From Weekend Getaways to Forever Homes: Georgia’s Most Livable Tourist Cities

Thinking of turning your favorite getaway into your forever home? You’re not alone. Across Georgia, some of the state’s most visited destinations are quietly becoming relocation hot spots. 

According to a 2024 report by StorageCafe, Georgia experienced a net gain of nearly 62,000 residents in 2023. Another study, conducted by financial technology company SmartAsset, revealed that travel-worthy cities like Atlanta, Savannah, and Athens rank among the top 20 U.S. cities attracting new Millennial residents.

These are the places people return to year after year for the festivals, the beaches, the small-town charm, and eventually decide they’d rather not leave at all. But there’s more to this shift than scenic streets and good weather. 

Tourism plays a fundamental role in shaping housing demand, rental income potential, and even the pace of local development. We’re taking a closer look at how popular tourist cities across Georgia influence (and sometimes reshape) the real estate market and what that means for you as a potential relocator to those cities. 

How Tourism Shapes Real Estate in Georgia

In tourist-driven markets, real estate doesn’t behave like it does elsewhere. That’s especially true across Georgia, where millions of visitors flow into the state’s top destinations each year. 

Data from Explore Georgia, the tourism division of the Georgia Department of Economic Development, reveals that tourism in the Peach State reached record levels in 2023, contributing over $79 billion to the local economy and supporting more than 463,000 jobs. 

But behind those numbers lies a quieter shift: travelers turning into part-time residents, and visitors deciding to stay for good. And if you think about it, it makes sense. It’s much easier to consider relocating to a city you’ve experienced (and probably fallen in love with) than to move somewhere completely unknown, no matter how well-ranked or highly recommended it is online.

Either way, this is a growing trend, and the housing demand in tourist cities across Georgia has fueled the rise of short-term rental properties in many areas, particularly in scenic towns and coastal enclaves. 

The Rise of Short-Term Rentals

In cities with active rental ordinances and strong seasonal draw, platforms like Airbnb and Vrbo have created new paths to homeownership for investors and buyers looking to offset mortgage costs. 

The returns can be compelling. In popular spots like Tybee Island and Atlanta, short-term rentals usually stay booked 55% to 65% of the year, even more during peak season. That kind of demand can bring in tens of thousands a year, helping owners cover their mortgage and ease the cost of owning a home.

Seasonality also adds pressure. Some communities see their population swell dramatically during peak months, stretching local infrastructure and creating new rhythms for schools, traffic, and public services. 

This fluctuation has led to a growing interest in flexible housing, homes that can function as personal getaways, rental income sources, or long-term residences, depending on the season and the owner’s preference.

And while the income potential draws some, others simply choose to stay in the places they used to vacation. From the coast to the mountains, second-home sales have surged across Georgia, with certain counties seeing annual spikes of over 100% in vacation home purchases, according to national housing reports.

What is it Like Buying in Tourist-Driven Markets in Georgia?

Georgia’s tourism industry has experienced unprecedented growth. In 2023, the state welcomed a record-breaking 171 million visitors, resulting in a staggering $43.6 billion in direct visitor spending on hotels, restaurants, transportation, and other local businesses.

For first-time homebuyers, this boom presents both opportunities and challenges. On the positive side, tourists have revitalized many communities, leading to:

• Improved infrastructure.
• More and better amenities.
• Buoyant local economies. 

However, the heightened demand for properties, particularly in scenic and historic areas, has driven up home prices, making affordability a concern. There’s also the competition that now comes not just from fellow homebuyers, but from investors (often more experienced) looking to capitalize on the lucrative short-term rental market.

Seasoned investors view these markets through a different lens. The consistent flow of tourists offers a steady stream of potential renters, making short-term rental properties an attractive investment. 

However, it’s essential to navigate local regulations, as some communities have implemented ordinances to manage the proliferation of short-term rentals, aiming to balance the needs of residents and tourists alike. 

Understanding these regulations, market trends, and occupancy rates is crucial for maximizing returns.

