Relocating or Moving to Lake Hartwell: A Complete Guide to the Six Counties That Border the Lake
Relocating to Lake Hartwell: A Complete Guide to the Six Counties that Border Lake Hartwell.
If you are considering owning on Lake Hartwell, here is a quick guide you may find useful.
Since I was an infant, my family has been enjoying Lake Hartwell. They invested in a lakefront lot, and my parents and siblings have enjoyed everything Hartwell has to offer. From campfires on the shoreline to boating and water skiing it has been a family legacy I have shared with my loved ones.
Lake Hartwell is more than a lake—it is a lifestyle.
Stretching across the Georgia-South Carolina border, Lake Hartwell offers waterfront living, boating, fishing, hiking, golf, small-town communities, and easy access to larger cities, including Atlanta, Athens, Greenville, and the Clemson area.
With approximately 962 miles of shoreline and over 56,000 acres, Lake Hartwell offers an incredible variety of lakefront property, from modest weekend cottages to luxury waterfront estates and undeveloped lake lots.
The U.S. Army Corps of Engineers completed Lake Hartwell in 1962 and manages it, overseeing the shoreline and permitting docks, walkways, and plantings on CORPS property.
To learn more about CORPS rules and regulations, click here to go to the Shoreline Management Plan. Here you can find regulations such as dock guidelines and what is and is not allowed on CORPS property.
As a REALTOR who lives on Lake Hartwell, I am often asked where is the best place to buy on Lake Hartwell. Here is information about the six counties surrounding the lake, from communities and schools to housing statistics, recreation, government resources, and what makes each area unique.
"Which county is the best place to live on Lake Hartwell?"
The answer depends on what you want. If you want activity and proximity, it may be Anderson, Clemson, or Seneca, SC. If you want rural living, you could find your perfect lake home in Hartwell or Toccoa, GA.
The six counties surrounding Lake Hartwell each offer a different combination of lake lifestyle, schools, housing, employment, recreation, shopping, and proximity to larger cities. As a Lake Hartwell real estate expert who lives on the lake myself, I believe understanding these differences is one of the most important first steps for anyone considering relocating and buying on Lake Hartwell.
The Six Counties of Lake Hartwell
Lake Hartwell is bordered by:
Georgia
South Carolina
These six counties offer different lifestyles, even though they all provide access to Lake Hartwell.
Lake Hartwell Area Statistics at a Glance
I compile area statistics each year as part of my work with Living Down South Realty, particularly when evaluating growth, new construction, and opportunities throughout the communities we serve. The following figures come from my 2025 Area Stats report and include population, housing units, owner-occupancy, median household income, and building permits compiled from census.gov
County | Population | Housing Units | Owner-occupancy rate | Median Income | Issued building permits |
Hart | 28,052 | 13,619 | 77.8% | $59,385 | 172 |
Franklin | 25,208 | 11,254 | 77.2% | $53,046 | 215 |
Stephens | 27,498 | 12,390 | 73.6% | $54,754 | 54 |
Anderson | 219,930 | 96,477 | 74.8% | $66,651 | 1493 |
Oconee | 83,775 | 44,134 | 76.2% | $62,388 | 753 |
Pickens | 139,198 | 62565 | 70.9% | $61,064 | 946 |
Hart County, Georgia
The Heart of Lake Hartwell Living
Population: 28,052 | Median Income: $59,385
222 miles of shoreline- 23% of shoreline
Mailing addresses with lakefront in Hart County: Lavonia, GA 30553 and Hartwell, GA 30643
Hart County is where I live, and I know it well from decades of experiencing Lake Hartwell firsthand. The county seat is Hartwell, a charming small town with a historic downtown, local restaurants, community events, and easy access to the lake.
Hart County is particularly appealing to buyers who want a genuine lake community rather than simply a home that happens to be near water. The rivers flooded to create Hartwell in Hart County are the Savannah (along the dam) and the Tugaloo.
