Vacation market comparison
Bent Tree vs Big Canoe market report
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.
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 Canoe: the short answer
- Price per foot: Bent Tree is less expensive at $171 per square foot versus $223 (-23.4%).
- Typical price: Bent Tree's median sale was $465,163 and Big Canoe's was $619,104. The median reflects home size and mix as much as value.
- Speed: homes in Big Canoe sold faster (53 versus 96 median days on market).
- Negotiating room: Bent Tree closed at 97.2% of list with 70% below list; Big Canoe at 96.9% with 77% below list.
- Choice: Big Canoe had more sales to compare (140 versus 40 in 12 months).
- Supply: Bent Tree has about 12.9 months of supply (strongly buyer-leaning) and Big Canoe about 11.1 (strongly buyer-leaning).
- Trend: Bent Tree $/SF -1.7% and Big Canoe +0.4% versus the prior 12 months.
- Drive: Bent Tree is about 90 minutes from downtown Atlanta and Big Canoe about 95. They are about 5 miles apart in a straight line.
Bent Tree vs Big Canoe market numbers, 12 months through October 2026
| Metric | Bent Tree | Big Canoe |
|---|---|---|
| 12-month closings | 40 | 140 |
| Prior 12-month closings | 50 | 163 |
| Median sale price | $465,163 | $619,104 |
| Median price YoY | +3.8% | -2.3% |
| Median $/SF | $171 | $223 |
| $/SF YoY | -1.7% | +0.4% |
| Est. 2,500 sq ft at median $/SF | $426,502 | $557,127 |
| Median days on market | 96 | 53 |
| Sale to list | 97.2% | 96.9% |
| Sold below list | 70% | 77% |
| Had a price reduction | 48% | 38% |
| Active listings now | 43 | 130 |
| Under contract or pending | 6 | 15 |
| Months of supply (12-mo pace) | 12.9 | 11.1 |
| Median asking price (active) | $399,900 | $671,500 |
| Data confidence | Moderate | High |
Quarter by quarter: Bent Tree and Big Canoe
| Quarter | Bent Tree sales | Bent Tree $/SF | Bent Tree median | Big Canoe sales | Big Canoe $/SF | Big Canoe median |
|---|---|---|---|---|---|---|
| 2026 Q3 | 14 | $168 | $393K | 42 | $222 | $651K |
| 2026 Q2 | 10 | $196 | $545K | 36 | $234 | $657K |
| 2026 Q1 | 7 | $157 | $420K | 31 | $228 | $553K |
| 2025 Q4 | 9 | $156 | $524K | 31 | $206 | $598K |
| 2025 Q3 | 12 | $191 | $461K | 53 | $217 | $636K |
| 2025 Q2 | 14 | $171 | $454K | 36 | $233 | $710K |
| 2025 Q1 | 11 | $177 | $518K | 37 | $226 | $568K |
| 2024 Q4 | 13 | $157 | $371K | 37 | $214 | $622K |
Lifestyle, amenities and drive times
| Bent Tree | Big Canoe | |
|---|---|---|
| Type | Gated lake and golf community | Gated mountain resort community |
| Location | Jasper, Pickens County | Pickens and Dawson counties (Jasper / Big Canoe mailing) |
| Gated | Yes | Yes |
| Golf | 18 holes (Joe Lee design) | 27 holes (Creek, Choctaw, Cherokee) |
| Lake or river | Lake Tamarack, 110 acres, electric motors only | Lake Petit (boating), Lake Disharoon (Beach Club), Lake Sconti |
| Walkable downtown | No. Jasper is about 7 miles away | No. Jasper and Dawsonville are each roughly 16 to 17 miles away |
| Equestrian | Yes, on-site stables | No |
| From downtown Atlanta | 90 min, 65 mi | 95 min, 70 mi |
| From Alpharetta | 75 min, 42 mi | 75 min, 36 mi |
| 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. | Buyers who want the broadest amenity package (golf, lakes, wellness center, trails) inside one gate and a big enough market to compare many homes. |
Why people buy in Bent Tree
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.
- About 3,500 gated acres, developed starting in the 1970s, with elevation up to about 3,200 feet.
- Lake Tamarack: 110 acres, about 85 feet deep, 1,450 feet above sea level. Electric motors only. Beach, piers, pavilion, and boat storage.
- 18-hole championship golf course designed by Joe Lee, plus the Tavern on the 19th Hole.
- Six tennis courts including two indoor courts, pickleball, and two pools (one heated adults-only pool).
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.
Owning in Bent Tree
Bent 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.
Owning 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.
Bent Tree vs Big Canoe FAQ
Is Bent Tree or Big Canoe cheaper?
Per square foot, Bent Tree was cheaper over the 12 months through October 2026: Bent Tree $171 versus Big Canoe $223. Median sale prices were $465,163 and $619,104.
Which sells faster, Bent Tree or Big Canoe?
Big Canoe: Bent Tree homes sold in a median 96 days and Big Canoe homes in 53 days.
Where do buyers have more negotiating room?
Bent Tree: Buyers have some room: the typical sale closes at 97.2% of list and 70% of sales closed under 99% of list. Expect to negotiate on homes that have sat. Big Canoe: 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 far apart are Bent Tree and Big Canoe?
About 5 miles in a straight line. From downtown Atlanta, Bent Tree is about 90 minutes and Big Canoe about 95 minutes with no traffic.
Which is better for me?
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.
Deciding between Bent Tree and Big Canoe?
Jeff Crowe CRE is a local full-service brokerage in both. Get a shortlist that fits your budget and the sales that back it up.
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Questions about homes in Bent Tree or Big Canoe?
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Methodology
Both columns use the same 12-month window of FMLS closed residential sales and the same definitions as the community reports. 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. Combined and 12-month medians are closing-weighted averages of monthly medians; closings counts are exact. Aggregates only, not an appraisal.
Cite this comparison
Jeff Crowe CRE, "Bent Tree vs Big Canoe market comparison," FMLS closed residential sales, 12 months through October 2026 (data as of 2026-11-03). https://www.jeffcrowecre.com/residential/market-reports/vacation/compare/bent-tree-vs-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.