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Residential · vacation and second homes

North Georgia Mountain and Lake Community Market Reports

Closed-sale market reports for 10 North Georgia vacation markets: four gated communities and six mountain towns. 2,194 sales in the 12 months through October 2026, compared side by side with live inventory, months of supply, things to do, and drive times.

FMLS closed sales November 2025 to October 2026 (data as of 2026-11-03). Live inventory as of November 3, 2026. Aggregates only.

Bent Tree vs Big CanoeTalk to Jeff
Markets covered104 gated, 6 towns
12-month closings2,194Through Oct 2026
$/SF range$171 to $315Bent Tree to Blue Ridge
Active now1,446All 10 markets
Rising $/SF5 of 10vs prior 12 months

Key findings, October 2026

Computed from the tables on this page. Free to quote with a link back.

  1. 2,194 homes closed across the 10 North Georgia vacation markets in this report in the 12 months through October 2026.
  2. Blue Ridge had the highest median price per square foot ($315) and Bent Tree the lowest ($171).
  3. Bent Tree sold at a median $171 per square foot on 40 sales versus Big Canoe at $223 on 140 sales, 23.4% less per foot.
  4. The gated communities (Bent Tree, Big Canoe, Lake Arrowhead, Coosawattee River Resort) averaged $230 per square foot, weighted by sales; the towns averaged $215.
  5. 5 of 10 markets posted higher price per square foot than the prior 12 months.
  6. 1,446 homes were actively for sale across these markets in the latest snapshot.

North Georgia vacation home prices compared: all 10 markets

FMLS closed residential sales, 12 months through October 2026. Live columns use the current inventory snapshot. Sorted by price per square foot. Click a community for its full market report.

CommunitySalesMedian price$/SFEst. 2,500 sfDOMSale/listBelow list$/SF YoYMedian YoYActiveMOSConfidence
Blue Ridge143$684,585$315$789K6296.2%78%-3.7%-0.8%12810.7High
Coosawattee River Resort71$434,578$252$630K5696.5%73%+6.7%+0.8%7512.7Moderate
Lake Arrowhead109$507,568$245$613K4499.3%46%+10.4%+8.3%909.9High
Ellijay299$461,373$236$589K4997.0%71%-2.0%-2.5%30112.1High
Big Canoe140$619,104$223$557K5396.9%77%+0.4%-2.3%13011.1High
Blairsville50$493,850$222$555K6596.2%80%+0.4%+11.7%358.4Moderate
Dahlonega313$370,702$212$529K3598.4%59%-0.3%-1.1%1325.1High
Dawsonville629$428,579$197$492K3698.7%55%+1.1%-7.8%2544.8High
Jasper400$394,527$196$489K4898.4%57%-6.6%-0.5%2587.7High
Bent Tree40$465,163$171$427K9697.2%70%-1.7%+3.8%4312.9Moderate
MOS = active listings divided by the 12-month average monthly sales. YoY compares the last 12 months with the 12 before. Confidence: High 100+ sales, Moderate 30 to 99, Low under 30. Est. 2,500 sf is median $/SF times 2,500, a size-neutral yardstick, not a valuation.

The 10 communities

Why people buy in each, the numbers that matter, and where to go next.

Gated lake and golf community · Jasper, Pickens County

Bent Tree market report

Bent Tree is a gated, roughly 3,500-acre mountain community off GA-53 near Jasper, built around 110-acre Lake Tamarack and an 18-hole Joe Lee golf course. Buyers come for a quiet lake, real amenities, and a lower price per square foot than the other gated communities on this page.

  • Median$465K
  • $/SF$171
  • Sales40
  • DOM96
  • Sale/list97.2%
  • Active43

Best for: Buyers who want a gated mountain community with a lake, golf, and horses at a lower price per foot, and do not need a walkable downtown.

Drive: about 90 min from downtown Atlanta, 75 from Alpharetta.

