Vacation market comparison
Big Canoe vs Lake Arrowhead market report
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.
FMLS closed sales November 2025 to October 2026 (data as of 2026-11-03). Live inventory as of November 3, 2026. Aggregates only.
Big Canoe vs Lake Arrowhead: the short answer
- Price per foot: Big Canoe is less expensive at $223 per square foot versus $245 (-9.1%).
- Typical price: Big Canoe's median sale was $619,104 and Lake Arrowhead's was $507,568. The median reflects home size and mix as much as value.
- Speed: homes in Lake Arrowhead sold faster (44 versus 53 median days on market).
- Negotiating room: Big Canoe closed at 96.9% of list with 77% below list; Lake Arrowhead at 99.3% with 46% below list.
- Choice: Big Canoe had more sales to compare (140 versus 109 in 12 months).
- Supply: Big Canoe has about 11.1 months of supply (strongly buyer-leaning) and Lake Arrowhead about 9.9 (strongly buyer-leaning).
- Trend: Big Canoe $/SF +0.4% and Lake Arrowhead +10.4% versus the prior 12 months.
- Drive: Big Canoe is about 95 minutes from downtown Atlanta and Lake Arrowhead about 75. They are about 21 miles apart in a straight line.
Big Canoe vs Lake Arrowhead market numbers, 12 months through October 2026
| Metric | Big Canoe | Lake Arrowhead |
|---|---|---|
| 12-month closings | 140 | 109 |
| Prior 12-month closings | 163 | 140 |
| Median sale price | $619,104 | $507,568 |
| Median price YoY | -2.3% | +8.3% |
| Median $/SF | $223 | $245 |
| $/SF YoY | +0.4% | +10.4% |
| Est. 2,500 sq ft at median $/SF | $557,127 | $612,855 |
| Median days on market | 53 | 44 |
| Sale to list | 96.9% | 99.3% |
| Sold below list | 77% | 46% |
| Had a price reduction | 38% | 30% |
| Active listings now | 130 | 90 |
| Under contract or pending | 15 | 12 |
| Months of supply (12-mo pace) | 11.1 | 9.9 |
| Median asking price (active) | $671,500 | $519,900 |
| Data confidence | High | High |
Quarter by quarter: Big Canoe and Lake Arrowhead
| Quarter | Big Canoe sales | Big Canoe $/SF | Big Canoe median | Lake Arrowhead sales | Lake Arrowhead $/SF | Lake Arrowhead median |
|---|---|---|---|---|---|---|
| 2026 Q3 | 42 | $222 | $651K | 27 | $292 | $567K |
| 2026 Q2 | 36 | $234 | $657K | 29 | $249 | $491K |
| 2026 Q1 | 31 | $228 | $553K | 16 | $233 | $525K |
| 2025 Q4 | 31 | $206 | $598K | 37 | $213 | $470K |
| 2025 Q3 | 53 | $217 | $636K | 29 | $222 | $494K |
| 2025 Q2 | 36 | $233 | $710K | 44 | $243 | $458K |
| 2025 Q1 | 37 | $226 | $568K | 32 | $199 | $482K |
| 2024 Q4 | 37 | $214 | $622K | 35 | $217 | $449K |
Lifestyle, amenities and drive times
| Big Canoe | Lake Arrowhead | |
|---|---|---|
| Type | Gated mountain resort community | Gated lake and golf community |
| Location | Pickens and Dawson counties (Jasper / Big Canoe mailing) | Waleska, Cherokee County |
| Gated | Yes | Yes |
| Golf | 27 holes (Creek, Choctaw, Cherokee) | 18 holes (The Highlands Course) |
| Lake or river | Lake Petit (boating), Lake Disharoon (Beach Club), Lake Sconti | 540-acre lake, motor boats under 26 feet |
| Walkable downtown | No. Jasper and Dawsonville are each roughly 16 to 17 miles away | No. Canton is about 11 miles away |
| Equestrian | No | No |
| From downtown Atlanta | 95 min, 70 mi | 75 min, 51 mi |
| From Alpharetta | 75 min, 36 mi | 60 min, 30 mi |
| 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. | Buyers who want a big boating lake and golf behind a manned gate, with Canton and Woodstock services close by. |
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.
Why people buy in Lake Arrowhead
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.
- 540-acre stream-fed lake, one of the larger privately owned lakes in Georgia. Boats under 26 feet, registered annually. No jet skis.
- Marina with rentals, slips, dry storage, and sailing lessons.
- The Highlands Course, an 18-hole championship course open for daily play, and a clubhouse with the Highlands Grill.
- Two pools, tennis and pickleball, more than 16 miles of trails, Great Festival Park, and 24-hour gated security.
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.
Owning in Lake Arrowhead
The 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.
Big Canoe vs Lake Arrowhead FAQ
Is Big Canoe or Lake Arrowhead cheaper?
Per square foot, Big Canoe was cheaper over the 12 months through October 2026: Big Canoe $223 versus Lake Arrowhead $245. Median sale prices were $619,104 and $507,568.
Which sells faster, Big Canoe or Lake Arrowhead?
Lake Arrowhead: Big Canoe homes sold in a median 53 days and Lake Arrowhead homes in 44 days.
Where do buyers have more negotiating room?
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. Lake Arrowhead: Homes here close close to list: a typical 99.3% of list price, with 46% of sales under 99% of list. Well-priced homes do not leave much room.
How far apart are Big Canoe and Lake Arrowhead?
About 21 miles in a straight line. From downtown Atlanta, Big Canoe is about 95 minutes and Lake Arrowhead about 75 minutes with no traffic.
Which is better for me?
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.
Deciding between Big Canoe and Lake Arrowhead?
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.
Ask Jeff
Questions about homes in Big Canoe or Lake Arrowhead?
Send a note with your price range, timing and must-haves. Jeff will reply by email.
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, "Big Canoe vs Lake Arrowhead 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/big-canoe-vs-lake-arrowhead
Copyright 2026 JeffCroweCRE · Data sourced from FMLS · Copyright 2026 First MLS. Aggregates of closed and active residential listings. Information deemed reliable but not guaranteed.