Popular Tourist Destinations in Georgia

So, what are the top touristy places to buy your primary residence or a shiny second home in Georgia? We have listed some top contenders below to help you decide: 

Atlanta 

Atlanta doesn’t rely on just one kind of visitor, and that’s part of what makes it such a smart place to buy real estate in Georgia. In 2023, the city attracted close to 50 million people, fueling an $18 billion hospitality industry, according to Discover Atlanta. 

Contrary to other capital cities, tourism here isn’t limited to a season but a steady presence, powered by year-round conventions, concerts, college sports, and film production.

For homebuyers, that consistency matters. This means that neighborhoods stay active year-round and that rental demand doesn’t drop off once summer ends. It also means a broader range of housing options. 

Unlike smaller vacation markets, Atlanta makes it easier to find attached homes, duplexes, and small multifamily properties. These real estate choices appeal to first-time buyers, house hackers, and long-term investors alike.

Neighborhoods like West End, East Atlanta Village, and Edgewood are popular with Atlanta real estate buyers looking for walkability, a vast housing supply, and unique character. For those more focused on rental income, areas near downtown and the BeltLine tend to hold their value and stay booked. 

Atlanta’s short-term rental market is regulated, but still very much alive; permits are required, and you’ll need to meet residency requirements in many cases.

Yes, Atlanta has its challenges: traffic, zoning quirks, and big swings in school quality. But for buyers who want flexibility and long-term demand, it’s one of the few Georgia cities where tourism and full-time living comfortably overlap and remain consistent.

County: Fulton	Short-Term Rental Market: Active STR market with moderate occupancy rates.
Median Sale Price: $392,471	Seasonal Population Impact: Peaks during major events and conventions.
Cost of Living Index: 113.3	Job Market & Industry Mix: Finance, tech, film, and logistics.
Top Zip Codes for Investors: 30308, 30312, 30316	Walk Score: 48 / Transit Access: 81
Tourism Appeal: Major attractions like the Georgia Aquarium, World of Coca-Cola, and Centennial Olympic Park.	Local Insight: Strong job market with growing industries.

Savannah

There’s a reason people come to Savannah and start wondering what it would be like to live there. The moss-draped oaks, quaint walkable squares, and historic architecture aren’t just good for tourism; they create lasting appeal for almost any property buyer out there. 

In 2023 alone, Savannah attracted around 12.5 million visitors, contributing to a tourism industry with over $2 billion in revenue. This steady influx supports a vibrant short-term rental market, which is, as expected, carefully regulated. 

In the city’s most sought-after districts, such as the Historic, Victorian, and Streetcar neighborhoods, non-owner-occupied short-term vacation rentals are capped at 20% per ward, balancing tourism and community interests.

This makes existing permits valuable and long-term rental strategies or owner-occupied setups more appealing for potential Savannah real estate buyers. 

Savannah offers real estate options for every taste. Prospective homebuyers will find plenty of townhomes, classic duplexes, and small historic properties that make sense for living, renting, or both. It’s still possible to find homes that balance charm with a manageable price point in areas beyond the downtown core.

Neighborhoods like the Starland District and Baldwin Park stand out for their mix of culture, character, and year-round livability. And if you’re looking to rent long-term instead of short-term, you’ll have more flexibility. Leases of 31 days or more aren’t subject to the city’s STVR rules.

For anyone thinking beyond a weekend visit, Savannah offers more than good looks. It’s a place where history, tourism, and everyday life meet, and if you buy smart, that mix can work in your favor.

County: Chatham	Short-Term Rental Market: Regulated; STVR certificate required, 20% cap in residential areas
Median Sale Price: $322,222	Seasonal Population Impact: High influx during spring and summer
Cost of Living Index: 90.2	Job Market & Industry Mix: Tourism, port logistics, healthcare.
Top Zip Codes for Investors: 31324, 31326, 31302.	Walk Score: 44 / Transit Score: 34
Tourism Appeal: Historic architecture, vibrant arts scene, coastal charm.	Local Insight: Strong tourism drives housing demand; regulations impact STR availability.

Athens

Athens offers a unique blend of Southern charm and vibrant culture, making it an appealing destination for visitors and potential residents. 

For homebuyers, Athens presents a diverse real estate market. Currently, the median home value is approximately $332K, reflecting a 3.0% increase over the past year.