Full reportHomes for salePickens County reportPickens County listings

Gated mountain resort community · Pickens and Dawson counties (Jasper / Big Canoe mailing)

Big Canoe market report

Big Canoe is an 8,000-acre gated community on the Pickens and Dawson county line with 27 holes of golf, several lakes, and about 25 miles of trails. It is the largest amenity package on this page and draws Atlanta buyers who want resort amenities inside the gate.

  • Median$619K
  • $/SF$223
  • Sales140
  • DOM53
  • Sale/list96.9%
  • Active130

Best for: Buyers who want the broadest amenity package (golf, lakes, wellness center, trails) inside one gate and a big enough market to compare many homes.

Drive: about 95 min from downtown Atlanta, 75 from Alpharetta.

Full reportHomes for salePickens County reportPickens County listings

Gated lake and golf community · Waleska, Cherokee County

Lake Arrowhead market report

Lake Arrowhead is a guard-gated community in Waleska built around a 540-acre, stream-fed lake with a marina and the 18-hole Highlands Course. It is the closest community on this page to metro Atlanta and the only one with a large motor-boating lake inside the gate.

  • Median$508K
  • $/SF$245
  • Sales109
  • DOM44
  • Sale/list99.3%
  • Active90

Best for: Buyers who want a big boating lake and golf behind a manned gate, with Canton and Woodstock services close by.

Drive: about 75 min from downtown Atlanta, 60 from Alpharetta.

Full reportHomes for saleCherokee County reportCherokee County listings

Gated river resort community · Ellijay, Gilmer County

Coosawattee River Resort market report

Coosawattee River Resort is a gated community of about 5,500 acres just outside Ellijay, with a six-mile stretch of the Coosawattee River running through it. Buyers come for cabins near the water, river tubing and fishing, and a short drive to downtown Ellijay.

  • Median$435K
  • $/SF$252
  • Sales71
  • DOM56
  • Sale/list96.5%
  • Active75

Best for: Buyers who want a cabin-style getaway on or near a river, with pools and a rec center, a few minutes from Ellijay.

Drive: about 85 min from downtown Atlanta, 70 from Alpharetta.

Full reportHomes for saleGilmer County reportGilmer County listings

Mountain destination town · Fannin County

Blue Ridge market report

Blue Ridge is the best-known mountain town in North Georgia: a walkable downtown, the Blue Ridge Scenic Railway, Lake Blue Ridge, and the Toccoa River trout water. That name recognition is why it has the highest price per square foot on this page.

  • Median$685K
  • $/SF$315
  • Sales143
  • DOM62
  • Sale/list96.2%
  • Active128

Best for: Buyers who want a destination town with restaurants, shops, a lake, and a river, and who accept paying the most per foot for it.

Drive: about 110 min from downtown Atlanta, 95 from Alpharetta.

Full reportHomes for saleFannin County reportFannin County listings

Mountain town · Gilmer County

Ellijay market report

Ellijay is the Gilmer County seat and Georgia's Apple Capital, with a historic downtown, orchards, wineries, and two rivers. It is a little closer to Atlanta than Blue Ridge and has been priced below it per square foot.

  • Median$461K
  • $/SF$236
  • Sales299
  • DOM49
  • Sale/list97.0%
  • Active301

Best for: Buyers who want a real mountain town with orchards, rivers, and a downtown, at a lower price per foot than Blue Ridge.

Drive: about 95 min from downtown Atlanta, 80 from Alpharetta.

Full reportHomes for saleGilmer County reportGilmer County listings

Mountain town and county seat · Pickens County

Jasper market report

Jasper is the Pickens County seat on GA-515 and the service town for Bent Tree and Big Canoe. It has a hospital, groceries, and the shortest drive from Atlanta among the mountain towns here, with prices below the destination towns.

