Under $110K in Northern Michigan: 20-Acre Hunting & Recreational Haven with Utilities & Pole Barn

Executive Summary & Property Overview

Finding a sizable 20-acre contiguous recreational tract in Northern Lower Michigan that features existing functional utilities, a large storage pole barn, and close proximity to thousands of acres of public land under $110,000 is an exceptional find in today’s Michigan acreage market. Positioned along 9843 Buck Ln, Mancelona, MI 49659 (APN: 005-002-050-00), this 20-acre heavily wooded parcel enters the market at an exceptionally attractive asking price of $109,900 (calculating to just $5,495 per acre). This listing represents significant value, sitting well below its official Zestimate® valuation of $139,300, offering immediate built-in equity for outdoor enthusiasts, hunters, off-grid builders, and recreational land investors.

The defining strategic advantage of this 20-acre property is its pre-existing infrastructure head start. Developing raw acreage in Northern Michigan often involves substantial delays and capital expenditure for utility installation. Here, a private well, installed septic system, and grid electric connection are already in place on-site. Additionally, the property features a large, versatile pole barn ideal for storing ATVs, snowmobiles, boats, and tractors, alongside an existing mobile home with a stick-built addition that awaits complete interior renovation or replacement.

Located in Antrim County’s legendary Up North outdoor corridor, the property is surrounded by dense forest cover (approximately 70% timbered) and lies moments away from vast stretches of Michigan State Land and designated snowmobile trail networks. Free from Homeowners Association (HOA) oversight, restrictive covenants, or recurring dues, 9843 Buck Ln offers complete freedom to establish a hunting base camp, off-road recreation retreat, seasonal homestead, or private storage hub.

Core Property Specifications & Listing Snapshot

Below is an exhaustive structural breakdown of the legal, physical, geographical, infrastructure, and financial metrics defining 9843 Buck Ln:

Property Address: 9843 Buck Ln, Mancelona, MI 49659
Assessor’s Parcel Number (APN): 005-002-050-00
County & Region: Antrim County | Region: Mancelona / Northern Lower Michigan
Current Asking Price: $109,900
Automated Valuation (Zestimate®): $139,300 (Priced ~$29,400 below estimated market benchmark)
Tax Assessed Value: $69,200
Total Acreage Footprint: 20.00 Acres (Contiguous Rectangular Parcel)
Price Per Acre Valuation: ~$5,495 / acre
Wooded Percentage: ~70% Dense Forest Canopy / ~30% Open Clearing & Structure Footprint
Primary Utility Infrastructure: Private Well Installed, Septic System Installed, Grid Electric Active
Existing Structures: Large Storage Pole Barn + Fixer-Upper Mobile Home with Stick-Built Addition
Road Surface & Access: Dirt / Gravel Seasonal Rural Road Access (Buck Ln)
HOA / POA Dues: $0 / Month (No Homeowners Association oversight)
Listing Date on Market: September 25, 2026
Acceptable Financing Terms: Cash, Cash to New Mortgage
Target Land Uses: Private Hunting Base Camp, Off-Road ATV/Snowmobile Hub, Storage Depot, Fixer-Upper Homestead, or Seasonal Up North Cabin

On-Site Infrastructure, Existing Structures & Utility Assets

Purchasing raw rural acreage in Michigan typically requires buyers to budget tens of thousands of dollars and navigate months of county permitting for basic utility installation. 9843 Buck Ln eliminates those initial development hurdles.

1. On-Site Utilities (Well, Septic, Electric)

Installed Private Well: Eliminates the need and financial risk of drilling a new water well, which can cost anywhere from $6,000 to $12,000+ in Northern Michigan depending on aquifer depth.
Installed Septic System: Having an established septic tank and drain field already in place saves an estimated $8,000 to $15,000+ in excavation, soil percolation testing, and system engineering costs.
Active Grid Electricity: Grid power is connected directly to the site, allowing buyers to plug in campers, run power tools, operate well pumps, or power the existing structures without relying solely on noisy fuel generators.

