I want to live in the mountains: help please :)

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I want to live in the mountains: help please :)

Will Fraser
Real Estate Broker · Salt Lake City & Oklahoma City · Member since 2018 · 3k+ posts · 2k+ votes

My family is growing and as we grow in size we also grow tired of the mundane life of the plains.  There is a lot to appreciate other than natural beauty, but as native Natural Staters we love us some outdoors.  Particularly we are drawn to mountains and love skiing, hiking, camping, and the like.

What mountain town or town with easy access to mountains would you recommend for an outdoor-experiences-fueled lifestyle?  

Potential for investments doesn't hurt, but it's not required :) 

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Kenton LeVay
Investor · Austin, TX · Member since 2018 · 119 posts · 114 votes
5y

An underrated gem could be Reno, NV! Sits right at the base of the Sierra's, close to Lake Tahoe, 0% state income tax and relatively cheap real estate with opportunities for CF and appreciation.

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  • Tom Lundberg
    Prince George, British Columbia · Member since 2019 · 20 posts · 7 votes
    5y

    Think British Columbia, Canada

    2Reply
  • Teri Feeney Styers
    Real Estate Agent · Grand Junction, CO · Member since 2015 · 1k+ posts · 736 votes
    5y

    I didn't read all the comments but would encourage you to look at the "western slope" in Colorado @Will Fraser. There are many small, still cheap towns with much better proximity to ski areas than the famous "front range" (Denver - Boulder - Co. Springs). Look at Hotchkiss, Paonia, Delta, Montrose, Gunnison. My hometown of Grand Junction offers all sorts of outdoor recreation opportunities and much nicer weather than the front range and much cheaper real estate. Western slope ski areas include: Telluride, Crested Butte, Powderhorn, Monarch. 

    2Reply
  • Alecia LovelessPro Member
    Member since 2019 · 3k+ posts · 2k+ votes
    5y

    @Will Fraser The Littleton,New Hampshire area is nice. You have to be patient to find the investment opportunities but they’re out there. We’re centrally located to skiing, hiking, golf, fall foliage and more. There’s lots of restaurants and cultural opportunities and just a short drive to Canada and Boston or even New York City.

    1Reply
  • Shane Cloutier
    New to Real Estate · Dalton, NH · Member since 2020 · 116 posts · 64 votes
    5y

    I have to second @Alecia Loveless on NH. But I might be a bit biases having lived here for over 40 years. The Appalachian mountains cut right through the center of the state. Littleton is on the north west side just above what we call "The Notch". We have ski resorts all throughout the section where the mountain range cuts. National parks filled with plenty of trails and natural wonders like The Basin, plus waterfalls and wildlife everywhere. We host one of the largest Highland Games festivals in the northeast every year in Lincoln, NH. Feel free to reach out to us or someone else local to the state since there is plenty or property up on Zillow and other sites that look like a great deal but are in some of the towns that aren't doing so well. Berlin is a big one for that, the town used to be a paper factory hub. Now that the factories are gone the properties there are being listed like crazy but the market still hasn't hit the bottom of where most expect it to hit. 

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  • Scott Mcnemar
    Realtor · Reno, NV · Member since 2019 · 6 posts · 9 votes
    5y

    Reno, has everything, everyone has mentioned plus some, population growth,strong job growth, Tesla amazon, apple, google, switch, blockchain city , blackstone, plus hundreds of other companies have recently moved to the Tahoe Reno industrial center (largest industrial park in the world/ 120,000+ acres sold out) and the surrounding areas. Three or more massive industrial parks planned for area. No state income tax!

    Reno is 45 min to Lake Tahoe and 10 or more ski resorts including, squaw valley, heavenly ski resort.

    We are within an hours drive to over 100 mountain lakes.

    3 hrs to mammoth mnt ,Yosemite, SF, and Silicon Valley. I ride (mnt bike) and hike in the mountains almost everyday, I can be in the mountains in 20 min . We also have the the great open spaces of the high desert (burning man.)

