Vacation market report · Gated mountain resort community
Big Canoe market report
Big Canoe (Pickens and Dawson counties (Jasper / Big Canoe mailing)): 140 homes sold in the 12 months through October 2026 at a median $619,104 and $223 per square foot, +0.4% per foot year over year. 130 homes are for sale now.
FMLS closed sales November 2025 to October 2026 (data as of 2026-11-03). Live inventory as of November 3, 2026. Data confidence: High. 100 or more closings in 12 months. Medians are stable.
Big Canoe market report: key findings, October 2026
Every line is computed from the tables below. Free to quote with a link back.
- 140 homes closed in Big Canoe in the 12 months through October 2026, down from 163 the year before (-14.1%).
- The median sale price was $619,104 (-2.3% year over year) and the median price per square foot was $223 (+0.4%).
- The typical home sold in 53 days at 96.9% of list price; 77% of sales closed under 99% of list and 38% had a price reduction before selling.
- At $223 per square foot, Big Canoe has the 5th highest price per foot of the 10 North Georgia vacation communities in this report.
- 130 homes were actively for sale in the latest snapshot, about 11.1 months of supply at the trailing-12 sales pace (strongly buyer-leaning).
- The median asking price of active listings ($671,500) is +8.5% versus the 12-month median sale price.
Negotiating read: Buyers have real room: the typical sale closes at 96.9% of list and 77% of sales closed under 99% of list. Overpriced listings sit, and 38% of sold homes had a price cut first.
How this community is counted: 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.
Big Canoe home sales: last 12 months vs the year before
November 2025 to October 2026 compared with November 2024 to October 2025. Detached, townhome and condo closings in FMLS.
| Metric | Last 12 months | Prior 12 months | Change |
|---|---|---|---|
| Closed sales | 140 | 163 | -14.1% |
| Median sale price | $619,104 | $633,454 | -2.3% |
| Median price per sq ft | $223 | $222 | +0.4% |
| Est. value of 2,500 sq ft at median $/SF | $557,127 | $554,686 | +0.4% |
| Median days on market | 53 | 44 | +20.4% |
| Sale to list price | 96.9% | 97.0% | -0.1 pts |
| Sold above list (over 101%) | 1% | 4% | |
| Sold at list (99% to 101%) | 22% | 25% | |
| Sold below list (under 99%) | 77% | 72% | |
| Had a price reduction | 38% | 40% | |
| Dollar volume | $94.42M | $107.23M | -11.9% |
Latest quarter (2026 Q3): 42 sales at a median $650,727 and $222/SF, versus 53 sales at $635,547 and $217/SF in the same quarter a year earlier.
Big Canoe homes for sale now: live inventory and months of supply
Current FMLS IDX snapshot (November 3, 2026). Counts and medians only. Months of supply uses active listings only, not pending or under contract.
| Live metric | Big Canoe | What it means |
|---|---|---|
| Active listings | 130 | Homes a buyer can make an offer on today. |
| Active under contract | 6 | Accepted offers still taking backups. |
| Pending | 9 | Under contract, headed to closing. |
| New listings, last 30 days | 27 | Active listings with 30 or fewer days on market. |
| Months of supply (12-month pace) | 11.1 | Active listings divided by 11.7 sales a month. Reads strongly buyer-leaning. |
| Months of supply (Oct 2026 sales) | 26.0 | Active listings divided by 5 closings in October 2026. Noisier in a small market. |
| Median asking price (active) | $671,500 | +8.5% versus the 12-month median sale price. |
| Median asking $/SF (active) | $229 | +2.8% versus the 12-month sold $/SF. |
| Median days listed (active) | 92 | How long current listings have been on the market. |
Active listings by asking price
| Price band | Active listings | Share |
|---|---|---|
| Under $300K | 5 | 4% |
| $300K to $500K | 34 | 26% |
| $500K to $750K | 43 | 33% |
| $750K to $1M | 27 | 21% |
| $1M and up | 21 | 16% |
Big Canoe quarterly sales trend (last 8 quarters)
Quarters smooth out the month-to-month noise of a small market. Newest first.
