Top 8+ best southern lake towns to live in year-round, according to experts

There’s a reason the saying “nobody retires and moves up North” exists. Southerners have perfected the art of a relaxed lifestyle (whether we’re actually retired or not). It involves rocking chairs, slow-cooked meals, and, usually, a body of water, be it the ocean, a river, or a lake. While you can find us embracing this measured pace in many places, there’s perhaps nowhere that better embodies this way of living than lake towns. In these destinations, boating, fishing, and paddling are top priorities—and there’s almost always a strong sense of community and a collection of bait shops, diners, ice cream stands, and marinas.

Some lake towns are better suited for full-time living than others, though. And to find them, we reached out to the experts. Below, real estate agents across the region weigh in on the best Southern lake towns to live in year-round. 

Greensboro, Georgia

While Greensboro, Georgia, is technically a city, it has all the makings of a small lake town. “Centered around Lake Oconee, Greensboro provides a more luxurious lake experience where people can enjoy the small-town atmosphere as well as the many championship golf courses located there,” says Jessica Robinson, owner and founder of Family Nest North Central Florida. “The historic downtown offers many amazing local coffee shops and antique shops that I love spending the afternoon shopping in.”

Trey Daniels, a global real estate advisor at Atlanta Fine Homes Sotheby’s International Realty, also recommends this part of the state. “It has a balance between a relaxed lake lifestyle and the perfect amount of refined luxury. Locals enjoy boating, fishing, championship golf courses, wonderful restaurants, and an array of outdoor activities to experience year-round due to its mild climate,” he says. On the real estate side of things, Robinson notes there’s a “massive construction boom of new luxury apartments… bringing in new residents who will keep the Greensboro economy flourishing,” and Daniels said you’ll “find anything from small lakefront cottages and condos to exceptional luxury lake front homes and some extraordinary ultra luxury lake front compounds.”

Seneca, South Carolina

“At the top of my list would be the upstate town of Seneca near Lake Keowee. Unlike other lakes throughout [South Carolina], the lake’s color has a turquoise hue that makes you feel like you are in the tropics,” says Aimee Peterson, broker/owner at Better Homes and Gardens Real Estate Palmetto, who adds that the mountains bring cooler temperatures than what the coast experiences. Robinson also agrees that Seneca is the perfect Southern lake town to call home. “[It] offers residents the peaceful lifestyle they dream of, while also drawing on the vibrant energy of being close to Clemson University. Due to its proximity to the lake and university, Seneca has seen very stable growth in its housing market,” she explains. 

Compared to coastal destinations in South Carolina, Seneca is also relatively affordable. According to recent Zillow estimates, the average home value in Seneca is $307,710.

Hot Springs, Arkansas

“Bordered by Lake Hamilton, Hot Springs includes so many opportunities to explore the surrounding nature, including Hot Springs National Park, which has actual thermal springs in the middle of town,” says Robinson. “I can’t believe that this beautiful place has very affordable housing that is substantially lower than most markets.” The average home value in Hot Springs is $244,769, with a median sale price of $234,017; the cost of living here is also 7% below the national average. 

Chapin, South Carolina

“Right down Interstate 26, off Exit 91, you will find my next favorite lake living town, Chapin, with Lake Murray access. Located in the middle of South Carolina, only two hours from the ocean in one direction and the mountains in the other, this town is ideal for active buyers,” says Peterson. “Being closer to the capital of South Carolina means there is more infrastructure for healthcare, shopping, the airport, and highly rated schools.”

Given those amenities, however, she adds that home prices are on the higher side. As of May 2026, the average home value in Chapin, known as the “Capital of Lake Murray,” is $440,505. Still, if that’s within your budget, she says you can enjoy a “small-town feel, with large luxury homesites on the water, the addition of more planned communities, and many more boat storage facilities to support all those new boat owners.”

Guntersville, Alabama

If you prefer to spend every moment of your free time fishing, you may want to consider relocating to Guntersville, Alabama. Located at the southernmost point of the Tennessee River, the city is surrounded by Lake Guntersville, the largest lake in Alabama. When you’re not on the water—or casting a line for catfish, largemouth bass, striped bass, and black crappie—you can frequent the restaurants and shops along the main street of downtown Guntersville or get your steps in on the Sunset Drive Walking Trail, which traces the shores of the lake. One of the biggest perks of full-time living in this corner of Alabama is the relative affordability. The average home value in Guntersville is just over $300,000.

Dandridge, Tennessee

Few things go together better than lakes and mountains—and Dandridge, Tennessee, is proof. “Located on Douglas Lake, Dandridge also has a beautiful view of the Great Smoky Mountains. It is close to bigger tourist attractions like Pigeon Forge and Gatlinburg, so it kind of feels like a hidden gem that I get all to myself,” says Robinson, adding that the “the close-knit community there makes [her] feel envious of residents there who get to enjoy the beautiful nature and lower cost of living.” The cost of living is 11% below the national average, but home values still come with a slight premium that you’d expect from a lake town; the average home value is currently $383,104.

Cornelius, North Carolina

Lake Norman offers the best of both worlds: convenient access to Charlotte’s big-city amenities and lots of laid-back towns. There are a handful of the latter with year-round appeal, but Cornelius, North Carolina, tops the list. With everything from scenic Lake Norman views to green spaces, mini golf, bike trails, live music, and a restaurant owned by a multi-time James Beard Award-nominated chef—Hello, Sailor is a must—this 35,000-person suburban town provides a well-rounded lifestyle. It does come at a cost, though. The cost of living is 8% higher than the national average, and you can expect home values (and sale prices) around the $500,000 mark.

Clayton, Georgia

“Clayton, Georgia, is tucked in the foothills of the Southern Appalachian Mountains. Only a two-hour drive from Atlanta, it's convenient yet a world away from city life,” says Sarah Gillespie, a global real estate advisor with Mountain Sotheby’s International Realty. Although it isn’t directly on a body of water, Clayton is widely considered the central hub of the North Georgia Lakes region. As a full-time resident, you’ll be within driving distance of Lake Burton, Lake Rabun, Seed Lake, and Tallulah Falls Lake, where, says Gillespie, “the waterfront home inventory includes everything from board-and-batten older cottages to modern mansions.” In downtown Clayton, she says, you’ll find “a mix of outdoor adventure combined with boutiques, restaurants, and ample amenities for full-time living.” 

“Between the private Waterfall Club and two marinas offering lakefront foodie spots, like the new 1967 restaurant at Anchorage Boat Dock, you get an incredible lakefront lifestyle while maintaining that small-town charm feel,” Leigh Barnett, another global real estate advisor with Mountain Sotheby’s International Realty, adds.