Popular lake areas/communities include;
Reed Creek, Cranes Creek, the Tugaloo River, and the northern portions of Lake Hartwell. Communities range from established lake neighborhoods to newer developments and larger private lake properties. Popular communities are Mustang Fields, Providence Point, Tugaloo Bay, Freedom Heights, Melody Farms, Tranquility Heights, Bluewater Estates, Wynward Pointe, Knox Crossing, The Georgia, and York Shores, to name a few. Around the dam, the water depth is 185 feet, and along the Tugaloo, the water is 50-100 feet deep. To explore water depths, I use this online fishing map. I live in Cranes Creek; the water channel is 110 feet deep, where my Sunfish mast is sitting, sigh.
What I love about Hart County
This is a wonderful choice for someone who wants:
A quieter lake lifestyle
More rural surroundings
Easy access to Lake Hartwell
A small-town community
Easy access to I-85
Hart County also has extensive recreational opportunities, including Hart StatePark, Corps of Engineers recreation areas, boat ramps, campgrounds, and marinas- both Harbor Light Marina and Hartwell Marina, now called SunLife.
Fun Places and Non-Profits
Hart County is active in arts and culture- they have an Arts Center and Hart County Community Theatre. The Botanical Gardens are maintained and run by volunteers and are truly amazing. Railroad Street Park is near and dear to my heart and is worth visiting. Hartwell Downtown & You can visit Discover Hartwell to explore downtown shops, restaurants, festivals, and community events. Hart State Park is a popular destination offering camping, boating, swimming, fishing, and lake recreation. Visit the Hartwell Dam, one of the defining landmarks of the lake and a great place to experience the scale of Lake Hartwell. Cateechee Golf Club offers golfing and dining, as well as the Hartwell Golf Course.
Grocery access in Hart County, GA
Ingles, Walmart, Quality Foods, and Aldi. Rural areas such as Reed Creek, Crane's Creek, and Lavonia are 12-15 minutes from stores, schools, and shopping.
Healthcare access: The closest hospitals are Sacred Heart in Lavonia, GA, and Franklin County, GA. Royston, GA, has diagnostic centers Piedmont Healthcare and Anderson AnMed.
Important links: City of Hartwell, Chamber of Commerce, Hart County Government
Franklin County, Georgia
Rural Lake Living with easy access to I-85
Population: 25,208 | Median Income: $53,046
44 miles of shoreline along Lake Hartwell
Mailing addresses with lakefront in Franklin County: Lavonia, GA 30553 and Martin, GA 30557
Franklin County is a good option for buyers who want a more rural setting while still being close to Lake Hartwell and I-85. Franklin County offers 26 miles along I-85.
Many Lake Hartwell properties in Franklin County have Lavonia or Martin mailing addresses. The Tugaloo River was the river flooded in Franklin County to create Lake Hartwell. Water depths along the Tugaloo in Franklin County are from 30-60 feet. The Gumlog area is particularly well known among lake buyers, with communities including Brittany Harbor, Brittany Harbor North, Capri Point, Lake Place, Riverbend, Hartwell Shores and Tugaloo Point. Franklin County is also beginning to see more growth as buyers look beyond the Atlanta metropolitan area for land, space, and a slower pace of life. Commuting to the Tanger outlets in Commerce or up to Anderson, SC is easy with access to I-85 and I-985, which border the North Georgia Mountains.
What I love about Franklin County
This area is especially attractive if you are looking for:
Rural surroundings with ease of access to commuting
Lake property at a variety of price points
Easy I-85 access
Outdoor recreation
Fun Places and Non-Profits
Tugaloo State Park is a favorite for camping, boating, fishing, and enjoying Lake Hartwell. Tanger Outlets off Exit 149/I-85 are an easy commute from lake homes in Franklin County. Downtown Lavonia offers restaurants and shopping. Their best-known restaurant is 211- the pies are Amazing. Gumlog Bar-B-Q and Fish Camp has been around for a while and is open on the weekends. Lavonia, GA, is home to a Carnegie Library, and you can attend theatre events at the Lavonia Players and the Savannah River Productions.
Grocery access in Franklin County, GA
Fion Lion in Lavonia, GA, just bought out the Deal family and is the grocer in Franklin County close to lake homes. You can also travel to Toccoa in Stephens County or Hartwell, GA, to visit Walmart, Ingles, and Aldi.