| Quarter | Sales | Median price | $/SF | DOM | Sale/list | Below list |
|---|---|---|---|---|---|---|
| 2026 Q3 | 42 | $650,727 | $222 | 51 | 97.0% | 83% |
| 2026 Q2 | 36 | $657,194 | $234 | 36 | 97.2% | 69% |
| 2026 Q1 | 31 | $553,097 | $228 | 48 | 97.2% | 71% |
| 2025 Q4 | 31 | $598,032 | $206 | 82 | 96.0% | 84% |
| 2025 Q3 | 53 | $635,547 | $217 | 36 | 98.1% | 62% |
| 2025 Q2 | 36 | $709,889 | $233 | 41 | 97.3% | 67% |
| 2025 Q1 | 37 | $567,782 | $226 | 40 | 96.2% | 81% |
| 2024 Q4 | 37 | $621,757 | $214 | 64 | 95.7% | 81% |
Five-year view (12-month periods ending Oct 2026)
| 12 months ending | Sales | Median price | $/SF | DOM | Sale/list |
|---|---|---|---|---|---|
| Oct 2026 | 140 | $619,104 | $223 | 53 | 96.9% |
| Oct 2025 | 163 | $633,454 | $222 | 44 | 97.0% |
| Oct 2024 | 163 | $663,957 | $229 | 45 | 96.6% |
| Oct 2023 | 181 | $576,496 | $212 | 35 | 97.2% |
| Oct 2022 | 190 | $557,669 | $204 | 17 | 98.8% |
Monthly closings, last 24 months
| Month | Sales | Median price | $/SF | DOM | Sale/list |
|---|---|---|---|---|---|
| Oct 2026 | 5 | $649,865 | $173 | 71 | 96.5% |
| Sep 2026 | 17 | $650,294 | $228 | 57 | 96.7% |
| Aug 2026 | 20 | $651,310 | $229 | 41 | 97.4% |
| Jul 2026 | 9 | $552,667 | $263 | 39 | 98.1% |
| Jun 2026 | 10 | $752,500 | $235 | 33 | 96.9% |
| May 2026 | 17 | $656,471 | $219 | 36 | 96.9% |
| Apr 2026 | 16 | $604,031 | $233 | 52 | 96.9% |
| Mar 2026 | 8 | $511,250 | $218 | 37 | 98.8% |
| Feb 2026 | 7 | $484,500 | $226 | 53 | 96.0% |
| Jan 2026 | 11 | $542,273 | $199 | 132 | 95.9% |
| Dec 2025 | 15 | $643,267 | $212 | 61 | 96.0% |
| Nov 2025 | 5 | $585,000 | $202 | 35 | 96.1% |
| Oct 2025 | 14 | $599,786 | $225 | 22 | 96.8% |
| Sep 2025 | 22 | $658,182 | $222 | 22 | 97.9% |
| Aug 2025 | 17 | $635,706 | $204 | 65 | 99.5% |
| Jul 2025 | 7 | $787,143 | $257 | 44 | 99.5% |
| Jun 2025 | 13 | $732,154 | $243 | 32 | 97.1% |
| May 2025 | 16 | $658,000 | $214 | 46 | 96.5% |
| Apr 2025 | 11 | $633,450 | $207 | 15 | 98.1% |
| Mar 2025 | 18 | $537,111 | $244 | 55 | 94.5% |
| Feb 2025 | 8 | $546,500 | $211 | 41 | 97.7% |
| Jan 2025 | 8 | $510,625 | $244 | 33 | 94.5% |
| Dec 2024 | 18 | $715,000 | $207 | 70 | 97.4% |
| Nov 2024 | 11 | $550,000 | $205 | 78 | 93.8% |
How the Big Canoe filings add up
| FMLS filing (city | subdivision) | 12-month sales | Median price | $/SF | DOM |
|---|---|---|---|---|
| Big Canoe|Big Canoe | 91 | $648,335 | $225 | 59 |
| Jasper|Big Canoe | 49 | $564,816 | $219 | 43 |
| Big Canoe combined | 140 | $619,104 | $223 | 53 |
Big Canoe versus Jasper, Pickens County and other vacation markets
Same 12-month window. Big Canoe has the 5th highest price per square foot, the second highest median price, the 6th lowest days on market and the 6th highest sales volume of the 10 communities in this report.