    We are vibrant growing city ( population 500k).

    Home prices are appreciating rapidly (median 490k)

    So Reno is also experiencing an influx of people leaving California like all the other cities growing.

    Reno has a lot of room to grow, lots of upside.

    I am a realtor/PM/Invetsor here locally so I am obviously bias, let me know if I can be of any assistance, happy to help in anyway.

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  • Amanda McKane
    Rental Property Investor · Seattle · Member since 2013 · 21 posts · 16 votes
    5y

    @Kenton LeVay another hidden gem right near Reno on the way to Truckee is Verdi. Heating up but still some gems to be had.

    1Reply
  • Han T.
    Investor · Columbus · Member since 2017 · 105 posts · 46 votes
    5y
    Originally posted by @Dean Letfus:

    Come to New Zealand, you can live at the foot of mountains like this and enjoy them everyday :-).  And you're a few minutes away from a beach!

    Wow....beautiful is this Taranaki?

    0Reply
  • Dalton Emershaw
    New to Real Estate · Norton, VA · Member since 2020 · 4 posts · 1 vote
    5y

    If you want a small town feel that is ripe for investing, then you should come to Norton, Virginia. It’s the smallest city in Virginia and you can get great property cheap!

    We are nestled in the mountains and an hour from Tennessee and Kentucky. We don’t have much, but we have beautiful mountains and many hiking and biking trails. Also, you can get to many more populated cities very quick, and many state and interstate parks.

    0Reply
  • Account Closed
    Contractor · Member since 2020 · 91 posts · 64 votes
    5y

    @Will Fraser I hear ya! I lived in Lincoln NE for a while, and the lack of mountains, just to see was a different experience, coming from Inland Empire, and seeing 8-10k high Mtns. If you like seeing that kind of beauty, it’s worth the move. East Tn is a hotbed right now and has the smokies as another mentioned. You can invest in Greeneville which is 1 hr from Knoxville, Asheville, Bristol. Lots of distressed properties mixed with gentrification there.

    1Reply
  • Account Closed
    Rental Property Investor · Grove City, OH · Member since 2018 · 93 posts · 71 votes
    5y

    Phoenix AZ or Flagstaff AZ

    0Reply
  • Andrey Y.
    Specialist · Honolulu, HI · Member since 2014 · 1k+ posts · 1k+ votes
    5y
    Originally posted by @Connor Dunham:
    Originally posted by @Andrey Y.:
    Originally posted by @Han T.:

    @Will Fraser

    How about Alaska? I have the same dream like you and thought that's a nice place for me.

     How's 8 months of winter sound? 3 of those months it's too cold to spend more than 3 minutes outside. I did that for 3 years. Summers are beautiful, but Alaska isn't as glamorous as it sounds.

    9 deg. F today. Could be worse.

     I was deep in the interior AK. Anchorage isn't bad. Winters are shorter. Though -10F and windy is brutal.

    0Reply
  • Will Fraser
    OP
    Real Estate Broker · Salt Lake City & Oklahoma City · Member since 2018 · 3k+ posts · 2k+ votes
    5y
    Originally posted by @Chris Freeburg:

    I love Denver and all the city and outdoor opportunities within reach. But, I'm not alone and there's a reason appreciation continues to occur all along the Front Range. The 20-21 US News & World Report ranked 4 Colorado cities in the top 5 places to live in the entire US.

    SLC is also pretty awesome and literally IN the mountains. To be honest, it's an even better set-up for access to the outdoors and skiing than Denver b/c of the proximity to multiple canyons instead of the I-70 traffic nightmare. Utah's traditionally conservative bent is slowly changing as more transplants move in. Last year, Utah got rid of the 3.2 beer law.

    But, it depends, do you want a city & secondary market or smaller true mountain town & tertiary market? (and don't take the tertiary market label as a sign of anything less). Even in the Colorado tertiary mountain markets, we are seeing huge demand.

