Trying to choose between Highlands and Cashiers for your second home? From afar, these two mountain towns can look similar. On the ground, they feel very different. In the next few minutes, you’ll compare lifestyle, property types, budgets, and practical checks so you can match your priorities to the right place. Let’s dive in.
Highlands vs. Cashiers snapshot
Geography and drive times
- The towns sit on the Blue Ridge Plateau, about a 30 to 50-minute drive apart depending on the route and traffic on winding mountain roads.
- Highlands is higher in elevation, while Cashiers rests on a slightly lower plateau and valley system to the south and southwest.
Elevation and microclimate
- Highlands sits around 4,000 feet or more, which usually means cooler temperatures and a shorter growing season.
- Cashiers is roughly 3,200 to 3,600 feet. You’ll still feel crisp mountain air, but with a touch more warmth and a slightly longer season.
Town character
- Highlands has a compact, walkable downtown with upscale dining, galleries, boutiques, and visible visitor infrastructure.
- Cashiers has a quieter, village-style center with a woods-and-water feel. Many properties are tucked into forests or near lakes and trails.
Seasonal rhythms
- Both towns ramp up in late spring through early fall, with a second peak during leaf season. Winter is quieter. Some businesses reduce hours and road conditions can vary in snowy periods.
Lifestyle fit: downtown vs. lake life
Highlands lifestyle
- Walkable social core with fine dining, boutique shopping, galleries, and luxury lodging and spa options.
- Private clubs and golf options in the greater area can be a major part of the lifestyle for many owners.
- Frequent events and cultural programming compared with smaller villages.
Cashiers lifestyle
- Lake and forest access take center stage. Lake Glenville and area trails and waterfalls drive day-to-day recreation for many owners.
- Privacy is easier to find, with larger wooded parcels common.
- Resort communities often focus on outdoor recreation amenities, with a quieter town center.
Lake access specifics
- Lake Glenville is a regional anchor and is often cited as one of the highest-elevation lakes in the eastern United States.
- In Highlands, waterfront access is more likely to be mountain streams, small private lakes, or nearby communities rather than immediate big-lake shoreline.
- Dock rights and community marina rules vary by neighborhood. Confirm deeded slips, construction allowances, and any restrictions during due diligence.
Property types and land use
Highlands property mix
- Turnkey luxury cottages and vacation homes near town are common, often on smaller lots.
- Ridge-top and mountainside estates offer panoramic views, with steeper topography typical.
- Some townhomes and condo-style options exist, and certain complexes may allow short-term rentals where permitted.
Cashiers property mix
- Lakefront and lake-view homes, especially around Lake Glenville, are a standout category.
- Larger wooded properties, ranch or equestrian-style parcels, and buildable lots outside the village core are common.
- Gated and resort communities may offer private clubs, pools, trail systems, and marina access.
Environmental constraints
- Mountain development has unique guardrails. Steep slopes, protected watersheds, and stream buffers can limit where and how you can build.
- Expect engineered solutions for erosion control and stormwater on steeper sites.
Utilities and access checks
- Water: Many homes rely on private wells. Some in-town Highlands parcels may have municipal service. Always verify the source and capacity.
- Sewage: Septic systems are standard. Given rocky soils and slopes, confirm septic suitability with site evaluations and percolation tests.
- Roads: Understand if access is on public or private roads, plus who maintains and plows them in winter. Driveway grade and turning radius matter in the mountains.
- Broadband and cell: Coverage can vary block by block. Test speeds and providers on site if you plan to work remotely.
Rules, HOAs, and permitting
- Jurisdiction: Highlands is in Macon County. Cashiers is in Jackson County. County zoning, setbacks, and permits differ.
- HOAs and POAs: Planned communities often have fees and architectural review rules that shape building materials, colors, driveway specs, docks, and parking.
- Short-term rentals: Rules vary by community and county. Confirm rental allowances before underwriting income assumptions.
- Permitting: Mountain lots may need specialized permits or engineering for slopes, driveways, and stormwater.
Budget and market dynamics
- Relative pricing: Highlands often commands higher entry prices and per-square-foot premiums near downtown, where land is scarce. Cashiers can offer more acreage and lakefront options, with premiums on true waterfront and top-tier view parcels.
- Seasonality: Listings and buyer activity peak spring through fall. Sellers often time launches for maximum visibility.
- Inventory: Buildable lots near walkable cores are limited in Highlands, which can keep prices elevated.