| Market | 12-mo sales | Median price | $/SF | DOM | Sale/list | $/SF vs Big Canoe |
|---|---|---|---|---|---|---|
| Big Canoe | 140 | $619,104 | $223 | 53 | 96.9% | |
| Jasper (all sales) | 400 | $394,527 | $196 | 48 | 98.4% | -12.2% |
| Pickens County | 565 | $401,830 | $204 | 49 | 98.3% | -8.3% |
| Bent Tree | 40 | $465,163 | $171 | 96 | 97.2% | -23.4% |
| Jasper | 400 | $394,527 | $196 | 48 | 98.4% | -12.2% |
| Dawsonville | 629 | $428,579 | $197 | 36 | 98.7% | -11.6% |
| Coosawattee River Resort | 71 | $434,578 | $252 | 56 | 96.5% | +13.1% |
Why people buy in Big Canoe
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.
- About 8,000 acres, entered across a covered bridge at the main gate. Recognized as a nature preserve by Georgia Audubon.
- 27 holes of championship golf on three nines: Creek, Choctaw, and Cherokee.
- Lake Petit for boating and fishing (marina rentals), the Beach Club on Lake Disharoon with a 200-foot rock slide, and the Clubhouse at Lake Sconti.
- About 25 miles of maintained hiking trails, a Wellness Center with an indoor pool, and a Racquet Club with clay, hard, indoor, and pickleball courts.
- Owners can buy memberships or pay per use for amenities.
| At a glance | Big Canoe |
|---|---|
| Type | Gated mountain resort community |
| Location | Pickens and Dawson counties (Jasper / Big Canoe mailing) |
| Gated | Yes |
| Golf | 27 holes (Creek, Choctaw, Cherokee) |
| Lake or river | Lake Petit (boating), Lake Disharoon (Beach Club), Lake Sconti |
| Walkable downtown | No. Jasper and Dawsonville are each roughly 16 to 17 miles away |
| Equestrian | No |
| 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. |
Things to do near Big Canoe
- Amicalola Falls State Park is about 13 miles away.
- Dawsonville (North Georgia Premium Outlets, Atlanta Motorsports Park) is about 17 miles away, and Jasper about 16.
- Bent Tree is about 15 miles west for a direct comparison.
Living in Big Canoe
- Healthcare: Piedmont Mountainside Hospital in Jasper. Northeast Georgia Medical Center Lumpkin in Dahlonega is another option.
- Schools: homes on the Pickens side are zoned to Pickens County Schools and homes on the Dawson side to Dawson County Schools. Confirm by address.
- The POA warns that cell coverage inside Big Canoe is spotty and varies by carrier. Check internet options for the exact road.
Drive times from Big Canoe
| To | Minutes | Miles |
|---|---|---|
| Downtown Atlanta | 95 | 70 |
| Alpharetta (North Fulton) | 75 | 36 |
Nearest other vacation communities
- Bent Tree: about 5 miles straight line
- Jasper: about 8 miles straight line
- Dawsonville: about 10 miles straight line
- Coosawattee River Resort: about 18 miles straight line
What it costs to own in Big Canoe
The 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.
Questions to get answered in writing before you offer
- Current association dues or assessments, what they cover, and any special assessment or capital contribution at closing.
- Short-term rental rules from the association and the county, and any permit or tax registration they require.
- Homeowners insurance quotes for the exact address, including wind, wildfire risk, and distance to the fire station.
- Well, septic, and private road condition and maintenance agreements for mountain lots.
- Internet options and cell coverage at the exact address.
This report is market information, not legal, tax, or insurance advice. Rules change; confirm with the association, the county, and your attorney.
Compare Big Canoe head to head
Big Canoe real estate FAQ
What is the median home price in Big Canoe?
$619,104 across 140 FMLS closed residential sales in the 12 months through October 2026, -2.3% versus the prior 12 months. The median price per square foot was $223.