Neighborhoods like Five Points and Boulevard are renowned for their historic homes and proximity to downtown, while areas such as Eastside offer more contemporary housing options.

Investors should know the city’s short-term rentals (STRs) regulations. In February 2024, Athens-Clarke County implemented ordinances that categorize STRs into two types:

• Home occupation
• Commercial. 

Non-owner-occupied STRs are restricted in single-family residential zones but are permitted in certain commercial and multifamily areas, subject to obtaining the necessary permits and adhering to local tax requirements.

Housing in Athens is moderately competitive, with homes selling in about 51 days. The presence of the University of Georgia contributes to a steady demand for both owner-occupied and rental properties, offering potential for long-term investment growth.

In summary, Athens provides opportunities for both homebuyers and investors, with its growing tourism sector and diverse housing options. Understanding local regulations and market trends is essential for making informed decisions in this dynamic market.

County: Clarke	Short-Term Rental Market: Regulated; non-owner-occupied STRs banned in residential zones.
Median Sale Price: $332,661	Seasonal Population Impact: Peaks during university events and football season.
Cost of Living Index: 87.6	Job Market & Industry Mix: Education, healthcare, and manufacturing.
Top Zip Codes for Investors: 30622, 30621, 30677.	Walk Score: 27 / Transit Score: 33
Tourism Appeal: College town with rich music and culinary scenes.	Local Insight: Vibrant arts scene; strong rental market.

Augusta 

Augusta’s appeal is steady, grounded, and growing quietly, just like its real estate market. Best known for The Masters, the city also thrives year-round thanks to its medical sector, higher education institutions, and an increasingly active tourism economy.

In 2023, tourism supported over 26,000 local jobs, reflecting how much the city benefits from its mix of cultural events, riverfront development, and historical appeal. But what stands out to potential buyers is how accessible this city still feels.

Compared to other popular destinations in Georgia, Augusta remains one of the few where investors can operate short-term rentals without jumping through layers of permitting. 

As of 2023, you don’t need a special STR license in Augusta-Richmond County, just a standard business license plus compliance with the local zoning and tax rules. That makes it one of the more flexible places in Georgia to try out STR income or explore a dual-use property.

Neighborhoods like Summerville, with historic homes and canopy streets, appeal to buyers of Augusta real estate looking for charm and character. Meanwhile, West Augusta offers more modern layouts and proximity to major employers like Augusta University Health. Whether you’re buying to live or to lease, you’ll find options here that suit a range of goals.

This isn’t a place where prices spike overnight, but that’s part of its strength. In Augusta, value builds over time. And for buyers looking for a city that’s stable, liveable, and still friendly to short-term rentals, it’s one of Georgia’s most quietly compelling options.

County: Richmond	Short-Term Rental Market: Permitted in residential and commercial zones; verify zoning
Median Sale Price: $171,361	Seasonal Population Impact: Major spike during Masters week
Cost of Living Index: 80.0	Job Market & Industry Mix: Healthcare, military, manufacturing
Top Zip Codes for Investors: 30814, 30809, 30907.	Walk Score: 22 / Transit Score: 21
Tourism Appeal: Home of The Masters golf tournament; historic sites	Local Insight: Affordable housing; investment opportunities.

Helen

Helen, the reimagined Bavarian alpine village tucked into the North Georgia mountains, has built its brand on charm and consistency. That consistency matters, especially for those considering buying a piece of real estate there. 

Tourism is Helen’s heartbeat. The city draws as many as 1.5 to 2 million visitors annually, supporting over $100 million in economic activity across White County. People come for Oktoberfest, tubing season, wine trails, and holiday lights. And they come back non-stop.

For property owners, that loyalty translates into steady bookings. Helen is notably STR-accommodating. While you must secure a business license and adhere to applicable taxes to operate here, the process is relatively straightforward compared to what you’ll find in Savannah or Atlanta. This clarity and efficiency make Helen appealing to investors looking for a less complicated entry into the STR market.

And in case you’re wondering what the Helen housing market is like, let us just say you won’t find high-rise condos or sprawling developments here. Instead, buyers here work with cozy cabins, mountaintop cottages, and well-kept chalets tucked under tree canopies. This is not a volume game but a quality play. If you own something good, it gets noticed.

