goal is to help the guests have a memorable getaway. If there is an inconvenience - like issues with the wifi or hot tub - we hop on it right away. If it ends up bothering them, we'll often treat them to dinner to show that we care AND to buy us time to address the issue. A little bit of love up front like this goes a long way when it comes time to get a review. It's also worth noting that Airbnb has a policy that very much favors guests. Their policies have always stated that if a guest is missing a major amenity, they're eligible for a full refund. That would include everything from an AC to hot water to a hot tub or wifi, if it's in the listing. As of 2022, they expanded the policy to include ANY item that isn't to the guests' liking. This could be a handful of acorns on a deck, a single hair under the couch or a hot tub that won't get up to a hot enough temp. The guest has 72 hours to lodge a complaint and we don't necessarily get an opportunity to address it or respond. Thankfully this hasn't been abused, but because of this it serves us well to refund a few pennies to save a lot of dollars." Since I have returned home I have reached out for an explanation or answer on the refund and they are now not communicating via text or phone calls. read more

Our experience with this property was extremely disappointing from the moment we arrived. The cabin was not clean or ready for guests. There were visible stains on multiple mattresses, dirty bed sheets left on the kitchen counter, and additional dirty linens piled on top of the washing machine. The bunk bed in the children's room was broken, creating a safety concern. Additionally, the property did not match the listing photos. The advertised layout was inaccurate, including the location of the bunk beds and the bedroom configurations. One bedroom shown in the listing appeared to have an attached bathroom, but upon arrival this was not the case. We contacted management immediately upon arrival at approximately 6:00 PM to report these issues. Around 8:00 PM, two cleaners arrived and informed us they needed to clean the entire cabin. They expected us to leave the property while they cleaned, despite the fact that we had traveled six hours and had children with us. We explained that we would remain on the balcony while they worked. Shortly afterward, the cleaners left and falsely reported to management that we had been aggressive toward them. Management then contacted us and claimed there were 20-30 people at the property, which was also completely untrue. Rather than taking responsibility for the property's condition and the inaccurate listing, management chose to cancel our reservation at approximately 9:00 PM. This left our group, including several young children and babies, without accommodations late at night in an unfamiliar area. We explained our situation and concerns, but management showed little regard for the hardship this created. We were told that Booking.com would contact us and arrange alternative accommodations; however, that never happened , and we were forced to find and pay for another place ourselves. Overall, the property was misrepresented, poorly maintained, and managed unprofessionally. The cleanliness issues, inaccurate listing, false accusations, and last-minute cancellation made this one of the worst vacation rental experiences we have ever had. As we were leaving they called the police on us to escort us and the kids out which terrified our children and the police stated that they were told them it was a party of 20-30 hostile people but as the police said we were very respectful and in compliance and it was unfortunate that the owners treated us this way especially with the small children that we had read more

literally the worst company to rent a cabin from. the house was absolutely breathtaking but it was infested with a wasp nest and 10 wasp then they already had a review that their bed was broken before I entered the property. Once we left they requested $380 from me for the ALREADY broken bed. Do not stay with them. They are crooked! read more

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We rented a property managed by AVADA Properties in TN for a multi-generational family trip. Unfortunately, our experience raised serious concerns about maintenance, safety, and customer service. Upon arrival, we found several issues: the downstairs heat did not work (in February), there were stinging flies in the kitchen, a cracked sink, a broken bed leg, visible ceiling water stains, and limited basic supplies (one towel per person for a multi-night stay and minimal toilet paper for nine guests). While disappointing, we initially chose to make the best of it. On our second day, a significant rain leak developed through the upstairs bathroom ceiling, flooding the bathroom and into the bedroom where our 87-year-old grandmother was staying. This created a serious safety hazard. We contacted management immediately and were repeatedly told they were "working on it," but were later informed it would not be repaired during our stay. As heavy rain continued, the leak worsened. We were never able to speak directly with anyone from the company, only a call center. That evening, the power went out due to the storm, while water continued to accumulate. At 9pm, the call center offered to relocate us to a different rental property. Relocating at night, in the rain, with an elderly family member felt unsafe, so we stayed. No one from the company followed up to check on our safety or ask about damage to our belongings. We were told we would receive a fair refund. On a ~$1,000 stay, we were offered $83.48, which clearly did not even cover one night. Maintenance issues can happen anywhere. The true measure of a property management company is how they respond when guest safety is involved. Based on our experience, we cannot recommend AVADA Properties. read more

