If you’re thinking about buying a second home in Highlands, you’re not alone. This mountain town has long been shaped by seasonal ownership, and that creates both exciting opportunities and a few local details you’ll want to understand before you buy. If you know what to look for ahead of time, you can make a more confident decision and avoid surprises after closing. Let’s dive in.
Highlands Is Built for Second Homes
Highlands is not a market where second-home buyers are unusual. The town has a long history of seasonal homes, and real estate and home construction remain two of its top industries.
That pattern shows up clearly in the housing mix. Highlands’ community plan reported 2,223 housing units within town limits using 2019 ACS data, with only 639 primary residences and 1,584 other units that likely function as seasonal homes, vacation rentals, or other non-primary residences.
Seasonality also changes how the town feels throughout the year. A community plan update estimated the plateau’s population can rise from about 3,200 in the off-season to 18,000 in peak season, while the 2020 census counted 1,072 residents in the town itself.
For you as a buyer, that means second-home ownership is part of the normal rhythm of the market. It also means inventory, pricing, upkeep expectations, and local services often reflect a town that serves both full-time residents and seasonal owners.
Highlands Prices Reflect a Premium Market
A second home in Highlands often comes with a higher price point than many other Western North Carolina markets. Macon County’s 2024 housing needs assessment said the Highlands/Flats submarket had a 2023 median home value of $592,345.
The same report noted that the area’s higher prices reflect the presence of luxury and second or vacation homes. It also described the submarket as heavily influenced by a seasonal and tourism-focused sales pattern.
That does not mean every property fits the same mold. It does mean you should go in with a clear budget, a realistic idea of carrying costs, and a plan for how often you expect to use the home.
Mountain Weather Matters More Than You Think
Highlands offers the cool mountain climate many second-home buyers want, but that climate comes with real ownership responsibilities. The town sits at 3,850 feet on Main Street, and the weather is meaningfully different from lower-elevation markets.
NOAA data for Highlands shows an annual mean temperature of 50.9 degrees, average annual precipitation of 88.28 inches, and average annual snowfall of 10.2 inches. January averages are 42.3 degrees for highs and 23.9 degrees for lows, while July averages are 77.7 degrees for highs and 57.7 degrees for lows.
In plain English, you should expect true mountain weather. Cool summers may be a major draw, but winter cold, heavy rain, and seasonal changes can all affect how you maintain and access your property.
Winterization Should Be Part of Your Plan
The Town of Highlands advises seasonal residents who are not used to colder climates, or who will leave a home vacant for more than a few days during winter, to consider professional winterization.
That is especially important for second-home owners who may not be in town regularly. If your property sits empty during colder months, you’ll want a clear plan for pipes, exterior water lines, and routine cold-weather prep.
NC State Extension also recommends setting aside 1% to 3% of a home’s market value each year for maintenance and repair. It notes that most North Carolina homes need some freeze protection or winter drainage for outside water lines, which is especially relevant in Highlands.
Getting There Is Part of Ownership
Before buying a second home, think honestly about how you’ll use it. A home that feels perfect on paper may be less practical if the drive does not fit your routine.
According to the Highlands Chamber, driving times are about 1.5 to 2 hours from Asheville, 2 hours from Greenville, 2.5 hours from Atlanta, and 2.5 to 3.5 hours from Knoxville. The chamber also notes that the Asheville route through Cullasaja Gorge is a curvy mountain drive.
If you plan to come up often for weekends, holiday trips, or extended stays, access should be part of your buying decision. The road in, the driveway, and the ease of getting to town all shape how enjoyable second-home ownership will feel over time.
Town Limits Can Change Your Costs
One of the most important questions to ask before buying in Highlands is whether the property is inside the corporate limits or outside them. That one detail can affect utility availability and monthly costs.
The Town of Highlands provides electric service to all town limits and some of the Horsecove community. It also provides water service across most of the town limits, while sewer service is available only in certain areas inside town limits.
The town’s fee schedule shows why this matters. For a 3/4-inch residential meter, the minimum water charge is $50.60 inside town and $101.20 outside town. The same size water connection fee is $2,400 inside town and $3,900 outside town.
Sewer can vary too. The town states that sewer connection fees outside the corporate limits are 200% of the inside-town fee, and sewer rates are set at 100% of the water rate.
Trash Service Has Local Rules Too
Residential garbage service is another small but useful detail to confirm. The town provides residential trash collection twice per week and requires bear-resistant toters.
That may sound minor, but it reflects a real part of mountain ownership. In Highlands, practical day-to-day systems matter, and wildlife-aware ownership is simply part of living in the area.
Confirm Water, Sewer, Well, and Septic Early
Not every property will connect to the same infrastructure. Because sewer service is only available in certain areas, some homes may rely on private systems rather than full town utility connections.
