For many people, trying to figure out where they belong in a new community – often in a new state and a new stage of life – is a complex process. But it doesn’t have to be overwhelming. There are things you can do to make the hunt for a mountain home easier. And lots of guides along the way.

It was one of those unexpected encounters.

The man at the other end of my e-mail was a reader who wanted to know where he should start looking for a great place to retire. In our magazine’s seven-state readership area. And he wanted help.

“Wow!” I thought. “That’s some big order. Especially when he has no idea where to begin.” But, believe it or not, this was not as daunting as it seemed.

Truth is, the key element in the long-distance home search is knowing who you are and what you want. Figuring out how you like to live. The activities you enjoy. The environment that makes you happy. You can reach that conclusion by simply answering important questions – which is how my friend got to the heart of what he really has in mind.

There are currently around 235 residential communities – plus several dozen beautiful towns and cities – ready to welcome newcomers in the Southern mountains. Obviously, some may fit you; others won’t. To help you pare down the numbers, here’s a quick checklist. Compile your preferences, then compare them with the community chart in the back of this magazine. It features 90 communities; many more are listed on our website: www.mountainhomessouthernstyle.com. Look for amenities, likes, dislikes and much more.

Part I: 12 Questions to Ask Before You Look

Q1: Where’s the best weather in the dead of winter and the height of summer? If this is your moving motive, it's a real deal-breaker.

Q2: Do you want to live on a lake? If not, eliminate all mountain lakes.

Q3: Are you most comfortable in a gated community, non-gated but established community, or private land or home?

Realtor Nathan Fitts: Narrow your interest to three to five areas, then look at between 12 to 15 properties.

Q4: Is golf or an equestrian center a priority? Scratch anything else.

Q5: Healthcare: Can you live without a hospital within a five-minute drive? If not, look close to town.

Q6: Do you want a college nearby for adult courses, travel specials or cultural events? More cutting.

Q7: How are transportation connections? If travel is your passion, you need an airport, interstate highway or train connection, which could mean a nearby metropolitan area.

Q8: Will your community work for you financially? Look at tax rates and average appreciation rates.

Q9: Is your move motivated by the need to be near family members? If so, do you want to be five miles away? Ten?
Twenty? You can choose.

Q10: Are you a nature lover? You may be happiest in a preserve.

Q11: Do you need a community with a full social agenda, clubhouse, major activities? For folks who are leaving old lives behind, it’s vital to to make new friends and new enjoyments.

Q12: Do you relish great restaurants, cultural attractions and wonderful shopping? Then, you’ll only be satisfied in or near a mountain city or town.

Part II: Finding The Right Place, The Right People

Once you’ve narrowed your list, you must see the communities for yourself. But don’t jump into that car just yet. First, do your homework.

It’s crucial to find the help you need, especially a qualified realtor who can show you property in his/her areas, as well as gated or developing neighborhoods that are part of the local multiple listing service. (On-site salespeople are sometimes not available except on weekends because of sparse traffic.)

So, how so you find this valuable resource?

Prices for property in the North Georgia mountains have soared in the last three years. This home sold for $360,000 this past April.

“I personally would go to the chamber of commerce for recommendations,” says Nathan Fitts, broker/owner of Century 21 Professional Realty Group in Blue Ridge, Hiawassee and Canton, Ga. “Most chambers have relocation packages which include reputable local companies. In their material, I’d look at individuals’ listings, qualifications, designation and specialty, as well as the quality of their marketing and advertising. I don’t know that production is as important as the number of transactions, since prices have increased so drastically.

“I’d also look on the Internet. Seventy-eight percent of buyers are now using the Internet to find their homes. If realtors are advertising heavily and marketing through the Internet, obviously they are productive agents. I’d identify the top two or three, interview them and determine how knowledgeable they are about their market and their area. I’d also find a native. They’ll know way more about the history of the location – past and current – than someone who’s moved there.”

Cathey Bailey of Biltmore Forest Realty, N.C.: Your realtor should know prices, zoning and potential pitfalls.

Cathey Bailey of Biltmore Forest Realty in Asheville, N.C. agrees.

“You should look for a person who’s been in the business at least five years,” she says, “has been a community resident for some time and is used to working with people in your price range. Most of all, you should feel he or she is really listening to what you’re saying: What you want, need and can afford.”

Perils And Pitfalls

Why is a professional so important? Because he or she can save you from disaster.

“One couple was buying a home here that was on the market for $2.4 million,” Bailey recalls. “The initial inspection led to a structural inspection, then another inspection and another. It was a wonderful 80-year-old property, but the couple learned it would take $75,000 to put the house back in good condition. They were lucky; they were on top of everything. But that was the end of the sale.

