Florida residents are among the most common buyers in North Georgia. The drive is manageable, the mountains offer a change of scenery and climate, and many people who have vacationed here for years decide they want a home of their own. But moving from Florida to the mountains is more than a change of address. The way homes are built, heated, reached and maintained can be quite different. Sherry has helped many Florida families make the move, and here is what we have learned about what is different and how to prepare.
Four Seasons, Including Occasional Ice
One of the biggest draws for Florida buyers is real seasons. Spring brings flowering trees and wildflowers, summers are generally milder than Florida’s, fall brings the famous color and winter can bring frost, cold snaps and the occasional snowfall. That variety is a big part of the appeal.
Winter also means occasional ice, and that takes some adjustment if you have not lived with it before.
Getting ready for winter
- Driving: mountain roads can ice over, especially on shaded curves and bridges. On icy days, many residents simply stay home until roads clear.
- Driveways: a steep driveway can be hard to use in ice. Ask about the slope and which direction it faces, since sunny driveways clear faster.
- Pipes: plumbing can freeze in a cold snap. Learn where your shutoff valve is and how to protect exposed pipes.
- Heating: you will actually use your heat. Learn how your system works and keep it serviced.
- Supplies: keep a few days of essentials on hand for icy weather and possible power outages.
Hills and Gravel Roads
Florida is famously flat. North Georgia is not. Many mountain homes are reached by winding paved roads, and a good number by gravel roads or long private drives.
What to consider
- How steep is the driveway, and is it paved or gravel?
- Who maintains the road? The county, a homeowners association or the owners who share it?
- Will your vehicle handle the grade comfortably? Many residents choose all-wheel or four-wheel drive.
- How long is the drive to groceries, medical care and other services?
- How will deliveries, trash pickup and emergency vehicles reach the home?
Visiting a property in different weather, if you can, tells you a lot about how the road and driveway will work for you.
Wells and Septic
Many Florida buyers are used to city water and sewer. In the mountains, a lot of homes rely on a private well for water and a septic system for wastewater. These systems work well when they are maintained, but they are your responsibility.
Wells
- Ask about the well’s age, depth if known and flow rate.
- Have the water tested for quality.
- Learn where the well pump and pressure tank are located.
- Remember that a power outage can stop the pump.
Septic systems
- Ask when the tank was last pumped and inspected.
- Find out where the tank and drain field are, and avoid driving or building over them.
- Learn what should and should not go down the drain.
- Plan for regular pumping as recommended.
A septic inspection and well test during your due diligence period are smart steps for any mountain purchase.
Property Taxes and Other Costs
Property taxes in North Georgia are generally lower than Florida’s coast, which many buyers find appealing. Taxes vary by county and property, so check the specific numbers for any home you are considering. Georgia offers a homestead exemption for primary residences, so if you will live in the home full time, ask the county tax office how to apply.
Other costs may be different too. Homeowners insurance in the mountains does not carry hurricane exposure, but insurers may ask about wood stoves, distance to fire hydrants and fire stations, and other factors. Heating bills will be part of your budget in a way they may not have been before. And keep in mind that Georgia has a state income tax, which Florida does not, so if you are changing your residency, talk with an accountant about how the move affects your overall picture.
Other Differences to Expect
- Pace of life: small mountain towns move at their own pace, and many services are a drive away.
- Internet and cell service: coverage varies widely in the mountains. Check before you buy.
- Wildlife: bears, deer and turkeys are neighbors here. Secure trash and enjoy the view.
- Home styles: cabins, log homes and homes built into hillsides are common, each with their own maintenance needs.
- Yard work: wooded lots mean leaves in fall and limbs after storms.
Tips for a Smooth Move
- Visit in more than one season. Fall is beautiful, but come back in winter if you can.
- Be clear about how you will use the home. Full-time, part-time or rental use affects financing, insurance and taxes.
- Get pre-approved with the right category. Lenders treat primary residences, second homes and investment properties differently.
- Plan inspections specific to mountain homes. Septic, well, deck, chimney and pest inspections are common.
- Think about access. Make sure the driveway and roads work for your vehicles and lifestyle.
- Use remote tools if needed. Video tours, digital contracts and mobile notary closings make buying from Florida easier.
What to Do This Week
- Make a list of what you love about the mountains and what worries you about the move.
- Ask a lender how your plans for the home affect your financing.
- Plan a visit, and if possible, one outside of peak season.
- Reach out to Sherry, who has helped many Florida families make the move and can walk you through what to expect.