  • Median$395K
  • $/SF$196
  • Sales400
  • DOM48
  • Sale/list98.4%
  • Active258

Best for: Full-time or part-time buyers who want mountain living with a hospital and errands close by and a manageable drive to the north metro.

Drive: about 70 min from downtown Atlanta, 55 from Alpharetta.

Full reportHomes for salePickens County reportPickens County listings

Mountain town and college town · Lumpkin County

Dahlonega market report

Dahlonega is the site of the first major U.S. gold rush (1828), with a walkable historic square, the University of North Georgia, and the state's densest cluster of wineries. It sells faster than any other market on this page.

  • Median$371K
  • $/SF$212
  • Sales313
  • DOM35
  • Sale/list98.4%
  • Active132

Best for: Buyers who want a walkable square, wine country, and college-town energy within an easy drive of North Fulton.

Drive: about 85 min from downtown Atlanta, 55 from Alpharetta.

Full reportHomes for saleLumpkin County reportLumpkin County listings

High-mountain town · Union County

Blairsville market report

Blairsville is the Union County seat, ringed by national forest, with Brasstown Bald (the highest point in Georgia), Vogel State Park, and Lake Nottely. It is the farthest market from Atlanta on this page and the quietest.

  • Median$494K
  • $/SF$222
  • Sales50
  • DOM65
  • Sale/list96.2%
  • Active35

Best for: Buyers who want high mountains, a lake, and quiet, and who will drive farther from Atlanta for it.

Drive: about 130 min from downtown Atlanta, 100 from Alpharetta.

Full reportHomes for saleUnion County listings

Gateway town · Dawson County

Dawsonville market report

Dawsonville sits on GA-400 at the foot of the mountains, with North Georgia Premium Outlets, Atlanta Motorsports Park, Amicalola Falls, and Lake Lanier's west shore nearby. It is the biggest and fastest-growing market on this page and the shortest drive from North Fulton.

  • Median$429K
  • $/SF$197
  • Sales629
  • DOM36
  • Sale/list98.7%
  • Active254

Best for: Buyers who want the mountains on weekends and an easy GA-400 commute during the week.

Drive: about 75 min from downtown Atlanta, 45 from Alpharetta.

Full reportHomes for saleDawson County reportDawson County listings

Head to head comparisons

Same 12-month window, same definitions. Each has its own page with FAQs.

Bent Tree vs Big Canoe

The two gated mountain communities near Jasper. Bent Tree is smaller with a quieter lake and horses. Big Canoe is more than twice the size with 27 holes, several lakes, and more sales to compare.

MetricBent TreeBig Canoe
12-month closings40140
Median sale price$465,163$619,104
Median $/SF$171$223
Est. 2,500 sq ft at median $/SF$426,502$557,127
Median days on market9653
Sale to list97.2%96.9%
Sold below list70%77%
Median price YoY+3.8%-2.3%
$/SF YoY-1.7%+0.4%
Active listings now43130
Months of supply (12-mo pace)12.911.1
GatedYesYes
Golf18 holes (Joe Lee design)27 holes (Creek, Choctaw, Cherokee)
Lake or riverLake Tamarack, 110 acres, electric motors onlyLake Petit (boating), Lake Disharoon (Beach Club), Lake Sconti
Walkable downtownNo. Jasper is about 7 miles awayNo. Jasper and Dawsonville are each roughly 16 to 17 miles away
Drive from downtown Atlanta90 min95 min

Blue Ridge vs Ellijay

Neighboring mountain towns on GA-515, about 16 miles apart. Blue Ridge is the destination brand with the railway and the lake. Ellijay is apple country with two rivers and a lower price per foot.

