TAILWATERS LODGE ON THE SOUTH HOLSTON
Bristol, Tennessee
$5,100,000
13.63± Acres
INTRODUCTION
Discover Tailwaters Lodge on the South Holston, a rare investment and lifestyle opportunity set on 13.63± private acres with 540± feet of frontage on the world-famous South Holston River in Bristol, Tennessee. This fully developed and turnkey property includes six modern-rustic cabins—each fully furnished and recently refurbished—offering guests refined comfort just steps from one of the top trout fisheries in the country.
Zoned AR (Agricultural/Recreational), Tailwaters Lodge on the South Holston holds a significant competitive edge. Unlike most properties limited to single-family use, this zoning permits continued expansion with approvals already in place for a 3,500± square foot central lodge and an additional two-bedroom cabin. Only a handful of riverfront properties share this designation, making this an extremely rare and valuable asset.
Anglers will appreciate unmatched access to over a mile of wadeable water, with direct adjacency to TVA (Tennessee Valley Authority) public lands. The South Holston offers exceptional year-round fishing with daily hatches, a thriving wild brown trout population, and ideal conditions whether the TVA is generating or not. Guests can wade right from their cabins or float with guides.
Tailwaters Lodge on the South Holston is fully operational with an experienced marketing team, CPA, cleaning staff, and caterers already in place. Its location—tucked at the end of a dead-end road, yet just minutes from Bristol and the TriCities Airport—provides rare seclusion without sacrificing convenience.
Whether you’re seeking a legacy property, a profitable hospitality venture, or both, Tailwaters Lodge on the South Holston is a one-of-a-kind opportunity in East Tennessee. 1 Tailwaters Lodge on the South Holston | Bristol, Tennessee
QUICK FACTS
• 13.63± deeded acres on a private dead-end road
• 540± feet of private frontage on the South Holston River
• Bordered on three sides by public land for privacy and access
• Located on a top-5 trout river in the US (USA Today) with over 1.5 miles of public river access adjacent to the property for group or solo wade fishing
• 6 fully furnished rental cabins and one owner/staff cabin on-site with 28 guest occupancy capacity
• Only 10± mins to Bristol Motor Speedway, and within hours of major cities
• Wildlife-rich setting with frequent sightings of osprey, eagles, deer, and wild turkeys
• Extensive infrastructure upgrades, including gravel roads, new roofs, utilities, and drainage
• Walking distance to public boat launch and 5+ miles of trails
• County-approved plans for a Signature Lodge & ADA cabin
Tailwaters Lodge on the South Holston | Bristol, Tennessee
Tailwaters Lodge on the South Holston | Bristol, Tennessee
Tailwaters Lodge on the South Holston | Bristol, Tennessee
IMPROVEMENTS
This exceptional property features seven cabins—three beautifully renovated historic structures and four newly built units—each connected to city water and a dedicated septic system. The original cabins blend rustic charm with modern comfort: The Hatch offers six bedrooms and three bathrooms, a new roof, expanded electrical, complete interior renovation, and an added gift shop and office space. The Midge includes three bedrooms and one bathroom with updated appliances, HVAC, and a screened porch. Pheasant Tail offers three bedrooms and two bathrooms, a renovated kitchen, a gas log fireplace, and refreshed finishes.
The new cabins—Osprey, Bufflehead, Woodpecker, and Great Blue Heron—are thoughtfully designed with efficient layouts and durable finishes. Osprey and Bufflehead each include two bedrooms and one bathroom, while Great Blue Heron features two bedrooms and two full baths. Woodpecker offers a cozy onebedroom, one-bath design. Each was positioned to maximize privacy, natural views, and architectural harmony across the property.
Extensive site-wide enhancements include professionally graveled roads, a widened driveway, a new turnaround, a rock retaining wall, and upgraded drainage. The city water line was extended 1,250± feet to reach hilltop cabins. Over two acres of invasive kudzu were cleared and replaced with native wildflowers, while privacy landscaping and selective tree clearing improve both sightlines and seclusion. Blending historic character, modern convenience, and environmental stewardship, this turnkey property is ideally suited for hospitality, rental income, or private retreat.