2. Large Storage Pole Barn

Equipment & Gear Protection: The large pole barn provides secure, weather-proof storage for high-value recreational vehicles, including snowmobiles, ATVs, side-by-sides, boats, utility trailers, and lawn equipment.
Workshop & Project Space: Excellent setup for an active workshop, staging hub, or dry material storage space during cabin renovation or construction projects.

3. Fixer-Upper Mobile Home with Stick-Built Addition

Renovation Opportunity: The property includes an older mobile home enhanced by a stick-built addition. The structure requires extensive interior and structural renovation, presenting a blank canvas for handy buyers to create a customized base camp or guest quarters.
Replacement / Camper Staging Area: Alternatively, buyers can choose to replace the structure with a new manufactured home, custom cabin, or utilize the existing utility hookups to park a modern RV or travel trailer.

Natural Topography, Timber Canopy & Hunting Assets

Northern Michigan’s Antrim County is renowned for its diverse hardwood forests, rolling terrain, and rich wildlife populations. Understanding the physical layout of these 20 acres highlights its strength as a private outdoor sanctuary.

1. Dense Hardwood & Softwood Timber Canopy (~70% Wooded)

Natural Privacy & Screening: Approximately 70% of the 20-acre footprint is blanketed in mature forest cover. This dense tree canopy provides natural sound dampening, privacy from neighboring parcels, and protection against harsh winter winds.
Habitat Heterogeneity: The mix of timbered acreage and open clearings creates ideal edge habitat—a critical geographical layout for attracting and holding game animals.

2. Prime Whitetail Deer & Game Habitat

Thriving Wildlife Ecosystem: The property sits in a prime wildlife corridor inhabited by Whitetail Deer, Ruffed Grouse, Wild Turkey, Black Bear, and small game.
Strategic Food Plot & Blind Locations: With 20 acres of mixed terrain and 30% open space, land managers can easily establish strategic food plots, mineral licks, archery lines, and elevated box blinds to optimize deer movement.

3. Proximity to Michigan State Land & Snowmobile Trails

Direct Access to Thousands of Acres: Antrim and Kalkaska counties contain extensive tracts of Michigan State Forest land. Owning this 20-acre parcel gives you a private home base while enjoying immediate access to thousands of acres of public land for hunting and hiking.
Premier Snowmobile & ATV Corridor: Mancelona serves as a major hub for Northern Michigan’s interconnected snowmobile trail network (Trail 76 and regional trail systems). Ride directly from your driveway onto groomed winter trails without needing to trailer your equipment.

Regional Location, Lakes & Commercial Connectivity

While 9843 Buck Ln delivers total rural peace and seclusion, its location in Mancelona positions it within quick driving distance of major recreational lakes, ski resorts, and commercial hubs across Antrim and Grand Traverse counties.

Distance to Nearby Municipalities & Key Destinations:

Downtown Mancelona (~10-15 Minutes): Quick local access to hardware stores, gas stations, grocery markets, local diners, and agricultural suppliers.
Bellaire, MI (~20-25 Minutes Northwest): Home to Short’s Brewing Company, boutique shops, dining, and scenic regional parks.
Torch Lake & The Chain of Lakes (~25-30 Minutes West): World-famous for crystal-clear turquoise waters, public boat launches, sandbars, and premier inland boating.
Boyne Mountain Resort (~35 Minutes North): A premier Midwest winter and summer resort offering downhill skiing, golf courses, zip-lining, and an indoor water park.
Traverse City, MI (~45 Minutes Southwest): Northern Michigan’s largest commercial, healthcare, and cultural hub, featuring Cherry Capital Airport (TVC), major hospitals, big-box retail, and dining along Grand Traverse Bay.

