The rise of remote work, and a desire to be surrounded by nature, has caused many Americans to say goodbye to McMansions and hello to minimalist homes and a more relaxed lifestyle. Many of us grew up reading books and watching TV shows and movies about young people leaving small towns for the bright lights and bustling lifestyle found in big cities.
But now, that trend seems to be reversing – in fact, even before the pandemic, people were moving from metro areas to more rural regions. However, a report by the Economic Innovation Group revealed that in 2021, over two-thirds of large urban counties experienced a population decline – and in 2023, over 800,000 people left large urban counties.
Bill Golden, realtor-associate broker at Keller Williams Realty Intown Atlanta, has sold real estate in Atlanta for over 30 years. “You’d think my focus would seem to be more on moving to a big city, but you’d be surprised how often the ‘should we move to a small town’ question comes up these days.”
If you’re one of the individuals asking that question, these are some of the things you need to know before moving to a small town.
Properties May Be More Affordable
Golden tells me that he’s had clients who have moved to small towns ranging from Palm Springs, CA, to Washington, GA. “As you might imagine, they are often seeking more for their money real estate wise, as well as a quieter, slower pace of life.”
For example, one set of neighbor-clients became empty nesters and moved to a small town where they could buy a large, older Victorian home at a reasonable price, making it their next project. “They ended up opening a small boutique in the same town, a simpler undertaking than it would have been in Atlanta’s crowded retail market.” However, Golden says they also bought a small condo in Atlanta. “It was a pied-a-terre for trips back into the city for medical appointments and arts events,” he explains.
And they weren’t the only clients of his who approached this transition iteratively. “First, they buy in a small town, and then go back and forth until retirement, or until they hone just where they want to be and how they want to live,” Golden says.
But Homes Aren’t As Cheap As You Might Think
However, Golden warns that “small town” and “home affordability” do not always equate – and this is especially true if the small town you choose is what he calls “captive” to one organization or entity (think college towns). “Another example would be a vacation destination, like Palm Springs, where second homes and rentals have become primary homes as more people work from home – and that can drive up real estate prices,” Golden says. Tips from ulttra-wealthy buyers can help you avoid emotioal decisons.
Don’t Believe the Stereotypes
Tyler Forte is CEO at Felix Homes in Nashville, Tennessee. The state has a lot of small towns, and as a real estate broker, he’s quite familiar with the unique aspects that come with making the move from the city. One question he’s always asked: Does everyone know each other’s business in a small town? Forte says the answer really depends. “However, for the most part, people generally keep to themselves,” he says. “While there may be some town gossip, most folks are friendly, but refrain from being too nosy as it relates to other people’s personal matters,” Forte explains.
Mind Your Manners
However, because people tend to know (and trust) each other, Forte says some things are handled differently in a small town. “And there is a hierarchy to the way business is conducted – which can sometimes be referred to as the ‘good ole boys club,’” he shares. In small towns, Forte says it’s important to treat everyone with respect because you never know who you may be rubbing shoulders with. “And, in many instances, business success may be based on who you know and what connections you have,” he shares.
The Natural Amenities Scale Can Be Invaluable
According to the U.S. Department of Agriculture, the Natural Amenities Scale measures the physical properties of a county that tend to make it attractive. The measures include warm winter, winter sun, temperate sun, low summer humidity, topographic variation, and water area. For example, according to a report by the University of Virginia, rural counties with high amenity scores tend to attract a higher number of younger workers (ages 25 to 44 years old). Looking at the scale can help you determine the most desirable small towns.
Internet Speeds and Internet Costs Might Surprise You
Living in a small town, you may not be on the cutting edge of technology. “Those seeking the best small-town option have sometimes struggled to find the tech they are used to, like the internet speed, volume, and reliability life now demands,” Golden says.
Forte agrees that you may not have access to some of the creature comforts you’ve grown accustomed to. “For example, high-speed internet in many small towns in Tennessee was nonexistent – that is before SpaceX’s Starlink internet service,” he says. “In my opinion, the ability to get high-speed internet via Starling has been one of the biggest reasons why folks are seriously considering a move to small towns.” Many jobs allow employees to work remotely, but Forte says a high speed internet connection is a necessity. (Starlink is $120 a month, and there’s also a $599 equipment fee.)
You May Not Have Healthcare Services In Abundance
Golden notes that finding the breadth and depth of healthcare services in a small town can be challenging too. “For instance, across much of rural Georgia, hospitals have consolidated and closed, meaning those services are further away, as are the medical specialties often found around them,” he says. (Remember his clients who live in a small town, and have a condo in Atlanta for medical appointments?)
According to a report by the Center for American Progress, rural communities represent almost two-thirds of primary care health professional shortage areas. And the Kaiser Family Foundation notes that 14,858 health care providers are needed to eliminate the shortage.
Your Home Insurance Needs May Be Different
According to State Farm agent Jason Parker, when moving to a small town, your insurance coverage can change for a variety of reasons. “A major piece that can often be overlooked when moving out of larger cities is the need for back-up sewer and drain coverage – especially if you’re moving to a smaller community or a property with more land.” In larger cities, he says the local government is responsible for any issues that may arise in a sewage system, but in smaller communities that often use septic tanks, he explains that the home’s owner is responsible for any problems.
If you’re upsizing or gaining more land, Parker says you may end up purchasing more belongings, ranging from furniture to lawn care equipment. “Ensuring updated, accurate coverage for the contents of your home, as well as any additional endorsements or liability insurances needed for larger toys like golf carts and dirt bikes – and even a barn, garage, or shed – might require additional coverage amounts to adequately insure.” On the other hand, you’ll have plenty of space to engage in the trending core home design trends, like gardencore, westerncore, craftcore, and more.
Your landscape could also change. For example, Parker says purchasing a sprawling property in a smaller community could result in more large trees. “Whenever there’s a drastic landscape shift, like desert to lush with nature, check to see how your coverage might change,” he advises.
Some Big Cities Are Trying to Make You Stay Put
In Atlanta and other big cities, Golden says he’s seen an increase in cityhood initiatives. “Distinct urban and suburban communities are incorporating, often then building, a small-town-feeling downtown where none existed before, offering residents the best of both the big city and small-town experience.” In fact, he says it’s currently happening in
Brookhaven, the city-within-a-city in which he lives. “In fact, my own neighborhood, LaVista Park, has a suburban feel, despite being right off an interstate and bounded by two state highways.”