$4,495/Acre Upper Peninsula Riverfront Retreat: 20-Acre Wooded Haven on the West Branch Huron River in Skanee, MI

Executive Summary & Property Snapshot

Securing a private 20-acre contiguous riverfront tract in Michigan’s rugged Upper Peninsula under $90,000 is a standout opportunity for outdoor enthusiasts, hunters, and off-grid recreational buyers. Situated off Black Creek Rd in Skanee, MI 49962 (Arvon Township, Baraga County), this property offers approximately 630 feet of prime frontage along the West Branch of the Huron River—a designated Class I trout stream famous for brook, brown, rainbow, and lake trout.

Priced at $89,900 (~$4,495 per acre), the parcel features a diverse native forest canopy dominated by mature hemlocks along the river corridor and hardwoods spanning the eastern acreage. Directly adjoining thousands of acres of Commercial Forest Act (CFA) public land, the lot serves as a high-privacy wilderness base camp complete with an existing rustic sleeping cabin, propane utilities, outhouse, and storage shed. While vehicle access requires constructing a driveway along a recorded 33-foot ingress/egress/utility easement, the existing cabin, direct river frontage, and low annual property taxes ($413/year) establish a high-value canvas for an off-grid hunting camp or private wilderness retreat.

Core Property Specifications & Listing Metrics

Below is a detailed summary of key legal, structural, and geographic specifications for the property:

Property Location: Black Creek Rd, Skanee, MI 49962
County & Township: Baraga County | Arvon Township
Assessor’s Parcel Number (APN): 00101000130
Current List Price: $89,900
Total Acreage: 20.0 Acres (Approx. 660′ x 1,350′ lot dimensions)
Price Per Acre: ~$4,495 / acre
Waterfront Frontage: ~630 Feet on West Branch Huron River (Class I Trout Stream)
Property Classification: Unimproved Recreational Land / Off-Grid Camp
Zoning Designation: Forest Resource
Existing Structures: Rustic Off-Grid Cabin (Sleeping Loft, Propane Lights, Propane Oven/Stove, Propane Heater), Outhouse, Storage Shed
Adjoining Land: Direct border with thousands of acres of CFA (Commercial Forest Act) public land
Access Legal Status: Recorded 33-foot-wide non-exclusive ingress, egress, and utility easement (Road construction required within easement)
Annual Property Taxes: $413 / Year
Date on Market: 8/28/2026
HOA / POA Fees: $0 / Month (No HOA)
Acceptable Financing: Cash, Conventional Mortgage

Riverfront Features, Forestry & Off-Grid Utility Systems

1. West Branch Huron River Frontage

Class I Trout Stream Designation: The West Branch of the Huron River is recognized for exceptional cold-water fishing, supporting brook trout, brown trout, rainbow trout, lake trout, and splake.
630 Feet of Water Edge: Offers direct private shoreline access for wading, kayak launching, and shore fishing without leaving the property boundaries.

2. Native Forest Composition & Wildlife Topography

Mature Hemlock Groves: The western sector along the riverbank features old-growth hemlocks that create dense shade, cool microclimates, and scenic natural views.
Eastern Hardwood Stand: The eastern portion transitions into mixed northern hardwoods (maple, birch, oak), providing natural timber diversity, firewood harvesting potential, and autumn canopy colors.
CFA Land Adjacency: Sharing a boundary with thousands of contiguous CFA forest acres effectively expands the usable recreational footprint for white-tailed deer, black bear, grouse, and turkey hunting.

3. Existing Cabins & Off-Grid Utilities

Rustic Off-Grid Cabin: Features a sleeping loft and operates entirely off-grid. Interior infrastructure includes wall-mounted propane lights, a propane oven/cooktop stove, and a propane space heater.
Outbuildings: Includes a standalone outhouse for waste disposal and a secure wooden storage shed for tools, fishing gear, ATVs, or winter supply storage.
Power & Water Strategy: Currently has no municipal grid power or well water installed. Off-grid buyers can enhance the setup with a portable solar generator bank or rainwater collection and filtration system.

Easement Analysis, Access Feasibility & Development Strategy

A core consideration for this listing is its access arrangement. Understanding the recorded easement mechanics ensures accurate budget allocation for driveway development.

Recorded Easement Breakdown

Legal Terms: A recorded 33-foot-wide, non-exclusive easement for ingress, egress, and utility installation provides legal access across Section 10, T51N, R30W in Arvon Township.
Gate & Maintenance Rights: The easement specifically grants the owner the legal right to install a security gate and construct/maintain a private roadway within the easement corridor.
Current Physical Condition: There is currently no built road traversing the easement area from Black Creek Road to the property boundary.