“In the last few years, we’ve seen companies come in offering vacation rentals, so now some buyers want to purchase a second home and put it in a rental program. But if realtor doesn’t know the zoning, he can’t warn the buyer that the area could be zoned against short-term rental. Or there’s the problem of undisclosed flight patterns. One company was taken to court, so we all note that the whole county is in a flight pattern.”

Typical of the rise in prices in Asheville, N.C., this classic Italian villa-style home sold for $1.4 million in 1999. Today, the five- bedroom home is back on the market for $2,650,000.

A study in elegance, this beauty sits on 2.25 acres and features such lavish touches as marble foyer, limestone fireplaces and 10-panel arched cypress doors.

Fitts also believes knowledge is vital.

“My caution to buyers is to deal with very reputable people who know what’s going on in the surrounding area,” he says. “Most property [here] is unrestricted. Before you buy, you need to know your property is in a protected area; with unrestricted property, people could come in and build anything around you and that would have a future effect on your property value.




“Also, you need to know if the property has access to utilities. You could pay $100,000 to $1 million for a lake-view lot and still have to pay anywhere from $5,000 to $20,000 to put in utilities. Most important, you mnust make sure the property is buildable, that the land will hold a septic system. There are so many details. Buyers have to have someone who knows the area and what’s happening as far as zoning and restrictions are concerned.”

What You Want To Know

Smart buyers ask lots and lots of questions.

“They always ask how much snow we get,” Bailey says, “what the humidity is like and the average temperature in the summer. If they buy land, they want to know the price per square foot to build, plus what the taxes are, how they’re figured, and whether the tax value of the house is tied to the last sale or is periodically reevaluated. They definitely want to know the appreciation value and if there’s a state income tax.”

But as younger families join the baby boomers considering retirement in the mountains, there are other concerns: The best schools, both public and private. State scholastic standings. Nearby colleges.

Be Prepared To Pay

For many people contemplatng a move to the mountains, price is a big stumbling block: What they think they’ll pay versus what they end up paying.

“Everyone comes to the mountains and wants to buy a place with a stream and view,” Bailey points out, “and they want it for $150,000. After spending a day showing them what they’ve asked to see – say a house with three bedrooms and three baths – they’ll re-evaluate their price range. For example, one buyer gave $250,000 as his price range, but he bought at $750,000.

“People who are considering this area should look at housing before they accept a job. They’ll have sticker shock because it’s said that housing here is now the highest in North Carolina.”
A multi-million-dollar producer with 24 years experience, Bailey notes the increasing number of homes in her market area now hitting the $3 million mark, or more, one even selling for $5.7 million.

In the Georgia mountains, too, prices have soared in the past three years.

“The average price home today is between $350,000 and $400,000,” says Fitts, a nine-year real estate veteran and owner of one of Georgia’s largest firms “which is about $100,000 more than the Atlanta market. People are spending more on their second homes [in this area] than their primary homes. It's important that buyers understand what you can get for the money.”

What You’ll Find There

Even increasing prices, however, don’t stop people from coming, especially from places such as Texas, California, the Northeast and Florida.

“The big draw is the beauty of mountains,” Bailey says, “the temperate climate and four seasons. We have a special quality of life, a medical community, and a different lifestyle than many cities.”

But beautiful as the mountains may be, Fitts cautions people to take their time before buying.
“When you’re searching for a mountain home,” he contends, “you need to narrow your interests to three to five areas. Then, you should look at between 12 and 15 properties before you decide.”

Somewhere along the way, of course, the magic will happen: You’ll find the one home you can’t live without.

The ultimate in magic moments: A sip of wine and soothing waters draped around exquisite views of the surrounding mountains.

What then?

“Our recommendation is to use all local vendors for the sale,” Fitts says, “from mortgage, title and home inspection companies to termite inspectors and attorneys. These people are familiar with local property, building codes and so on. We set it all up and make recommendations on whom to use.”

Usually, the deal is done in 30 to 40 days.

Part III: The Big Move

Two weeks ago, I moved.

It was the worst one of my long life. The problem: I moved next door so instead of having clothes and other portables stashed away on a truck, friends and I wore out the front lawn carrying armloads from one side to another. Never again.

For real help in long-distance relocations, go to the American Moving and Storage Association website: www.moving.org. Not only does this site tell you how to choose a reputable mover who adheres to a specific code of conduct, but it also offers tips on how to determine costs, explains legalities in its booklet, “Your Rights and Responsibilities When You Move” and so much more.

Most helpful of all, there’s a 60-day calendar that shows you exactly what to do – and when – to ensure a flawless transfer – at least on your end. Be sure to look it up.
I wish I had.