- Carrying costs: Budget for septic pumping, potential dock upkeep, private road fees, and snow removal. Insurance can be higher for wildfire exposure, rugged access, or lake-related liability.
Due diligence essentials for mountain and lake homes
Use this checklist to save time and avoid surprises:
- Septic and well: Verify records, ages, locations, and capacity. Order soil and well yield tests on land and older systems.
- Slope and timber: Ask about erosion, landslide history, and tree health. Look for signs of runoff on driveways and banks.
- Access and safety: Confirm public vs. private roads, maintenance plans, and winter plowing. Check emergency access.
- Surveys and easements: Order a current survey. Confirm any access rights to lakes, community docks, or shared driveways.
- HOA rules: Review rental policies, dock rules, architectural review timelines, and financials.
- Shoreline specifics: For lake property, confirm permitted docks or deeded slips and how seasonal water levels affect use.
Plan a focused scouting trip
Fast 2-day comparison
- Day 1 — Highlands: Walk downtown to gauge the walkable lifestyle. Tour 3 to 5 properties that include a town cottage and one ridge-top view home. If clubs matter, schedule a site visit. Meet with your agent to review covenants and utility realities.
- Day 2 — Cashiers: Tour a mix of lakefront, lake-view, and a larger wooded parcel. Visit community docks or ramps to understand access. Dine locally, and test drive times to services.
Deeper 4-day dive
- Day 1: Arrive and drive key neighborhoods to orient.
- Day 2: Highlands showings, downtown amenities, plus a meeting with a builder or inspector for feasibility insights.
- Day 3: Cashiers showings that include lake options and wooded acreage. Visit any community marina or club you are considering.
- Day 4: Revisit top contenders. If possible, start site tests or meet septic and well specialists.
On-tour questions to ask
- How steep is the driveway and where does water go during storms?
- What are the internet options and measured speeds at the house?
- Where are the septic tank and lines? When was the last service?
- Who maintains the road, and what are winter access plans?
- What are the HOA rental and dock rules, and how long do approvals take?
When to widen the search
- If Highlands feels tight on inventory or pricing, nearby Macon or Transylvania County communities may give you more land or different price points while staying close to Highlands amenities.
- If you want more amenity density than Cashiers offers, consider nearby resort communities such as Sapphire Valley or the Lake Toxaway area.
- For value per acre, explore the broader fringes of Jackson and Macon counties and compare drive times to your preferred town center.
How to choose with confidence
- You want walkability and frequent dining and cultural options: start in Highlands.
- You want boating and bigger wooded parcels: lean toward Cashiers and the Lake Glenville area.
- You plan to build: both areas can work, but Cashiers often has more buildable lots. Always confirm slope, septic feasibility, and access.
- You expect to rent occasionally: rules vary by community. Compare HOA and county policies before you buy.
- You work remotely: test broadband and cell at each candidate address. Coverage can change within a mile.
Work with a local, high-touch advisor
Buying a mountain or lake home is as much logistics as lifestyle. You need someone who knows the land, the rules, and the flow of a remote transaction. As a place-based broker serving the Highlands–Cashiers plateau, I help you pre-screen neighborhoods, arrange efficient tours, coordinate specialists, and manage details from offer through closing so you can focus on the fit.
If you’re comparing Highlands and Cashiers, let’s talk about your goals and set a plan for your first visit. Start with a quick consult through Collin Taylor - Main Site.
FAQs
How far apart are Highlands and Cashiers?
- Plan for a 30 to 50-minute drive between the towns due to winding mountain roads, even though they are only about 15 to 25 miles apart by distance.
What weather differences should I expect?
- Highlands sits higher, so it tends to be a bit cooler with a shorter growing season and can see more frequent summer storms or winter snow.
How does Lake Glenville access work in Cashiers?
- Access depends on the property or community: some offer deeded boat slips or community marinas, while others restrict new docks or have specific shoreline rules.
Can I short-term rent a second home here?
- It depends on county rules and your HOA or POA. Some communities allow nightly or weekly rentals, others limit or prohibit them. Verify before you buy.
What annual costs are unique to mountain and lake homes?
- Budget for septic maintenance, potential dock upkeep, private road fees, and seasonal snow removal. Insurance can reflect wildfire, access, and waterfront exposure.
When is the best time to tour homes?
- Late spring through early fall provides the most inventory and easier access. Fall foliage season is also popular. Winter can be quiet but requires flexible scheduling.
Is internet and cell service reliable in both towns?
- Coverage varies by neighborhood and even by street. Always test providers and speeds at the specific property if remote work matters to you.