Healthcare access: Sacred Heart in Lavonia, GA, is located in Franklin County, GA. Anderson AnMed is not a far commute, and Prima Healthcare in Seneca, SC, is also not a far commute.
Important links: City of Lavonia, Chamber of Commerce, Franklin County Government
Stephens County, Georgia
Lake Living with Mountain Character
Population: 27,498 | Median Income: $54,754
44 miles of shoreline along Lake Hartwell
Mailing addresses with lakefront in Stephens County: Toccoa, GA 30577 and Martin, GA 30557
Stephens County sits on the northeastern portion of Lake Hartwell and offers something that sets it apart from many other lake communities: mountain scenery and Lake Hartwell living in the same county. Toccoa is the county seat and provides shopping, restaurants, medical services, schools, and community amenities. Lake Hartwell properties are available around the Tugaloo River and in the lake's northern sections. Water depth along the Tugaloo in Stephens County ranges from 25 feet to 60 feet. Popular lake communities in Stephens County are Curahee-a golf, lakeside development, Circle East, Mountain Lakes, River Ridge, Winsor Shores, Chateau Village, and affordable communities Lake Harbor Shores and Shorewood.
Stephens County is conveniently located near I-85, I-985, and U.S. 123, making it a practical choice for people who need access to Greenville, Atlanta, or other Northeast Georgia communities.
What I love about Stephens County
Stephens County is a good fit for someone who wants:
Lake and mountain scenery
A smaller communityhttp://Mountain.It
Outdoor recreation
Access to Toccoa amenities
Proximity to Northeast Georgia and Upstate South Carolina
Fun Places and Non-Profits
Toccoa Falls a spectacular 186-foot waterfall located on the Toccoa Falls College campus is a must see for outdoor enthusiants. Currahee Mountain is famous for its World War II history, and it was used for training for Band of Brothers. Part of the Band of Brothers movie was filmed on Currahee Mountain. Currahee Mountain offers hiking, mountain biking, and outdoor recreation. Camp Toccoa at Currahee is a fascinating stop for military history enthusiasts. Travelers Rest is a must-see inn dating back to the 1800s and is managed by the State of Georgia Parks Department. Tallulah Falls School, funded by the Georgia Federation of Women's Clubs, is located in Toccoa. This boarding school provides educational opportunities for international as well as US/local students. The Ritz Theatre located in downtown Toccoa has been restored in partnership with the City of Toccoa and offers a variety of entertainment from music concerts to ballets and theatre performances. North Georgia Technical College is home to Stephens County of Hwy 17 in Toccoa, GA
Grocery access in Stephens County, GA
Toccoa, GA offers Walmart, Quality Foods, Ingles, and Aldi.
Healthcare access: Toccoa has its own hospital, Stephens County Hospital, and Sacred Heart in Lavonia, GA, which is located in Franklin County, GA. Prisma Healthcare in Seneca, SC, is also not a far commute.
Important links: City of Toccoa, Chamber of Commerce, Stephens County Government
Anderson County, South Carolina
More Amenities, More Development and More Housing Choices
Population: 219,930 | Median Income: $66,651
300 miles of Lake Hartwell shoreline in Anderson County
Mailing addresses in Anderson County, SC are Anderson, SC 29625, 29626, 29621, Fair Play, SC, 29689, Townville, SC, 29689, and Starr, SC 29684.
Anderson County is the most populous of the six Lake Hartwell counties. For buyers who want lake living without giving up access to shopping, restaurants, healthcare, employment, and city amenities, Anderson County deserves a closer look. The rivers flooded in Anderson County to create Lake Hartwell are the Seneca River, Savannah River and Tugaloo.
Communities on the water in Anderson, SC include Bridgewater, Topsail Bay, Lakeview, Teakwood Plantation, Sherwood Forest, Royal Oaks, Great Oaks, Surfside, Hunters Trail, and Providence Club, which has golf, swimming, and tennis. Townhome and condo developments are more prevalent, such as Watermarke, Harbor Gate, Overlook, Leeward Landing, Hartwell Villas, and Northlake. These developments have access to community dock slips.