Is Big Canoe a buyer's or seller's market right now?
130 homes are active against about 11.7 sales a month over the last year, roughly 11.1 months of supply. Under 4 months usually favors sellers, 4 to 6 is balanced, and over 6 favors buyers, so this reads strongly buyer-leaning. Buyers have real room: the typical sale closes at 96.9% of list and 77% of sales closed under 99% of list. Overpriced listings sit, and 38% of sold homes had a price cut first.
How long do homes take to sell in Big Canoe?
The median days on market was 53 in the 12 months through October 2026, compared with 44 the year before. Days on market measure list to contract on the sold homes, so homes that never sold are not counted.
Are Big Canoe prices going up or down?
Over the 12 months through October 2026 the median sale price changed -2.3% and price per square foot changed +0.4% versus the prior 12 months. Closings changed -14.1%. When the median and $/SF move in different directions, the mix of homes sold changed more than values did.
How does Big Canoe compare with Jasper?
Big Canoe sold at a median $223 per square foot versus $196 across Jasper (400 closings) in the same 12 months, a +14.0% difference. Median days on market were 53 versus 48.
How far is Big Canoe from Atlanta?
About 95 minutes (70 miles) from downtown Atlanta and 75 minutes (36 miles) from Alpharetta with no traffic, based on routed map estimates rounded to 5 minutes. Friday afternoons and fall weekends run longer.
What is there to do near Big Canoe?
About 8,000 acres, entered across a covered bridge at the main gate. Recognized as a nature preserve by Georgia Audubon. 27 holes of championship golf on three nines: Creek, Choctaw, and Cherokee. Amicalola Falls State Park is about 13 miles away. Dawsonville (North Georgia Premium Outlets, Atlanta Motorsports Park) is about 17 miles away, and Jasper about 16.
Who does Big Canoe fit best?
Buyers who want the broadest amenity package (golf, lakes, wellness center, trails) inside one gate and a big enough market to compare many homes.
What does it cost to own in Big Canoe besides the mortgage?
The 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. This report does not give legal or tax advice.
Where does this Big Canoe data come from?
FMLS closed residential sales (detached, townhome and condo) for the 12 months through October 2026, and the current FMLS IDX inventory snapshot for active listings. 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. Figures are aggregates; no single sale is shown. Prepared by Jeff Crowe CRE, a local full-service brokerage.
Buying or selling in Big Canoe?
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How this Big Canoe report is built
- Closed sales: FMLS closed residential listings (detached, townhome, condo) with a close date from November 2025 through October 2026. Prior period: November 2024 through October 2025.
- Community boundary: 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. Member series: neighborhood:big-canoe-big-canoe, neighborhood:jasper-big-canoe.
- Medians: 12-month and combined medians are closing-weighted averages of monthly medians, not the median of every sale. Closings counts are exact. True pooled medians replace these when the raw-closings roll-up runs.
- Sale to list is close price divided by final list price. Above list means over 101%, at list 99% to 101%, below list under 99%. Price reduction means the original list price was higher than the final list price.
- Live inventory: current FMLS IDX snapshot of the same subdivisions or city. Months of supply uses active listings only, divided by the 12-month average monthly sales and, separately, by the latest month's sales.
- Confidence: High is 100 or more 12-month closings, Moderate is 30 to 99, Low is under 30.
- Lifestyle facts come from the public sources listed below (checked November 2026). Drive times are routed map estimates with no traffic.
- Aggregates only. No single sale, address, or listing detail is shown in this report. Not an appraisal.
Sources
- Big Canoe POA visitors guide
- Big Canoe POA amenities
- Big Canoe POA things to do
- Amicalola Falls State Park
Cite this report
Jeff Crowe CRE, "Big Canoe Market Report," FMLS closed residential sales, 12 months through October 2026 (data as of 2026-11-03). https://www.jeffcrowecre.com/residential/market-reports/vacation/big-canoe
Copyright 2026 JeffCroweCRE · Data sourced from FMLS · Copyright 2026 First MLS. Aggregates of closed and active residential listings. Information deemed reliable but not guaranteed.