    If you're looking at smaller markets where your dollar goes further, I'd look at Bozeman, MT; Boise City, ID; Logan, UT; Whitefish, MT. I love Jackson Hole, but I just simply can't afford it, yet. One day... Many Denver investors are looking to Colorado Springs (though you've missed the early boat, I think the appreciation wave will continue to ride).

    Thanks Chris!   I grew up an around a few tertiary markets of CO and love that concept, but your point at SLC being IN the mountains is so true!  I couldn't believe how easy access is to several world class ski places within 30 minutes of the airport! 

    0Reply
  • Will Fraser
    OP
    Real Estate Broker · Salt Lake City & Oklahoma City · Member since 2018 · 3k+ posts · 2k+ votes
    5y
    Originally posted by @Becca Summers:

    Park City Utah is amazing! Or if you want to be in a bigger city with great access to more ski resorts and camping Salt Lake County will get you access to all the ski resorts. 

    Be still my heart!  I've stayed in the PC area my last few times in Utah and it is captivating!  It seems like there is a lot of development happening around Park City and I'm curious -- where are you seeing the best opportunities?

    0Reply
  • Will Fraser
    OP
    Real Estate Broker · Salt Lake City & Oklahoma City · Member since 2018 · 3k+ posts · 2k+ votes
    5y
    Originally posted by @Erin Spradlin:

    We can speak to all the local appreciation (14% for single family homes YoY). If you aren't committed to living in the city, I'd avoid Denver and maybe concentrate on Colorado Springs real estate (which is cheaper).
    I'd also keep an eye out for Woodland Park. It feels pretty rural still, but it's an easy 25 minute drive from Colorado Springs, has amazing views, and is starting to get bought up. It's a way to enjoy mountain living while being close to a metro and all the luxuries that affords. 

    Excellent ideas here, Erin!  Thanks for sharing :) 

    0Reply
  • Will Fraser
    OP
    Real Estate Broker · Salt Lake City & Oklahoma City · Member since 2018 · 3k+ posts · 2k+ votes
    5y
    Originally posted by @Kenton LeVay:

    An underrated gem could be Reno, NV! Sits right at the base of the Sierra's, close to Lake Tahoe, 0% state income tax and relatively cheap real estate with opportunities for CF and appreciation.

    That's brilliant!

    0Reply
  • Will Fraser
    OP
    Real Estate Broker · Salt Lake City & Oklahoma City · Member since 2018 · 3k+ posts · 2k+ votes
    5y
    Originally posted by @Matt W.:

    @Will Fraser

    I spent a winter in Telluride, CO. An awesome place but the town is basically a dead end. I hear the STR business there is on fire!

    A winter in Telluride sounds legit!

    I'd love to hear more:  how do you find it to be a dead end?

    0Reply
  • Will Fraser
    OP
    Real Estate Broker · Salt Lake City & Oklahoma City · Member since 2018 · 3k+ posts · 2k+ votes
    5y

    @Matt W. I grew up in Telluride and the STR market is absolutely insane!


    My growing family moved back to Durango, CO (about 2.5 hrs from Telluride) from Marina del Rey, CA about two years ago for the same reasons and Durango would offer you and your family everything you’re looking for. Check it out!

    That's awesome, Matthew!   Thanks for sharing a bit of your journey to help me on mine!

    0Reply
  • Will Fraser
    OP
    Real Estate Broker · Salt Lake City & Oklahoma City · Member since 2018 · 3k+ posts · 2k+ votes
    5y
    Originally posted by @Steve K.:

