The short answer
Moving from South Carolina to Tennessee changes the state tax rules and, if you live near the coast, your water. Tennessee has no state income tax. Watts Bar Lake is inland freshwater with no tides. Climate and time zone stay close to what Upstate South Carolina already has. Tennessee National is a private, gated lake and golf community on Watts Bar Lake in Loudon, Tennessee, about 30 minutes from Knoxville.
Key facts
- Tennessee has no state income tax.
- South Carolina and East Tennessee are both on Eastern time.
- Watts Bar Lake is a freshwater TVA reservoir with no tides, no salt and 722 miles of shoreline.
- Tennessee National is about 30 minutes from Knoxville and about an hour from the Great Smoky Mountains.
- Tennessee National has a marina with 140+ boat slips and one Greg Norman Signature golf course.
- There is no deadline to build after you buy a homesite at Tennessee National.
Moving from South Carolina to Tennessee changes the state tax rules and, if you live near the coast, your water. From the Upstate, the climate and the time zone stay about the same.
South Carolina is already a place people move to. Mild winters, good lakes, a coast. So a move to East Tennessee is not an escape. It is a swap, and here is what you would be swapping. The example is Tennessee National, a private, gated lake and golf community on Watts Bar Lake in Loudon, Tennessee.
What changes when you move from South Carolina to Tennessee?
It depends on which South Carolina you are leaving. The state tax rules change for everyone. The climate and the water change far more for the coast than for the Upstate.
| If you live in | What stays about the same | What changes |
|---|---|---|
| The Upstate (Greenville, Spartanburg, the lakes) | Four seasons, hills, lake life, Eastern time | The state tax rules. A TVA lake on a river system |
| The Midlands (Columbia, Lake Murray) | Lake life, humid summers, Eastern time | More hills. A longer trip to the beach |
| The coast (Charleston, Hilton Head, Myrtle Beach) | Eastern time | Freshwater instead of ocean. A real fall. Colder winter days. No beach nearby |
How do taxes compare between South Carolina and Tennessee?
Tennessee has no state income tax, so the place to start is your own South Carolina return. Look at the state income tax line. A move could change it, and a CPA can tell you how the year of the move works.
Do not assume the rest is cheaper or dearer. Property tax, sales tax and insurance work differently from state to state and county to county. Compare your own bills against real quotes for a specific address here.
Insurance deserves its own phone call. If you own near the coast, your homeowners policy is likely built around wind and flood. An inland lake home is a different policy. Ask an agent to quote the address you are considering. Our guide to homeowners insurance for a lake home on Watts Bar lists what to ask.
How is Watts Bar Lake different from South Carolina's lakes and coast?
Watts Bar Lake is a TVA reservoir on the Tennessee River, so it is freshwater with locks to the rest of the river system. It has more than 39,000 acres of water and 722 miles of shoreline.
Keowee, Hartwell and Murray are lakes you may already know, and a day on Watts Bar will feel familiar. Three details to check here:
- Lake level. Summer pool runs about 740 to 741 feet. The winter minimum is 735 feet. That is about 5 to 6 feet of seasonal change. TVA posts current levels.
- Shoreline rules. TVA manages the shoreline. If a private dock matters, ask TVA and the community what is allowed on a specific homesite. Do not assume the rules match your current lake.
- Slips. Tennessee National has a full-service marina with 140+ boat slips inside the gates. See marina and lake life.
If your boat lives at the coast, the change is bigger. No tides. No salt. Freshwater is easier on a boat and a trailer.
We have side-by-side guides for Lake Keowee, Lake Hartwell and Lake Murray. Confirm current details about any South Carolina lake with the utility or agency that manages it.
How far is Tennessee National from South Carolina?
From the Upstate it is a few hours through the mountains. From Columbia it is about half a day. From the coast it is most of a day.
The direct routes from the Upstate cross the mountains of western North Carolina. Check road conditions with NCDOT before you drive.
That closeness is the real advantage of this move. You can visit often. You can keep the South Carolina house for a while and shift over slowly. There is no deadline to build after you buy a homesite at Tennessee National, so nothing forces the pace.
If you would rather fly, McGhee Tyson Airport (TYS) is about 35 minutes from the gate.
What is Tennessee National like?
A lake, a golf course and a club inside one gate. Tennessee National is 1,492 gated acres on Watts Bar Lake, about 30 minutes from Knoxville. The golf is one Greg Norman Signature course: 18 holes, 7,393 yards, par 72. The marina is full service, with 140+ boat slips. The clubhouse has Kendall's restaurant, and there is a pool, a fitness center, pickleball, tennis and walking trails. The calendar carries 22 social clubs and 180+ events a year.
It is a golf cart community, and it is not age restricted. Homes are custom built. There are five ways to own: The Timbers (wooded homesites), lake homesites, waterfront homesites, Land & Home packages and townhomes. Pricing is in the info pack.
One cultural note. Knoxville is about 30 minutes away, and fall Saturdays there belong to the Tennessee Volunteers. Bring your Clemson or Carolina flag anyway.
The honest trade-offs
There is no beach. If a Saturday on the sand is part of your life, it becomes a trip.
If you live in the Upstate, you are not moving for the weather. It is about the same. Move for the lake, the community or the tax line, and be clear with yourself about which.
If you live on the coast, winter gets colder. Still mild, but you will own a real coat.
You will need new doctors. Knoxville's hospital systems are about 30 minutes away. Ask your doctors and your insurer what is in network before you commit.
And you will leave your lake people. Tennessee National has 22 social clubs and 180+ events a year, which makes it easier to meet new ones. It still takes a season or two.
The good news is the test is easy. You are close enough to come for a long weekend, go home, think and come back.
Frequently asked questions
Does moving from South Carolina to Tennessee change your state income tax?
It can. Tennessee has no state income tax, so the place to look is the state line on your own South Carolina return. Ask a CPA how the year of a move to Tennessee National is handled before you count on a change.
How far is Tennessee National from Greenville, South Carolina?
Tennessee National is a few hours from Greenville, South Carolina, by way of the mountains of western North Carolina. Check road conditions with NCDOT before you drive. Tennessee National is in Loudon, Tennessee, about 30 minutes from Knoxville.
Is Watts Bar Lake freshwater?
Yes. Watts Bar Lake is a freshwater TVA reservoir on the Tennessee River, with no tides and no salt. The level of Watts Bar Lake changes about 5 to 6 feet between summer and winter, and Tennessee National has a marina with 140+ boat slips.
Is the climate at Tennessee National like Upstate South Carolina?
Close. Tennessee National on Watts Bar Lake has four seasons with mild winters and warm, humid summers, much like Upstate South Carolina. Moving from the South Carolina coast is a bigger change, with a real fall and colder winter days.
Can you keep your South Carolina home while you build at Tennessee National?
Yes, if you can carry both. There is no deadline to build after you buy a homesite at Tennessee National, so nothing forces the pace. You can buy the homesite, keep the South Carolina home for a while and build when ready.
Facts about Tennessee National come from the community. Lake facts come from TVA. Rules, taxes, loans and insurance change, so confirm anything that affects a purchase with the right office or professional before you buy.