MetricBlue RidgeEllijay
12-month closings143299
Median sale price$684,585$461,373
Median $/SF$315$236
Est. 2,500 sq ft at median $/SF$788,745$589,423
Median days on market6249
Sale to list96.2%97.0%
Sold below list78%71%
Median price YoY-0.8%-2.5%
$/SF YoY-3.7%-2.0%
Active listings now128301
Months of supply (12-mo pace)10.712.1
GatedNoNo
GolfNearby courses, not in townNearby courses
Lake or riverLake Blue Ridge, 3,290 acres (TVA)Carters Lake nearby; Cartecay and Coosawattee rivers
Walkable downtownYes, walkable downtown and depotYes, historic downtown square
Drive from downtown Atlanta110 min95 min

Big Canoe vs Lake Arrowhead

Two large gated amenity communities with golf and lakes. Big Canoe is more mountain and trails. Lake Arrowhead is a big boating lake closer to the north metro.

MetricBig CanoeLake Arrowhead
12-month closings140109
Median sale price$619,104$507,568
Median $/SF$223$245
Est. 2,500 sq ft at median $/SF$557,127$612,855
Median days on market5344
Sale to list96.9%99.3%
Sold below list77%46%
Median price YoY-2.3%+8.3%
$/SF YoY+0.4%+10.4%
Active listings now13090
Months of supply (12-mo pace)11.19.9
GatedYesYes
Golf27 holes (Creek, Choctaw, Cherokee)18 holes (The Highlands Course)
Lake or riverLake Petit (boating), Lake Disharoon (Beach Club), Lake Sconti540-acre lake, motor boats under 26 feet
Walkable downtownNo. Jasper and Dawsonville are each roughly 16 to 17 miles awayNo. Canton is about 11 miles away
Drive from downtown Atlanta95 min75 min

Ellijay vs Coosawattee River Resort

The town and the gated river resort five miles outside it. Same county, same apple country, different way to own.

MetricEllijayCoosawattee River Resort
12-month closings29971
Median sale price$461,373$434,578
Median $/SF$236$252
Est. 2,500 sq ft at median $/SF$589,423$630,153
Median days on market4956
Sale to list97.0%96.5%
Sold below list71%73%
Median price YoY-2.5%+0.8%
$/SF YoY-2.0%+6.7%
Active listings now30175
Months of supply (12-mo pace)12.112.7
GatedNoYes
GolfNearby coursesNo (18-hole mini golf)
Lake or riverCarters Lake nearby; Cartecay and Coosawattee riversCoosawattee River runs through it; Carters Lake is downstream
Walkable downtownYes, historic downtown squareNo. Downtown Ellijay is about 5 miles away
Drive from downtown Atlanta95 min85 min

Drive times from Atlanta to North Georgia vacation communities

CommunityFrom downtown AtlantaMilesFrom AlpharettaMiles
Jasper70 min6155 min38
Lake Arrowhead75 min5160 min30
Dawsonville75 min5845 min34
Coosawattee River Resort85 min7470 min51
Dahlonega85 min6555 min42
Bent Tree90 min6575 min42
Big Canoe95 min7075 min36
Ellijay95 min7880 min55
Blue Ridge110 min9295 min70
Blairsville130 min99100 min75
Routed map estimates (OpenStreetMap routing) with no traffic, rounded to 5 minutes. Friday afternoons and fall leaf season run longer.

Cost of owning a North Georgia vacation home

The purchase price is only part of it. In the gated communities, association dues pay for gates, roads, and amenities, and some charge a capital contribution at closing. In the towns, many homes have no HOA but sit on private roads with wells and septic systems. Lake Arrowhead publishes its dues (about $2,700 a year for a home and $1,584 for a homesite when checked in November 2026); for the others, ask for current figures in writing.