    So many mountain towns have gotten ridiculously expensive. I'd look for ones that haven't "popped" quite yet, and ride the market up. For example Boulder, Aspen, Bozeman, Jackson Hole, Vail, etc. are all basically for the 1% at this point, and even Bend, Flagstaff, Moab, etc. are prohibitively expensive. If those aren't in your budget, and you're looking for somewhere that you can get in on the ground level and position yourself for a potential gold rush, look for areas with geographical/demographic similarities to the aforementioned (reasonable job markets with great soft value/access) that haven't yet become completely unaffordable. Check out Leavenworth, Grand Junction, St. George, the Black Hills of South Dakota, Ogden, Boone, Leadville, Fayetteville, Reno, etc... places the have access, are still affordable, and are likely to become more popular. If money is no obstacle: Wanaka, New Zealand or Zermatt, Switzerland would be at the top of my list. If you're not really looking for a "mountain town" but rather a major metro within an hour of mountains, then Denver and Salt Lake City fit the bill.  

    Splendid guidance here, Steve!  Thank you!

    I second and third Zermatt!  I haven't been to Wanaka yet, but now I'm eager :)  

    0Reply
  • Ethan Atkinson
    Investor · Athens, GA · Member since 2011 · 306 posts · 156 votes
    5y
    Originally posted by @Will Fraser:

    My family is growing and as we grow in size we also grow tired of the mundane life of the plains.  There is a lot to appreciate other than natural beauty, but as native Natural Staters we love us some outdoors.  Particularly we are drawn to mountains and love skiing, hiking, camping, and the like.

    What mountain town or town with easy access to mountains would you recommend for an outdoor-experiences-fueled lifestyle?  

    Potential for investments doesn't hurt, but it's not required :) 

    Places in the Appalachian mountain areas are pretty amazing.  Many of the areas are growing and growing. Asheville, NC, Chattanooga, TN, Gatlinburg, TN,  Clayton, GA, Blue Ridge, GA, Cashiers, NC, to just name a few. I would say most of North Georgia, Lots of Tennessee, NC are the areas I know best and property prices keep going up, but you can always find that diamond for cheap or even one that's already been established for a great price by using some the techniques found here on BP.  I have recenlty seen plenty of good land only properties that could include acreage up to 10 acres for way under $100k.   Many of the smaller towns, are now becoming pretty self sufficient or just getting bigger but still pretty small compared to any normal "city."  This area runs all the way up into Virginia, WV, and keeps going into Maine!!  If you want to be real close to some of the actual bigger cities, like within an hour or two then North GA, Tenn, and NC are where it's at. You are also still only 3-4 hours from the beach! Can you really beat that?  Check out the no income tax states  -- Alaska, Florida, Nevada, South Dakota, Texas, Washington, and Wyoming. New Hampshire and Tennessee.

    0Reply
  • Brett Rosenbauer
    Rental Property Investor · Fort Collins, CO · Member since 2019 · 36 posts · 20 votes
    5y

    I'll add Fort Collins, Colorado to the mix.  Constantly getting awards almost every year, and for good reason.  Great spot to raise a family, great schools.  I moved here in 1999 from North Georgia and it was a great move.  While not a "mountain town" we are on the first foothill and there is a ton of outdoor access west and north of us.  We also have very mild winters like the rest of the front range, lots of sun too.  We are an hour north of Denver and we seem to still lack the traffic congestion that Denver metro and Colorado Spring has, but it is getting busier here too.  We are super close to Wyoming so a TON of recreation opportunities an hour to 90 minutes north and northwest, but not the harsh winters.  Only down side is we are an hour further to skiing from Denver metro for day trips.  

    https://www.fcgov.com/visitor/... 

    https://livability.com/best-pl...

    1Reply
  • Lindsey VanBusiness Member
    Real Estate Agent · Park City, UT · Member since 2018 · 15 posts · 9 votes
    5y

    @Will Fraser Hi Will.There is a lot of development going on around Park City right now. I am a realtor in Park City and surrounding areas. I think the best opportunities are in the Jordanelle or Mayflower area. A new ski resort is going in that it close to both areas. I see the opportunity as long term appreciation. Please reach out to me if you have more questions. 