Avada properties is a company to avoid. We rented a large, expensiv house from them in Jan, for a June family reunion. Then at end of April,, they wrote and said "its unavailable. " They asked us to submit a cancellation request ! To make it look as if we were cancelling.... not the truth, that THEY were cancelling. Totally avoid them. Now i have only 5 weeks to find a house for 14 people. Just bypass their companies! read more

The second we walked into the cabin we were hoping to enjoy for a weekend we were met with a horrible musty odor. As we started looking around, there were signs of water damage and dampness everywhere. As well as items to try and control the musty smell. We called VRBO and the person we initially spoke with was helpful and seemed to be on our side. That's where that ended. With no help finding another cabin we ended up at DreamMore resort (Highly recommend with kids). Justin Anderson and team at Avada are scared to call anyone back or even admit this cabin has an issue. Stay anywhere but with these people. read more

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We rented a property managed by Avada Properties in TN during Christmas. We were told the property would be decorated and ready for our arrival. We arrived at 10 pm only to find no lighting in the parking area where we were greeted by a bear cub we couldn't see! Upon entering the property, we found lights not working, heat not working , no wi-fi, dirty dishes, broken cabinets a PANTY LINER stuck to a door and more. While they have their scripts down and offer some assistance they do not rush about it. We were there for 3 days before anyone who knew what they were doing actually showed up. Even then, not all items were addressed BUT they will say they were. We found a Christmas tree in a closet and leaned it on a wall for our kids to have Santa. TOTAL BS! They will offer you plenty of apologies and then a refund for your trouble but it is minimal in comparison to what they charge. Out of a $3200 stay, we were given $287! VRBO cannot help you. BEWARE of anything associated with AVADA or Justin Anderson. Contact VRBO prior to booking any place and make sure the property is managed by the owner NOT a 3rd party management company. It changes how VRBO can assist you in relocating if need be. read more

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Horrible! Do not book with them! We got to our cabin and it smelled damp and musty. clearly seemed to be issues. they had air fresheners everywhere and we found two jars of damprid. we told them we could not stay due to our son being seriously allergic. they gave us no assistance to find another place to stay and they refuse to give us any type of refund. read more

**TERRIBLE. PLEASE READ. DON'T STAY AT ANY OF THEIR PROPERTIES!** We stayed at a Vrbo property hosted by Avada Property Management. When we arrived, the cabin was FILTHY. And I do mean DISGUSTING. There was dog hair EVERYWHERE, "male human fluids" all over the couch, human hair and stains all over the sheets, the list goes on. The vacuum that they did have there was COMPLETELY full with dog hair. Disgusting. How is that clean? Their vent (like for the house's ventilation system) was completely clogged with dirt, mold, and dog hair coming out of it. The entire place actually smelled like dirt and mold, unsurprisingly. Also, the WiFi did not work, and since it was in the mountains, that meant no cell service. We had to drive a few miles away to call the host. When they finally answered after several repeated phone calls, they said they would send a "cleaning crew" and maintenance out 2-3 days from now. The cabin was completely unhabitable, and we are not picky people. The last thing we want to do after driving for 10 hours is deal with something like this. We didn't want to stay there another minute, it was so disgusting, let alone wait 2-3 days for it to be clean and have working internet/phone signal. We had children with us, and I couldn't even let them sit on the couch due to the "male fluids" (I hope you get what I am getting at here, it's a little profane for a Google review) that were all over it. Again, we really aren't picky people, but this cabin was so absolutely trashed and revoltingly dirty that we couldn't stay there. We explained how dirty the cabin was to the host, who finally agreed to a full refund if we left right away. We readily agreed, and were able to book a nice, clean hotel in town. I contacted the host the next morning for instructions on how to receive the refund. They informed me that they changed their mind, and refused to give us the refund. They still have not. I have everything in writing, and am happy to show that to anyone who wants to see it. We will be proceeding with legal action as I have it in writing that the host agreed to full refund, but has not provided it. DO NOT STAY AT ANY OF THEIR PROPERTIES. YOU WILL REGRET IT! read more