CommunityAssociationWhat to ask for
Bent TreeGated community associationBent Tree Community, Inc. (BTCI) runs the gate, roads, and common areas, and owners pay community dues. Golf and courts are sold as separate annual passes (a published individual golf pass was $3,000 a year when checked). Ask for the current dues, assessments, and rental rules in writing before you offer.
Big CanoeGated community associationThe Big Canoe Property Owners Association runs the gate, roads, and amenities, and owners pay POA dues. Ask the POA for current dues, any capital contribution at closing, and rental rules before you offer.
Lake ArrowheadGated community associationThe Lake Arrowhead Yacht & Country Club publishes annual assessments ($2,700 for homes and $1,584 for homesites when checked in November 2026) covering the gate, common areas, and amenity access. Golf memberships are optional and extra. Confirm current figures and rental rules before you offer.
Coosawattee River ResortGated community associationThe resort association (professionally managed) runs the gates, roads, and amenities, and every lot pays assessments. Combining lots can change the assessment. Ask for current assessments and rental rules in writing before you offer.
Blue RidgeVaries by subdivisionOutside of subdivisions there is often no HOA, but mountain homes bring private roads, wells, and septic systems to inspect. Fannin County regulates short-term rentals. Check current county and subdivision rules before you count on rental income.
EllijayVaries by subdivisionOutside gated communities, expect wells, septic, and private or gravel roads on many mountain parcels. Short-term rental rules come from the county and any subdivision covenants. Check both before you buy for rental income.
JasperVaries by subdivisionMost Jasper homes outside the gated communities have no POA or a small HOA. Rural parcels may have wells and septic. Check county and subdivision rules for rentals.
DahlonegaVaries by subdivisionLumpkin County and the City of Dahlonega each have their own rules for short-term rentals. Check the rules that apply to the exact parcel, plus any subdivision covenants, before you buy for rental income.
BlairsvilleVaries by subdivisionExpect wells, septic, and private roads on many mountain parcels. Union County and subdivision covenants set rental rules. Check them before you buy for rental income.
DawsonvilleVaries by subdivisionMany Dawsonville homes are in newer HOA subdivisions with their own dues and rental rules. Check the covenants and county rules before you buy for rental income.

Short-term rental rules are set by associations and counties and change often. This page is market information, not legal or tax advice.

Who buys where

  • Bent Tree: Buyers who want a gated mountain community with a lake, golf, and horses at a lower price per foot, and do not need a walkable downtown.
  • Big Canoe: Buyers who want the broadest amenity package (golf, lakes, wellness center, trails) inside one gate and a big enough market to compare many homes.
  • Lake Arrowhead: Buyers who want a big boating lake and golf behind a manned gate, with Canton and Woodstock services close by.
  • Coosawattee River Resort: Buyers who want a cabin-style getaway on or near a river, with pools and a rec center, a few minutes from Ellijay.
  • Blue Ridge: Buyers who want a destination town with restaurants, shops, a lake, and a river, and who accept paying the most per foot for it.
  • Ellijay: Buyers who want a real mountain town with orchards, rivers, and a downtown, at a lower price per foot than Blue Ridge.
  • Jasper: Full-time or part-time buyers who want mountain living with a hospital and errands close by and a manageable drive to the north metro.
  • Dahlonega: Buyers who want a walkable square, wine country, and college-town energy within an easy drive of North Fulton.
  • Blairsville: Buyers who want high mountains, a lake, and quiet, and who will drive farther from Atlanta for it.
  • Dawsonville: Buyers who want the mountains on weekends and an easy GA-400 commute during the week.

No ski area in Georgia: the nearest ski resorts are in western North Carolina. North Georgia buyers come for lakes, rivers, golf, trails, wineries, and fall color.

Shopping for a mountain or lake home?

Jeff Crowe CRE is a local full-service brokerage covering every community on this page. Tell us your budget and must-haves and get the sales that match, not the community median.