Osprey
Bufflehead
Tailwaters Lodge on the South Holston | Bristol, Tennessee
River Rose Trout House
Osprey
Gift Shop
Midge
Bufflehead
Osprey
Tailwaters Lodge on the South Holston | Bristol, Tennessee
RECREATION
Beyond its world-class trout fishing, Tailwaters Lodge on the South Holston offers a wealth of outdoor recreation. Guests can explore over 5 miles of nearby walking and hiking trails, enjoy wildlife viewing with regular sightings of eagles, osprey, turkeys, and deer, or launch a kayak or paddleboard just steps from the property. The lodge’s proximity to South Holston Lake, the Watauga River, and the Cherokee National Forest provides endless options for boating, swimming, trail exploration, and nature photography. With its peaceful setting and easy access to public lands, Tailwaters is a haven for outdoor enthusiasts of all kinds.
HUNTING | WILDLIFE
At Tailwaters Lodge on the South Holston, the natural surroundings teem with wildlife. Guests often spot bald eagles and osprey soaring above the river, wild turkeys calling from the woods, and whitetail deer crossing nearby trails or riverbanks. The quiet, undeveloped setting—bordered on three sides by public land—creates an ideal habitat for various species, making it a perfect location for wildlife viewing and nature photography year-round.
Tailwaters Lodge on the South Holston | Bristol, Tennessee
FISHING
Tailwaters Lodge on the South Holston offers access to one of the top trout fisheries in the United States—the South Holston River, ranked the #4 trout river in the country by USA Today. With an estimated 7,000–10,000 trout per mile, this tailwater fishery delivers exceptional year-round fly fishing, including legendary sulfur hatches, trophy brown trout, and productive float and wade fishing. Just 20± minutes away, the Watauga River offers a second blueribbon option, while Boone Lake adds seasonal bass fishing opportunities.
Tailwaters Lodge on the South Holston | Bristol, Tennessee
INCOME OPPORTUNITY
Tailwaters Lodge on the South Holstonoffers strong and diversified income potential through its established short-term rental business and strategic partnerships. The property features six fully furnished cabins with accommodations for up to 28 guests, plus six additional satellite properties managed on a 25% revenue share basis—bringing in consistent income without ownership overhead.
An exclusive referral partnership with the South Holston River Company generates additional revenue from guided fishing trips, averaging $9,000 annually. The lodge also benefits from a growing digital presence and professional marketing efforts, with bookings managed through Airbnb, VRBO, and a dedicated online system. With approved plans for a commercial lodge and additional ADA-compliant cabin, Tailwaters presents substantial upside potential for expansion, event hosting, and high-end guest experiences—making it a premier destination and a profitable, scalable investment.
Tailwaters Lodge on the South Holston | Bristol, Tennessee
AREA HISTORY
The area around Tailwaters Lodge on the South Holston is rich in natural beauty and history. Situated along the South Holston River, it offers world-class fly fishing with abundant wild trout and access to the nearby South Holston Lake and Cherokee National Forest. The region features scenic hiking and biking trails, many named after Revolutionary War events, adding historical significance. The South Holston Dam, built by the TVA in the 1940s, provides flood control and hydroelectric power and supports a healthy aquatic ecosystem. The area’s roots trace back to early European settlers and Native American heritage, with the Holston River originally known as the “Cherokee River.” Tailwaters Lodge blends modern comfort with this heritage, offering guests a peaceful retreat for fishing, hiking, and enjoying Appalachian scenery. It’s a perfect spot for outdoor enthusiasts and history lovers alike.
NEARBY ATTRACTIONS & ACTIVITIES
The area around Tailwaters Lodge on the South Holston in Bristol, Tennessee, offers diverse attractions for outdoor lovers and visitors.
The South Holston River and Lake are top destinations for fly fishing, boating, and water sports, set against the scenic Cherokee National Forest. Nearby hiking and biking trails include the South Holston Tailwater Trails, Appalachian Trail, and Virginia Creeper Trail. Visitors can explore Bristol Caverns’ impressive underground formations or relax in Steele Creek Park. The South Holston Dam provides picnic areas and walking paths, while the Birthplace of Country Music Museum celebrates the region’s rich musical heritage. For racing fans, the famous Bristol Motor Speedway hosts thrilling NASCAR events, drawing crowds from all over. Whether you seek adventure, nature, history, or entertainment, the Bristol area has something for everyone.