My husband and I rented a cabin in Gatlinburg, for us and our daughter's family, in August. My daughter handled all the arrangements, and my husband paid, so we were not aware of all the changes, until it was too late to put a hold, on our card. Now for the review.... I first want to say, the cabin was in a beautiful location, with a stunning view, from every window, but that's the only positive aspect, I can say. The cabin was filthy. The sheets were stained, the carpeting in the bedrooms, were not vacuumed well, there were bulbs burned out in several locations.( I had to use the flashlight on my phone to use the washer and dryer, because the hall light was burned out) and I wouldn't have had to use the washer, had I been given more then one washcloth and towel, per person, for the week. I don't mean to be petty, but the property manager, Justin, was rude and accused us, of taking the pool pass, for which we never saw, or used! They kept our security deposit as well as an extra $100.00, for the POOL PASS!!! I advise anyone that is considered using Avada Properties, to think twice. They find one way or another to scam money from their customers. We left the place in good condition, probably cleaner than when we got there. read more

If you are a homeowner looking for a property management company please LOOK ELSEWHERE. We have experienced multiple instances of being charged for "repairs" done to our home that were not completed by Avada technicians. We have proof of all said "repairs" that weren't repaired at all. They nickel and dimed us throughout our time with them, while continuing to drop the rates on our home to well below what they should have. We gave more grace than we should have, and when we finally left they charged us a $5000 "fee" and will not tell us what the charge is for or why. Someone at Avada is running this company unethically. They are shady and willing to illegally take money from their homeowners and renters. We are now having to hire a lawyer and report them to the Better Business Bureau. Do yourself a favor and learn from our mistake - choose a different property management company. read more

they are constantly sending crap in the mail to convert our cabins we don't own and we have requested several times to stop and they don't.

Avada Property Management is super unreliable. Shane, Julie ( the onboarding representative) and Justin *can cancel your signed contract with Avada Property Management at anytime for no good reasons*. Even when you had spend thousands of dollars to furnish your property and ready to have them list the property for a short term rental. Where do I start from. My husband introduced Justin Avada rep to us and the first issue I noticed was that he is not always available to answer your calls or answer your questions. ( I have attached few of our message conversations here for proof) Secondly, they have an onboarding rep Julie she called me and on Saturday February 25th 2023 for onboarding process and was so unfriendly. Her response to our conversation was so unfriendly *and she was mean*. I had the doubt at this point if my husband and I are making the right decision of entrusting our home to these people to manage. She was talking in an unfriendly manner and she realized it and tampered down her tone but I wasn't bother. We had an arrangement for them to list our property for short term rental and we signed the contract. I went all out trying to set up the place spent thousands of dollars and working day and night to get the place ready for Avada team to list the property. A day before the property picture would be taken and listed, I called Julie the Avada onboarding representative to let her know that my husband and I will like to meet with Avada rep before we hand over the keys to our property to them. Atleast we wanted to put a face to the conversations we have had with Avada team. Also I told Julie about our concerns that we would like to have Avada take detail inventory of what we put in the home we are listing with them to ensure that guest that come for short term rental do not go away with the items in the property ( I believe asking this question is a genuine thing to do coming from an owner stand point who has invested thousands of dollars to set up a home). Not knowing to me that Julie Avada rep took an offense in me asking her these questions and she reported me to her boss Shane, and Shane her boss called me to cancel the listing agreement contractor we had signed with Avada property Management. I find this appalling for Shane, Julie's boss to have acted in this manner representing Avada property. Moreso, we had invested thousands of dollars in the property to get it ready for the short term rental listing. Shane and Julie Avada rep just feel it's okay to cut off the contract we had with Avada for no good reasons? Shane and Justin are super unprofessional and bad reps for Avada property Management. They want the owner never to query or ask them questions even if you as a owner is investing a lot of money and entrusting them with your property. Shane lied about me right while I was on the phone with him. He was super rude and unprofessional and ended the call while talking to me I am sure if their boss who owns Avada property Management is privy to know about these attitudes of these people Julie, Shane and Justin who represented his company he would have no alternative than to terminate their employment with Avada property management. "Shane, Julie and Justin had forgotten that without the client there will be no Avada Property Management", and "without Avada property Management there will be no job for them". My advise to people is to take there business elsewhere to where their opinion matter, to where they will be valued and to a property management company that will treat them right not Avada. Avada Property Management boss look into this management issue because these people Shane, Julie and Justin just canceled our contractor with Avada your company because for no good reasons. All because Julie felt she can't be asked questions by any client. I hope my honest review help someone out there. Thank you read more