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Methodology

  • Closed sales: FMLS closed residential listings (detached, townhome, condo), November 2025 through October 2026, compared with the 12 months before.
  • Community boundaries: gated communities use their FMLS subdivision filings; towns use the FMLS city. FMLS files each Big Canoe listing under one city: Big Canoe or Jasper. The two filings do not overlap, so this report adds them into one community. FMLS listings here are filed as "Coosawattee" or "Coosawattee River Resort". They are the same community and the filings do not overlap, so this report adds them.
  • Medians: 12-month and combined medians are closing-weighted averages of monthly medians from the FMLS series, not the median of every sale. Closings counts are exact. Town medians count months with at least 5 sales.
  • Sale to list is close price over final list price. Below list means under 99% of list.
  • Live inventory: the current FMLS IDX snapshot. Months of supply is active listings only, divided by the 12-month average monthly sales.
  • Blue Ridge and Blairsville are mainly Northeast Georgia MLS territory; FMLS captures a share of those sales, so read them as the FMLS slice.
  • Lifestyle facts come from the public sources cited on each community report (checked November 2026). Drive times are routed estimates with no traffic.
  • Aggregates only. No single sale, address, or listing detail is shown. Not an appraisal.

North Georgia vacation home market FAQ

Which North Georgia vacation community is the most expensive per square foot?

Blue Ridge at $315 per square foot over the 12 months through October 2026, followed by Coosawattee River Resort ($252) and Lake Arrowhead ($245).

Where is the most house for the money?

By price per square foot, Bent Tree ($171), Jasper ($196) and Dawsonville ($197) were the lowest of the 10 markets. Among the gated communities, Bent Tree was lowest at $171.

Bent Tree or Big Canoe: which costs less?

Bent Tree's median sale price was $465,163 at $171 per square foot on 40 sales. Big Canoe's was $619,104 at $223 on 140 sales. Per foot, Bent Tree runs -23.4% versus Big Canoe. Big Canoe homes sold faster (53 versus 96 median days).

Where do vacation homes sell fastest?

Dahlonega had the shortest median days on market at 35, then Dawsonville (36). The slowest was Bent Tree at 96 days.

Which market has the most sales?

Dawsonville with 629 closings in 12 months, then Jasper (400) and Dahlonega (313). The gated communities are smaller: Bent Tree 40, Big Canoe 140, Lake Arrowhead 109, Coosawattee River Resort 71.

Where are prices per square foot rising?

Lake Arrowhead (+10.4%), Coosawattee River Resort (+6.7%), Dawsonville (+1.1%), Blairsville (+0.4%), Big Canoe (+0.4%) rose year over year on price per square foot. Dahlonega (-0.3%), Bent Tree (-1.7%), Ellijay (-2.0%), Blue Ridge (-3.7%), Jasper (-6.6%) fell.

Which communities have the most homes for sale relative to sales?

On active listings divided by the 12-month average sales pace, Bent Tree had the most supply (12.9 months) and Dawsonville the least (4.8 months). Over 6 months usually favors buyers.

Which vacation community is closest to Atlanta?

Jasper at about 70 minutes from downtown Atlanta, then Lake Arrowhead (75) and Dawsonville (75). Blairsville is the farthest at about 130 minutes. Routed estimates with no traffic.

Is there skiing in North Georgia?

No. Georgia has no ski area. The closest ski resorts are in western North Carolina. North Georgia mountain buyers come for lakes, rivers, trails, golf, wineries, and fall color.

Why are Big Canoe and Coosawattee numbers different from other sites?

FMLS files each Big Canoe listing under one city, Big Canoe or Jasper, and Coosawattee listings under two subdivision names. Reports that use only one filing undercount. This report adds the non-overlapping filings into one community.

Cite this report

Jeff Crowe CRE, "North Georgia Vacation Home Market Reports," FMLS closed residential sales, 12 months through October 2026 (data as of 2026-11-03). https://www.jeffcrowecre.com/residential/market-reports/vacation

Journalists and analysts are welcome to quote these numbers with a link to this page and FMLS named as the source.

Copyright 2026 JeffCroweCRE · Data sourced from FMLS · Copyright 2026 First MLS. Aggregates of closed and active residential listings. Information deemed reliable but not guaranteed.