05/21/2026
Getting ready to kick off another lake season this weekend!
Couple of things I want to share about buying/selling lakefront. It’s actually less about the house but amenities do tend to make price go up.
1) Location. location. Location. Matters more than anything for price point. Full rec with sandy frontage is going to be valuable and expect to pay a premium for this. Deeper and bigger ( acreage) lakes are usually more expensive.
2) full rec will be more expensive/valuable than slow wake/no wake lakes.
3) buildable lots are almost nonexistent. Expect to pay anywhere from 200k-400k for a full rec lot that you can build on.
4) price per foot is not a great equalizer. Every cottage/ lake home is unique. Some are “vintage”, some are newer. see #1
5) remember almost all lake homes come with extra costs if you build. Existing homes have these costs wrapped in:
A) landscape contour/ clearing
B ) well and septic. These can run anywhere from 15k-40k depending on type or depth
C) power. If you buy a raw lot and it’s got power at the road but it’s long and narrow, and you want to build nearer to the water, expect to pay big bucks to bring it down. I’ve seen 20k easy.
D) garages/ storage. I just saw a quote for a pole barn 30x40 garage that was 75k. Insulated, large garage doors and concrete slab. Plan accordingly.
6) it’s VERY common to have shared driveways and easements for water access. Know what you are buying and get it all in writing.
7) be aware of shoreland zoning rules, setbacks and wetlands. Many subpar lots come with wetlands so knowing where they are is crucial.
Lately, some areas are condoizing ( my word, lol) and selling only a small portion of land with the cottage and keeping the lakefront in an association or HOA. On paper, this might look more affordable but check the fine details.
Lastly, honestly, hire a knowledgeable Realtor to help you navigate this, not just anyone who has their license. So many people end up regretting their choices or sell at a loss because they couldn’t do what they wanted to do. Agents, have a buyer who wants water but you’ve never done one? Refer it!!
Thanks for coming to my TED talk 🙂
want more resources? this is a good place to start. https://dnr.wisconsin.gov/topic/ShorelandZoning/Care/explore.html
