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Baby boomers in the North Carolina mountains are a happy lot.  Presumably that includes those who live and play at Connestee Falls, near Brevard.


    The Gallup polling firm and Healthways, a health management company, have published the results of more than 350,000 interviews they conducted last year to assess the anxiety level of Americans regarding health, wealth and general well being.  The web site ahiphiwire.org published the results, broken down by congressional district.
    Although the data can be cut any number of ways -- by gender, race, income and age -- I was most interested in the attitudes of folks in my age cohort, 45 to 64, which I suspect comprises most of those considering golf real estate.  The results are displayed at the web site on a map of the U.S., by congressional districts.
    In the southeastern U.S., attitudes are all over the place, with no

Baby boomers who live in the mountains of North Carolina and Tennessee and between Wilmington and Myrtle Beach are among the happiest.

discernible pattern. For example, along the entire Georgia coast, baby boomers are not generally a happy crowd, showing up consistently in the 2nd quintile from the bottom.  Along the South Carolina coast, notions of well being in the baby boomer crowd are generally positive, in the third and fourth quintiles.  Along the North Carolina coast, folks living from the Virginia state line to about mid-state are in the middle category of attitudes, while those who live from Wilmington south to just above Myrtle Beach are among the happiest folks in the nation (418th out of 435).  I have reviewed a number of golf communities in this area and can recommend Porters Neck, St. James Plantation, Bald Head Island, Ocean Ridge Plantation and others.
    If you want to be surrounded by baby boomers who are happy, consider the mountains of North Carolina and eastern Tennessee, which are covered in the dark green on the map, signaling the top 20%.  Asheville, NC, and Knoxville, TN, and their surrounding areas are rife with excellent golf communities and knockout views.  Ditto the upstate area of South Carolina, home to the high-end Cliffs Communities, where Tiger Woods is designing his first U.S. golf course; that part of the map is covered in the light blue representative of the second-highest quintile.  
    Florida is a mosaic of colors, the happiest baby boomers living in the high net wealth area of the Palm Beaches and the unhappiest, not surprisingly, in the area of Miami, hardest hit by the bad economy and housing crisis.  Mississippi is one of the unhappiest states, whereas Alabama and Texas look much like Florida.  Virginia appears to be the most contented state in the southern U.S. among baby boomers.
    When choosing a place to live, remember that attitude is infectious, for better or worse.  So too is noodling around the Well-Being map.  Click here for access.
 

    The state of Florida has been a magnet for retirees for many decades, starting in the 1950s. An average winter temperature in the low 70s in southern Florida was just too tempting to pass up for many long-suffering northerners.  For wealthy retirees set for life with their stock dividend yields and healthy pension payments, the lack of an income tax in the Sunshine State saved them thousands of dollars annually.
    Florida, Texas and Tennessee are among the handful

Below a certain income level, the income tax on its own means little; other costs of living are far more relevant.

of U.S. states with no income tax.  Wealthy retirees play the state income tax game to a fare-thee-well; one former CEO of a company I worked for lives half the year in Florida and half the year in New Hampshire, another zero-income-tax state.  For him and a relatively few others, this makes sense; their incomes remain high in retirement, and what they save can go toward club fees and travel expenses.  But, to paraphrase a popular saying, the rich are different than the rest of us; they have more money to protect.   Below a certain income level, the income tax on its own means little; other costs of living are far more relevant.
    Look at the Florida metro areas of Naples and Orlando.  Of course, the state income tax in the two cities is the same, zero.  Property and sales taxes in Orlando are actually higher than in Naples but, in terms of overall cost of living, according to BestPlaces.net, Naples is one of the highest in the nation, 151 percentage points above the national average; Orlando is 6 points below the national average.  Panama City, FL, is even cheaper, at 14 points below the national average, with the same income tax level. 

    The differences are largely about real estate, although Naples property values have fallen dramatically in the last 18 months, a fact BestPlaces may not have caught up with yet.  But the point is that, unless you have a CEO's pension, income tax has little if anything to do with cost of living.