Comparative Market Valuation & Regional Benchmarks

To evaluate the financial strength of 9843 Buck Ln, Mancelona, MI, consider how its primary specifications compare against average rural land listings across Antrim County and Northern Lower Michigan:

Property Metric / Feature	Subject Property (9843 Buck Ln)	Regional Northern MI Acreage Averages	Strategic Advantage / Investment Analysis
Total Asking Price	$109,900	$140,000 – $180,000+	Highly competitive entry price for a 20-acre equipped tract
Zestimate® Valuation	$139,300	Varies	Positioned ~$29,400 below estimated automated market value
Price Per Acre	~$5,495 / Acre	$7,000 – $10,000+ / Acre	Substantial discount per acre for build-ready land with utilities
Utility Infrastructure	Well, Septic & Power Installed	Raw Unimproved / No Utilities	Saves $20,000–$35,000+ in well, septic, and electric hookup costs
Storage Infrastructure	Large Storage Pole Barn	Raw Ground / No Structures	Saves $25,000–$40,000+ in pole barn construction materials/labor
Recreational Access	Near State Land & Trails	Landlocked / Private Only	Direct access to regional snowmobile trails and public hunting land
HOA / POA Dues	$0 / Month (None)	$100 – $300 / Year	Zero recurring association dues or restrictive CCR covenants

Comprehensive Pros vs. Cons Analysis

Evaluating rural recreational property requires balancing its built-in infrastructure advantages against practical renovation requirements. Here is a clear breakdown of the key strengths and considerations for 9843 Buck Ln:

Pros (Core Value Drivers)

Unbeatable Acquisition Value: Listed at $109,900 ($5,495/acre), offering built-in equity compared to its $139,300 Zestimate®.
Full On-Site Utility Head Start: Includes an installed private well, septic system, and active grid power connection.
Large Storage Pole Barn: Secure storage space for snowmobiles, ATVs, tractors, boats, and hunting gear.
Prime 20-Acre Footprint: 70% wooded canopy providing excellent natural privacy and prime Whitetail deer habitat.
Immediate Public Land & Trail Access: Close proximity to vast Michigan State Forest land and groomed snowmobile trail networks.
No HOA Restrictions: Total freedom to use the property for recreation, camping, storage, or homesteading without restrictive rules.
Proximity to Torch Lake & Ski Resorts: Short drive to Torch Lake, Bellaire, Boyne Mountain, and Traverse City.

Cons (Important Factors to Consider)

Mobile Home Needs Major Renovation: The existing mobile home and addition require significant rehab work or complete removal/replacement.
Dirt Road Access: Buck Ln is an unpaved dirt/gravel rural road; winter access requires a 4WD/AWD vehicle or local snowplowing coordination.
Cash or Conventional Land Financing: Due to the condition of the mobile home, financing may lean toward cash, specialized land loans, or cash-to-new-mortgage terms.

Ideal Land-Use Scenarios & Development Strategies

Given its pre-existing utilities, pole barn storage, timber cover, and location, 9843 Buck Ln offers multiple adaptable development paths:

Turn-Key Hunting Base Camp: Clean up or replace the mobile home, park an RV using the installed utilities, and utilize the 20 acres and nearby State Land for seasonal bow and firearm deer hunting.
Up North Snowmobile & Off-Road Hub: Store your trail sleds, ATVs, and side-by-sides securely inside the pole barn year-round, using the property as a private launch pad for weekend trail riding.
Fixer-Upper Homestead Project: Renovate the existing structure or remove it to place a new modular cabin, taking advantage of the active well, septic, and power connections already in place.
Recreational Storage & RV Staging: Use the acreage as a private summer RV campsite near Torch Lake, using the pole barn for vehicle storage during off-seasons.

Final Verdict & Investment Recommendation

9843 Buck Ln, Mancelona, MI 49659 represents an outstanding value opportunity in the Northern Michigan real estate market. Offering 20 wooded acres, installed well, septic, and electric infrastructure, a large storage pole barn, and close proximity to State land and snowmobile trails for $109,900, it stands out as an exceptional choice for outdoor enthusiasts, hunters, DIY cabin builders, and land investors looking for a versatile Up North getaway.

Please Note: All property details, infrastructure conditions (well, septic, electric), and boundary estimates should be independently verified by the buyer through a professional site inspection, property survey, and local township planning review during the due diligence period. Due to the interior condition of the existing mobile home, buyers are advised to explore cash purchase terms, specialized land loans, or mobile home replacement plans prior to making a formal offer.

Listed on Zillow