My wife and I stayed in a Pigeon Forge cabin managed by Avada Properties back in October of this year that we booked thru Airbnd. It was a horrible experience and the worst Airbnd property we ever visited. When we opened the door we were knocked by the strong aroma of pine sol that lingered for our two day stay. The bed was actually broken! The television remote batteries were dead, fireplace wouldn't turn on, hot tub smelled stale, lights on the porch did not work, electric outdoor grill would trip the breaker every time you plugged it in, 25 very steep steps to the cabin with no cover for rainy weather, the view was just another cabin across the driveway and a busy street running beside it. They had for us just a half a roll of the cheapest toilet paper that can be purchased. The other very few amenities provided were also bargain basement. Surely, it was evident that Avada had not been out to inspect this cabin before our arrival for if they did and followed their guidelines and mission statement to assure their guests a wonderful experience these issues would clearly have been fixed. It appears other than the cleaning crew no one from Avada has conducted a site visit for a long while. We complained to Avada Properties and of a $800 bill we only received a $70 refund. Numerous attempts to contact the CEO of Avada Property Management, Justin Anderson, have been unsuccessful. There's no doubt he's hiding behind the skirts of his staff not wanting to confront the issue personally which makes him a coward. A narcissist with a belief he's above all others. He's also a thief, stealing thru false advertising. Downright slum lord. But, as we all know, Karma will be back around on him. There is no doubt. Take my advice and stay away from any property managed by Avada. read more

I rented a vacation rental in Sevierville for myself, son, and his family for five nights at the end of June 2024. We came across a few items that were damaged or worn during our stay. My son said I should take pictures to prevent being charged for it. Dumb me didnt. Well we checked out that Friday morning and later I got an email from Justin thanking me for taking care of the place and he planned to give me an excellent guest rating. I have that email. 10 days later, I received an email from Justin stating the cleaning crew how found a broken lamp right after we left and my credit card on file would be charged $506 to replace it. He said he would send me the photos and receipts. I disputed this damage. I booked through VRBO and contacted them. They were no help. I looked at the reviews on VROB for this rental, and found one by the folks who rented the place within a day after we left. So why the 10 day delay on notifying me.? In spite of my objection, my credit was charged anyway. It's been four days since I was emailed and no photos, receipts, nothing. Justin told me to take it up with the platform. I am now looking into my legal options. i will never rent anything that is managed by Avada Nor would I hire them to manage any property of mine. B Haire read more

Our experience with Avada has shown them to be nothing but money grabbers and that don't care about the customer. We had a Tennessee cabin rental booked through one of the major vacation rental booking sites. The cabin owner signed up with Avada as his cabin management company after we purchased our rental dates. Our original reservation got canceled and they tried to get us to rebook at a price that was 61% higher than our original booking price.. for the exact same dates and cabin that we originally had! No thanks. read more

I was fairly happy with Avada while we had them, with the exception of low pricing quite often. This is ultimately what pushed us towards self-managing our properties. The offboarding experience, however, was absolutely awful, which completely shifted my trust and confidence in the company. Both properties were terribly filthy. We always had great reviews about how clean they were, but I guess since they had a 30 day notice we would no longer be using them and they knew the reviews wouldn't matter, they did the absolute bare minimum. It was very disappointing. I would have been embarrassed to leave somebody else's property in the condition they left ours. Lastly, there were several items missing from both cabins. All of the Christmas decor from the small cabin was missing. Apparently, rather than putting the items in the locked dry crawl space area, they chose to put them under the bed. Naturally, they have no idea when they were taken. Pictures were missing from the large cabin as well as most of the Christmas decor that was just purchased within the last month and apparently delivered the day management switched to me and left in the kitchen. When the issues on the missing items were presented to them, there was 0 responsibility taken. I would not recommend Avada after this experience, as the level of care and respect for our properties did not seem to be of the utmost importance to them. read more