The Helen real estate market moves a little slower too. Homes often sit for a while before selling, but that doesn’t mean demand is weak. It just means people are particular. The buyers looking in Helen usually know what they want and are willing to wait for it.

Helen is worth considering if you’re searching for a second home with rental upside, or you’re ready to trade suburban sprawl for weekends with a view. The return on investment is financial, but also peace, pace, and the kind of charm you can’t fake.

County: White	Short-Term Rental Market: Requires a business license and STR permit.
Median Sale Price: $376,744	Seasonal Population Impact: High during festivals and the fall foliage season
Cost of Living Index: 86.2	Job Market & Industry Mix: Tourism, retail, hospitality
Top Zip Codes for Investors: 30545, 30528, 30571.	Walk Score: 57
Tourism Appeal: Bavarian-themed alpine village; outdoor recreation	Local Insight: The seasonal tourism boosts rental income.

Jekyll Island

Jekyll Island offers a unique blend of natural beauty, historical charm, and a well-regulated real estate environment, making it an appealing destination for both homebuyers and potential investors.

If you’re in this group, it’s worth knowing that Jekyll Island runs a little differently from other beach towns. All the land is owned by the state and managed by the Jekyll Island Authority (JIA), so homeowners lease the land under their properties instead of owning it outright.

If you want to rent out your place, you’ll need a rental license from the JIA, and you’ll also be required to pay 3% of your gross rental income as a percentage rent. Short-term rentals are allowed, but there are a few rules: occupancy is capped at two adults per bedroom, plus two additional guests, and you’ll need to name a local contact in case anything goes wrong while renters are there.

The real estate market here has seen some ups and downs recently. Currently, homes in Jekyll Island are selling in an average of 48 days, with prices shifting quite a bit over the past year, something to keep in mind if you’re eyeing this unique coastal spot as your next investment.

The island’s real estate market features a variety of options, from cozy cottages nestled among ancient oaks to modern condos with ocean views.

Beyond the real estate, Jekyll Island’s appeal lies in its serene lifestyle. Residents enjoy access to pristine beaches, miles of bike trails, and a community that largely values conservation and history. 

The island’s amenities, combined with its commitment to preserving natural beauty, create a living experience that’s both tranquil and enriching.

County: Glynn	Short-Term Rental Market: Rental license required; 3% of gross rental revenues remitted to JIA
Median Sale Price: $344,718	Seasonal Population Impact: Steady tourism with peaks in summer
Cost of Living Index: 90.9	Job Market & Industry Mix: Tourism, conservation, hospitality
Top Zip Codes for Investors: 31527, 31522, 31523.	Walk Score: 40
Tourism Appeal: Pristine beaches, historic district, sea turtle center	Local Insight: Exclusive community; limited housing inventory.

Dahlonega

Dahlonega, nestled in the foothills of the Blue Ridge Mountains, blends historical appeal and modern convenience. Recognized as the fourth South’s Best Small Town in 2023 by Southern Living, its allure lies in its picturesque downtown, vibrant arts scene, and rich history.

Tourism plays a significant role in Dahlonega’s economy. In 2023, the city experienced a 10.1% increase in economic impact from tourism, reaching $106.1 million. 

Events like Gold Rush Days and the Old Fashioned Christmas celebration draw visitors year-round, bolstering the local economy and creating opportunities for property owners.

For those considering short-term rentals, Dahlonega has specific regulations in place. Property owners must obtain a business license, which includes an annual fee and a Fire Marshal inspection.

A hotel/motel tax must be collected from guests and remitted monthly. It’s important to note that short-term rentals are only permitted in certain zoning districts, so verifying property eligibility is crucial before buying property in this North Georgia city.

The Dahlonega real estate market is dynamic. The median listing home costs around $370K, and neighborhoods like Mountain Ridge and Silversmith offer a range of housing options to suit various buyer preferences.

Dahlonega’s appeal extends beyond its economic opportunities. The town’s commitment to preserving its natural beauty, coupled with its cultural offerings and community spirit, makes it an attractive destination for both residents and investors seeking a balance of tranquility and vibrancy.