Step-by-Step Access Construction Strategy

Survey & Boundary Pinning: Retain a licensed surveyor to locate and mark the 33-foot easement alignment on-site.
Excavation & Land Clearing: Clear timber and brush along the easement path to establish a clear roadway corridor.
Sub-Base & Gravel Layering: Install structural geo-textile fabric and top with crushed aggregate/gravel to ensure vehicle transit during spring thaw and winter snow.
Culvert & Drainage Setup: Place ditching or culverts where necessary to handle seasonal runoff and prevent washouts.

Local Attractions, Regional Connectivity & U.P. Destinations

Situated in the scenic Huron Mountains area of Baraga County, the property provides access to major Upper Peninsula outdoor destinations:

Big Erik’s Bridge: Nearby historical landmark and popular fishing/paddling access point on the Huron River.
Mount Arvon: Michigan’s highest natural point (1,979 feet), located just a short drive away via local forest logging roads.
Waterfalls & Hiking Trails: Close proximity to Slate River Falls, Black Creek Falls, and extensive regional ATV/snowmobile trail networks.
Lake Superior Shoreline (Point Abbaye): Short drive north to access sweeping Lake Superior waters and rocky beach coastlines.
Town Amenities (L’Anse & Baraga): ~30–35 minutes west for grocery stores, gas stations, healthcare facilities, dining, and marine supplies.

Financial Comparative Valuation & Local Market Benchmarks

Land Metric / Feature	Black Creek Rd (Subject Parcel)	Regional Baraga County Averages	Valuation Assessment & Context
Total List Price	$89,900	$110,000 – $140,000	Priced below typical U.P. riverfront parcels due to unbuilt road access
Price Per Acre	~$4,495 / Acre	$5,500 – $7,500 / Acre	High equity buffer that accounts for estimated driveway construction costs
Waterfront Frontage	630 Ft. Class I River	100 – 300 Ft. (Typical)	Generous shoreline footage along a designated trout stream
Adjoining Public Land	Yes (Thousands of CFA Acres)	Variable / Landlocked	Significantly expands functional hunting/hiking grounds
On-Site Cabin & Shed	Included (Off-Grid Setup)	Raw Land / No Infrastructure	Saves $15k–$25k in immediate off-grid shelter build costs
Annual Tax Burden	$413 / Year	$600 – $900 / Year	Exceptionally low annual holding costs for long-term land banking

Comprehensive Pros vs. Cons Analysis

Pros (Key Value Drivers)

630 Feet of Class I Trout Stream: Outstanding private river access for trout fishing, wading, and scenic wilderness views.
Adjoins Expansive CFA Lands: Unrestricted access to thousands of contiguous public hunting and hiking acres directly from the eastern border.
Existing Cabin & Infrastructure: Ready-to-use off-grid cabin with propane amenities, outhouse, and storage shed already on-site.
Mature Timber Variety: Rich blend of old-growth hemlock groves by the river and northern hardwoods on the eastern parcel.
Low Annual Holding Cost: Annual taxes of just $413 make long-term land ownership highly affordable.

Cons (Key Trade-Offs & Challenges)

Unbuilt Road Access: Requires capital expenditure and contractor coordination to clear and construct a driveway over the 33-foot easement.
No Municipal Utilities: No grid power or municipal water/sewer; relies entirely on off-grid propane, solar, or generator systems.
Seasonal Weather Preparation: U.P. winters bring heavy snowfall; winter access will require snowmobile transport or snowplowing the constructed driveway.

Final Verdict & Investment Recommendation

Black Creek Rd, Skanee, MI 49962 offers an authentic Upper Peninsula wilderness experience. At $89,900 for 20 acres featuring 630 feet of trout stream frontage, a private cabin, and direct CFA public land access, the listing delivers substantial natural value.

While buyers must account for the upfront cost of constructing access across the recorded easement, the discounted price per acre ($4,495/acre) creates an equity margin to offset road development. It stands as an ideal choice for hunters, trout anglers, and off-grid retreat seekers looking for a private base camp in Michigan’s Upper Peninsula.

Please Note: Physical access requires driveway construction along the recorded 33-foot easement from Black Creek Road. Prospective buyers are advised to consult local excavating contractors for road-building estimates and verify off-grid water/waste setup requirements during due diligence.

Listed on Zillow