    1Reply
  • Nicko Ferguson
    Investor · Telluride, CO · Member since 2016 · 17 posts · 9 votes
    5y

    @Will Fraser Telluride is a dead-end for 2 reasons. First is geographical because Telluride is a box canyon. There is only one road in or out and land is very limited and very expensive. Secondly the community is being destroyed by the ultra rich buying up all the housing as 2nd homes and leaving those houses vacant for most of the year, add to that any "affordable" condos ($600k+ 1 bed 1 bath) are being used for short term rentals. The locals are all being pushed put of town with the nearest next towns being 45mins + drive and longer and more dangerous in the winters.

    With this years covid changes the number of ultra rich buying up what property is left has skyrocketed. Telluride is facing a turning point where average people simply cannot afford to live here and soon there won't be anyone left to run the cafes, restaurants, ski shops etc. Ive worked for a successful business here for 20 years. We pay better than anyone else in our field and we can't find enough employees because they can't find housing. Several long time business here have recently closed because rents are way too high and they can't find employees.

    If you are wanting to move your family here expect to pay $2million for a fixer upper that needs a million dollar rehab. Or if you can find a rental house big enough for a family expect $7k+ a month. If youre willing to squeeze into a 2 bed condo about $3k a month would be a great deal

    2Reply
  • Kendal Lamb
    Real Estate Agent · Kalispell, MT · Member since 2020 · 129 posts · 80 votes
    5y

    @Brett Lee It's a great place to live! You should definitely come visit Kalispell sometime. If you do we could meet up over some coffee and chat about Real Estate! 

    0Reply
  • Edgar U.
    Real Estate Agent · VA · Member since 2008 · 420 posts · 175 votes
    5y

    @Will Fraser I just sold 20 acres in Idaho for under 100k! This would've been perfect for you. I really liked that part of Idaho and very kid friendly as well. Great suggestion here and it all boils down to what your looking for (i.e) away from cities, family oriented, adventure lifestyle, tiny home, cabin, etc. 

    0Reply
  • Danny Grey
    Investor · La Jolla, CA · Member since 2016 · 66 posts · 169 votes
    5y
    Originally posted by @Nicko Ferguson:

    @Will Fraser Telluride is a dead-end for 2 reasons. First is geographical because Telluride is a box canyon. There is only one road in or out and land is very limited and very expensive. Secondly the community is being destroyed by the ultra rich buying up all the housing as 2nd homes and leaving those houses vacant for most of the year, add to that any "affordable" condos ($600k+ 1 bed 1 bath) are being used for short term rentals. The locals are all being pushed put of town with the nearest next towns being 45mins + drive and longer and more dangerous in the winters.

    With this years covid changes the number of ultra rich buying up what property is left has skyrocketed. Telluride is facing a turning point where average people simply cannot afford to live here and soon there won't be anyone left to run the cafes, restaurants, ski shops etc. Ive worked for a successful business here for 20 years. We pay better than anyone else in our field and we can't find enough employees because they can't find housing. Several long time business here have recently closed because rents are way too high and they can't find employees.

    If you are wanting to move your family here expect to pay $2million for a fixer upper that needs a million dollar rehab. Or if you can find a rental house big enough for a family expect $7k+ a month. If youre willing to squeeze into a 2 bed condo about $3k a month would be a great deal

    This is sad to hear but not unexpected, and I've seen it before. I was born and raised in a little one-road-in, one-road out beachside community in Hawaii called Lanikai. When I was a young kid we rented our 2 bedroom cottage for less than $1,000/month and many other working class folks could afford it there too. Life was quiet, peaceful, and serene. We should've known it couldn't last.


     We eventually had to move when our landlord realized that his property which included his house and our cottage (purchased in the 70s for $230k) was now worth close to $2 million, purely for the land value. Luckily we were able to just move 2 miles inland where it was still affordable then... now even those houses are testing million dollar price ranges and I just don't know how any of the normal blue collar folks can afford to be there anymore.

    One thing in life is certain: The best places never stay affordable. 

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