County: Lumpkin	Short-Term Rental Market: Requires a land use permit and STR license.
Median Sale Price: $373,912	Seasonal Population Impact: Increased visitors during festivals and the fall season.
Cost of Living Index: 90.0	Job Market & Industry Mix: Retail, educational services, accommodation and food services, manufacturing.
Top Zip Codes for Investors: 30533, 30564, 30528.	Walk Score: 66
Tourism Appeal: Historic gold rush town, wineries, and festivals	Local Insight: Strong Airbnb performance; scenic appeal.

Blue Ridge

Blue Ridge, Georgia, is a mountain town that blends natural beauty with a welcoming community. In 2023, the town’s visitor centers recorded over 18,500 guests from all 50 states and 24 countries, highlighting its growing appeal as a travel destination. 

The local economy benefits significantly from tourism; in 2023, visitor spending on overnight accommodations contributed more than $3.2 million in unrestricted funding to Fannin County.

Blue Ridge offers opportunities in the short-term rental market for those considering property investment in North Georgia. Property owners must obtain a Short-Term Vacation Rental (STVR) Certificate and an occupation tax certificate (business license). 

The Blue Ridge real estate market has seen growth. A property here costs around $500K, on average. The city’s charm lies in its scenic landscapes, community events, and economic opportunities, making it an attractive option for homebuyers and investors.

County: Fannin	Short-Term Rental Market: STVR certificate and business license required
Median Sale Price: $490,795	Seasonal Population Impact: High during fall foliage and summer months
Cost of Living Index: 101.9	Job Market & Industry Mix: Retail, hospitality, manufacturing, healthcare, and construction.
Top Zip Codes for Investors: 30513, 30559, 30560.	Walk Score: 68
Tourism Appeal: Mountain town with scenic railway and outdoor activities.	Local Insight: Cabin rentals are popular among tourists.

Tybee Island

Tybee Island, Georgia, is a coastal community known for its natural beauty and strong tourism appeal. In 2023, the island welcomed approximately 1.76 million visitors, a jump from 1.04 million in 2015, indicating its growing attractiveness as a travel destination. 

For potential homeowners and investors, it’s important to note that Tybee Island has implemented regulations affecting short-term rentals (STRs). In 2024, the city passed an ordinance prohibiting new STR licenses in residential zones, which comprise about 85% of the island. Existing licenses in these areas are not transferable upon sale or inheritance, gradually reducing the number of STRs over time. 

Despite these restrictions, opportunities remain for those interested in the island’s real estate market. Properties in commercial zones are still eligible for STR licenses, and the demand for vacation rentals continues, driven by the island’s popularity. Buyers should conduct thorough research and consult local regulations to ensure compliance and make informed decisions.

Tybee Island’s charm lies in its blend of serene beaches, historical landmarks, and a close-knit community. Understanding the local market dynamics and regulatory landscape is crucial whether you’re seeking a permanent residence or an investment property. 

Engaging with local real estate professionals can provide valuable insights tailored to your goals.

County: Chatham	Short-Term Rental Market: STR certificate required; compliance with local ordinances.
Median Sale Price: $659,350	Seasonal Population Impact: Peak season in summer; steady tourism year-round.
Cost of Living Index: 90.2	Job Market & Industry Mix: Tourism, hospitality, retail.
Top Zip Codes for Investors: 31328, 31410, 29910.	Walk Score: 47
Tourism Appeal: Sandy beaches, historic lighthouse, coastal recreation	Local Insight: Coastal living with a strong rental market

Conclusion: Tourist Cities in Georgia

If you’re considering turning a favorite getaway into a long-term investment or a full-time home, Georgia’s most visited cities offer a lot to work with. 

Some areas welcome short-term rentals with open arms. Others limit them through permits, zoning, or occupancy rules. Some housing markets are hot and fast-moving; others give you more room to negotiate or find value over time.

Before you move, get familiar with local regulations, seasonal population trends, and the type of properties that are most in demand. Consider your goals, whether you’re prioritizing cash flow, appreciation, or personal use, and let that shape your search.

Tourist towns can make great places to live and invest in. But like any market, the best outcomes come when you’re informed, realistic, and clear on what you want from the start.