Before closing, confirm whether the home is on town water and sewer or on a well and septic system. That should be part of your due diligence from the start, not a detail you circle back to later.
NC State Extension advises that wells should be properly sited away from septic systems and that septic systems require ongoing maintenance. If a property uses private systems, you’ll want to price in inspections and long-term upkeep as part of your overall ownership costs.
HOA Review Should Never Be an Afterthought
In a second-home market like Highlands, owners’ associations and mandatory covenants can play a big role in both cost and day-to-day use. That is why HOA review deserves real attention before you commit.
North Carolina’s Residential Property and Owners’ Association Disclosure Statement applies to most residential sales. When a property is subject to an owners’ association or mandatory covenants, the disclosure asks about dues, assessments, association contact information, transfer fees, lawsuits or judgments, and services or amenities covered by dues.
For you, that means the key question is not just whether there is an HOA. It is what that HOA actually does, what it costs, and whether its rules match how you plan to use the property.
Questions To Ask About HOA or POA Rules
Before buying, make sure you get clear answers to questions like these:
- What are the current dues?
- Are there special assessments?
- Are there transfer fees at closing?
- What services or amenities are covered?
- Are there rules that affect how you use the home?
- Who handles road maintenance, exterior upkeep, or common areas, if applicable?
A clear HOA review can protect you from surprises and help you compare properties more accurately.
Zoning and Land Use Deserve a Close Look
Highlands has a relatively strong land-use framework for a small mountain town. The town says it enforces a Unified Development Ordinance, maintains zoning regulations and zoning, watershed, and floodplain maps, and uses community design standards aimed at preserving the plateau’s environmental character.
That matters because the setting is a major part of what draws buyers here. It also means that what you can do with a property, improve on a property, or change over time may be shaped by local rules.
If you are buying with a specific use in mind, confirm that early. It is always better to understand zoning and land-use details before you close than after you already own the home.
Property Taxes and Ongoing Costs Add Up
When people budget for a second home, they often focus first on purchase price. In Highlands, it is just as important to think through the carrying costs that continue year after year.
Macon County’s FY 2025 to 2026 budget sets the county property tax rate at 27 cents per $100 of assessed value. The county tax department says bills are mailed in July or August, due September 1, and become delinquent after January 5, with interest beginning January 6.
You’ll also want to plan for utilities, trash, maintenance, and any HOA dues. For a mountain second home, regular upkeep is not optional. It is part of protecting the property, especially if you live out of the area and the home sits vacant between visits.
A Simple Highlands Second-Home Checklist
If you want a practical way to evaluate a property, start with these questions:
- Is the home inside town limits or outside them?
- Is it on town water and sewer, or on a well and septic system?
- What are the water, sewer, and trash costs?
- Does the property have HOA or POA dues, transfer fees, or assessments?
- What does winterization look like if the home will sit vacant?
- How easy is access during colder or wetter weather?
- Who will handle routine check-ins, maintenance, and issue response when you are away?
These questions may not be the most glamorous part of shopping for a mountain home, but they are often the ones that matter most after closing.
Why Local Guidance Matters for Remote Buyers
Many second-home buyers in Highlands are purchasing from outside the area. If that sounds like you, local support becomes especially valuable because mountain properties can be harder to evaluate from a distance.
A calm, thorough buying process can help you sort through things like town limits, utility setup, seasonal maintenance, and access without feeling rushed. That kind of guidance is often the difference between buying a home that only looks good online and buying one that truly fits your goals.
If you’re considering a second home in Highlands, the best approach is simple: ask practical questions early, verify the local details, and make sure the property works for the way you’ll actually use it.
If you want straightforward help buying in the Western North Carolina mountains, Matt Jackson offers clear, no-pressure guidance to help you make a confident move.
FAQs
What makes Highlands, NC a strong second-home market?
- Highlands has a long history of seasonal homes, and the town’s community plan reported far more non-primary housing units than primary residences within town limits.
What weather should second-home buyers expect in Highlands, NC?
- Highlands has true mountain weather, with a 50.9-degree annual mean temperature, 88.28 inches of average annual precipitation, and 10.2 inches of average annual snowfall according to NOAA data.
What should buyers ask about utilities in Highlands, NC?
- You should confirm whether the property is inside town limits, whether it has town water and sewer or private systems, and what the related connection fees and monthly service costs will be.
Why do HOA rules matter for a second home in Highlands, NC?
- HOA or POA rules can affect your dues, transfer fees, assessments, services, amenities, and other ownership details, so they should be reviewed carefully during due diligence.
What maintenance planning matters for a Highlands, NC second home?
- Winterization, freeze protection, routine upkeep, and regular property check-ins matter because mountain weather and seasonal vacancy can increase maintenance needs.
What is the Macon County property tax rate for Highlands, NC homes?
- Macon County’s FY 2025 to 2026 budget sets the county property tax rate at 27 cents per $100 of assessed value.