What I love about Anderson County
This county may be particularly attractive if you want:
More shopping and restaurants
Healthcare and employment opportunities
Lakefront condos and townhomes
Established lake neighborhoods
Easy I-85 access
Proximity to Greenville and Clemson- 15-30 minutes
A larger selection of housing
Fun Places and Non-Profits
Anderson, also referred to as the electric city, is known to be the first US city to have continuous power. My sister was the first to move full-time to the lake, and she has lived in Anderson for over 30 years.
Downtown Anderson is a great place to explore restaurants, arts, events, and historic architecture. Carolina Wren Park hosts many concerts, including Shakespeare in the Park. For my tennis lovers, Cardinal Racquet Club is a nonprofit tennis and pickleball venue that offers memberships, group and individual lessons, and USTA teams. Anderson County has numerous boat ramps, such as Green Pond Landing, and Sadlers Creek which offers a great walking/mountain bike bath. Portman Marina is a staple and Starr, SC, you will find Big Water Marina. The Shores of Ashbury has a lake water park with inflated slides and water trampolines for the kids- super fun! The Western Sailing Club has been active on Lake Hartwell since 1973 and is a great place to meet fellow sailors. Anderson has a Civic Center which is host to community events and concerts. Anderson College is home to Anderson, SC.
Grocery access in Anderson, SC
Anderson offers Publix, Walmart, Ingles, Aldi, Sam's Club, Food Lion, and Quality Foods.
Healthcare access: Anderson AnMed is located in downtown Anderson, SC, and also has a diagnostic cancer center off Hwy 81.
Property Taxes: South Carolina is very veteran-friendly and offers no property taxes to 100 percent disabled veterans. Homestead in the GA counties will save you a few hundred dollars on GA lake homes if you claim the home as your primary residence. In SC, homestead saves you thousands. Make sure you verify the taxes, and if you are buying for a vacation home, be prepared to pay almost double the bill.
Oconee County, South Carolina
Lake Hartwell, Lake Keowee and the Blue Ridge Mountains
Population: 83,775 | Median Income: $62,388
Lake Hartwell has approximately 262 miles of shoreline in Oconee County, South Carolina
Mailing addresses in Oconee County, SC are Seneca, SC, 29672, 29678, Fair Play, SC, 29643, and Westminster, SC 29693.
Oconee County is one of the most geographically diverse areas surrounding Lake Hartwell and is at the foothills of the Blue Ridge Mountains. While living on Lake Hartwell, you are also close to Lake Keowee, Lake Joesasse, waterfalls, and outdoor recreation, making it a nature lovers' paradise. The shoreline of Lake Hartwell in Oconee is along the Tuglaoo with water depths from 30-80 feet deep. Popular communities are Grand Overlook, Martin's Point, and Pelican's Cove in Seneca; Chicksaw Point, Foxwood Hills, Ramey Farms, and North Shores in Westminster, SC. Park View, Port Bass, Tamerick Shores, Moonlight Bay, and Heritage Shores in Fair Play, to name a few.
Seneca has become an especially popular place to relocate. Oconee Couty has doen an excellent job attracting industry. The growth of Clemson University has grown Downtown Seneca's
Ram Cat Alley, allowing students to take a bus directly to campus, and offers restaurants, shops, concerts, and community events.
What I love about Oconee County
This is a great choice for buyers who want:
Lake Hartwell access
Mountain views
Outdoor recreation
Small-town communities
Proximity to Clemson
Ram Cat Alley- great redevelopment project
Access to Seneca's shopping and restaurants
Lake Keowee, Lake Jocassee and Lake Hartwell - making this a lake paradise
Fun Places and Non-Profits
Westminster, SC, is known for its small-town atmosphere and annual Apple Festival.