Cherokee National Forest
Osceola Weird Dam
19 Tailwaters Lodge on the South Holston | Bristol, Tennessee
CLIMATE
Bristol, Tennessee, enjoys mild summers, crisp autumns, and cool winters—perfect for year-round outdoor activities and scenic beauty in every season.
Climate charts courtesy of https://www.city-data.com/city/Bristol-Tennessee.html
MINERAL RIGHTS
All mineral rights appurtenant to the property and owned by the seller will convey to the buyer at closing. Mineral rights are not guaranteed. It is suggested that the buyer conduct a mineral search with a title company.
CONSERVATION | STEWARDSHIP
Each of us at Fay loves the land and wants to see it remain a productive agricultural ground and a quality fish and wildlife habitat. Through promoting thoughtful land stewardship, Fay has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay is proud to say that since our company began in 1992, our clients’ conservation ethics and land-use practices have significantly enhanced our work landscape.
21 Tailwaters Lodge on the South Holston | Bristol, Tennessee
LOCATION
The Bristol, Tennessee area—part of the larger Tri-Cities region that includes Kingsport and Johnson City—is rich in Appalachian culture, outdoor recreation, and historic charm. Straddling the Tennessee-Virginia state line, Bristol is famously known as the “Birthplace of Country Music” and is home to the iconic Bristol Motor Speedway. The region offers scenic beauty with the nearby Cherokee National Forest, South Holston Lake, and miles of rivers, making it a destination for fishing, boating, hiking, and wildlife viewing. Its thriving downtowns feature live music, local restaurants, and yearround events celebrating the area’s deep musical and cultural roots.
AIRPORT SERVICES
Just 23± miles away, Tri-Cities Regional Airport offers convenient nonstop flights to major cities, including Atlanta, Charlotte, and Dallas.
NEARBY
Within ~2–3 Hours:
• Knoxville, TN – ~1.75 hours
• Asheville, NC – ~1.75 hours
• Roanoke, VA – ~2.5 hours
• Greenville, SC – ~3 hours
• Chattanooga, TN – ~3.25 hours
Within ~4–6 Hours:
• Charlotte, NC – ~3.5 hours
• Columbia, SC – ~4 hours
• Lexington, KY – ~4 hours
• Nashville, TN – ~4.5 hours
• Atlanta, GA – ~5 hours
• Louisville, KY – ~5.25 hours
• Charleston, WV – ~5.25 hours
• Cincinnati, OH – ~5.5 hours
• Raleigh, NC – ~5.5 hours
• Richmond, VA – ~5.5 hours
• Washington, D.C. – ~5.75 to 6 hours
Tailwaters Lodge on the South Holston | Bristol, Tennessee
Tailwaters Lodge on the South Holston | Bristol, Tennessee
Tailwaters Lodge on the South Holston River is a rare, turnkey investment offering 13.63± private acres and 540± feet of prime river frontage in Bristol, Tennessee. With six fully furnished rental cabins, extensive infrastructure upgrades, and AR zoning allowing expansion, the property combines exceptional fly fishing access with a profitable, scalable business model. Bordered by public lands and just minutes from Bristol and the Tri-Cities Airport, Tailwaters delivers unmatched seclusion, recreation, and income potential—making it ideal for investors, outfitters, or those seeking a premier legacy retreat in East Tennessee.
Tailwaters Lodge on the South Holston | Bristol, Tennessee
$5,100,000 Cash
Conventional Financing 1031 Exchange
This is an exclusive co-listing with Fay Ranches and Re/Max Results Real Estate. Please contact Phillip Lammonds at (843) 751-4833 clammonds@fayranches. com or Josh Taylor at (423) 366-2353 | josh@tricitiesagent.com to schedule a showing. An agent from Fay Ranches or Re/Max Results Real Estate must be present at all showings unless otherwise noted or other arrangements are made. To view other properties we have listed, please visit our web page at www. fayranches.com.
Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.
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