The neighboring community that sits at the foothills of the Blue Ridge is Walhalla, SC. A mountain community with historic charm and easy access to waterfalls and outdoor recreation, and home to the Walhalla Performing Arts Center. A must is exploring Stumphouse Tunnel, Issaqueena Falls, and Table Rock. Seneca: A must-visit is Ram Cat Alley, a cool redevelopment project. I have friends that rave about the YMCA located near Prisma Healthcare; they are in the middle of an expansion. In Long Creek, enjoy a whiskey distillery, Chattooga Belle Farms, which has an amazing view of the Blue Ridge Mountains.
Grocery access in Oconee County, SC
Oconee County offers Publix, Walmart, Ingles, Aldi, Food Lion, and Target.
Healthcare access: Prisma Healthcare in Seneca, SC; Anderson AnMed is located in downtown Anderson, SC, and also has a diagnostic cancer center off Hwy 81.
Pickens County, South Carolina
Clemson, Lake Hartwell and the Foothills
Population: 139,198 | Median Income: $61,064
57 miles of shoreline on Lake Hartwell
Mailing addresses with lakefront in Pickens County; Clemson, SC 29631
Pickens County offers a very different feel from the more rural Georgia side of Lake Hartwell.
The county is home to Clemson University- Go Tigers- and the lakefront around Clemson provides a unique combination of college-town energy, outdoor recreation, and lake living.
Pickens County has the least number of residential Lake Hartwell homes as Clemson University joins the lake; the football stadium overlooks Lake Hartwell. Clemson is home to Clemson Marina, and the river that flooded was the Seneca River in Pickens County, SC. Pickens County is also home to part of Lake Keowee, giving outdoor enthusiasts two great lakes to explore.
What I love about Pickens County
Pickens can be a great fit if you want:
Clemson proximity
Lake Hartwell access
A younger, more active community
Mountain and foothill scenery
Hiking and outdoor recreation
Easy access to Greenville
Fun Places and Non-Profits
Osher Lifelong Learning OLLI has a chapter at Clemson University. Here, seniors can enjoy classes, adult learning, and travel opportunities. Residents on Lake Hartwell can take advantage of Clemson sporting events, concerts, and the State Botanical Gardens, all located in Clemson. Take a short drive to Travelers Rest and have fun walking or biking the Swamp Rabbit Trail.
Grocery access in Pickens County SC
Clemson offers Publix, Walmart, Ingles, Aldi, Food Lion, and Hometown Market- produce stand.
Healthcare access: Prisma Healthcare in Seneca, SC; Anderson AnMed is located in downtown Anderson, SC, and also has a diagnostic cancer center off Hwy 81.
I hope this has helped you learn more about the counties surrounding the lake. As a lake REALTOR, I am often asked.
Where can I find lakefront homes for sale on Lake Hartwell with a covered dock and deep water?
All counties offer property with deep water and covered docks. The two counties with the deepest water are Hart County and Anderson County.
What should I know before buying a lake house on Lake Hartwell in Georgia or South Carolina?
Visit the Army Corps of Engineers site and review the shoreline management plan. This guide answers common questions about permitting, dock size and regulations, proximity to docks, plants, and maintenance of CORPs land.
What is my Lake Hartwell waterfront home worth, and when is the best time to sell?
Lake property is unique as it is finite. There will only be a certain number of lakefront homes on Lake Hartwell. Most consumer sites have an automated valuation model (AVM). This is an estimate commonly used on sites such as Zillow. Home estimates factor in square footage, land/lot size, location, and market trends. What this valuation model missed is the ease of access to the lake, the view of the lake, and the water quality and depth. These factors drive pricing on Lake Hartwell. Talk with a lake agent to evaluate your property based on these lake features first, then compare square footage and location.
I love the fall at the lake and feel that selling at this time lets many enjoy the comfort of walking around the property and taking in the lake views and serene feelings that come with it. Lake Hartwell Living attracts many retirees, and they typically decide to move off the lake after the holidays after visiting their loved ones, leading to higher inventory numbers in the early spring. In summer, we have the highest tourism to the lake- buyers can come from directionals and signage, or they may decide after enjoying a long week or month on the lake that they want to extend their vacation. So the best time to sell is when you are ready to start packing.
As always, thank you for reading my post, and if you are looking to buy or sell, please keep Luara and me in mind. We would be honored to serve you.
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