80 Acres Land for Sale in Menominee County MI: Adjoining CFR Public Land ($120,000)

Executive Summary & Comprehensive Land Investment Overview

Securing an expansive 80-acre contiguous block of private hardwood timberland in Michigan’s Upper Peninsula for under $1,500 per acre is a rare find in today’s Midwest real estate market. Located at 5321 W County Road 569 Road, Abbotsford / Perronville, MI 49873 (Spalding Township, Menominee County), this 80-acre unimproved parcel enters the northern Michigan market at a highly competitive asking price of $120,000 (APNs: 5501353000100 & 5501353000500). Calculating to an economical $1,500 per acre, this listing offers exceptional value for big-game Whitetail hunters, outdoor recreation enthusiasts, timber investors, and land banking buyers.

What truly sets this acreage apart from standard raw woodland is its direct interface with massive public lands. The property shares immediate boundaries with thousands of acres of open Commercial Forest Reserve (CFR) lands along multiple property lines. This contiguous public boundary effectively acts as an extended backyard, multiplying your usable hunting footprint from 80 acres to thousands of acres of pristine Upper Peninsula habitat.

Featuring an established two-track private road network, recorded legal access easements, dense native forest cover, and ultra-low carrying costs marked by an annual property tax bill of approximately $400 per year, this parcel represents a low-overhead recreational sanctuary. Whether envisioned as an off-grid vehicle base camp, a world-class Whitetail deer hunting retreat, a timber investment holding, or a private wilderness getaway, this 80-acre Menominee County property delivers an unmatched combination of natural features and long-term value.

Core Property Specifications & Listing Snapshot

Below is an exhaustive structural breakdown of the legal, physical, geographical, infrastructure, and financial metrics defining 5321 W County Road 569:

Property Address: 5321 W County Road 569 Road, Abbotsford / Perronville, MI 49873
Primary Parcel Number (APN): 5501353000100
Additional Parcel Included (APN): 5501353000500 (Sold in Entirety)
Municipality & County: Spalding Township | Menominee County | Perronville Region
Current Asking Price: $120,000
Price Per Acre Valuation: ~$1,500 / Acre
Total Lot Footprint: 80.00 Acres (Approximately 3,484,800 Square Feet)
Property Classification: Unimproved Raw Land / Agricultural-Recreational Timberland (Zoning Code: 401)
Terrain & Cover: Wooded Canopy, Rolling Forested Terrain, & Native Upper Peninsula Wildlife Cover
Access Infrastructure: Recorded Legal Access Easements & Established Internal 2-Track Private Road
Utility Status: None / Raw Wilderness Land (Off-Grid Capability)
Annual Property Tax Footprint: ~$400 / Year (Combined Summer & Winter Taxes Across Both Parcels)
HOA / POA Governance: $0 / Month (No Homeowners Association or Subdivision Covenants)
Market Entry Date: September 25, 2026
Listing Office: Key Realty Delta County LLC
Primary Feature: Directly Borders Thousands of Acres of CFR Public Hunting Land

Detailed Physical Attributes & Feature Analysis

Evaluating unimproved acreage requires a thorough examination of its physical layout, surface conditions, natural assets, and border relationships. The 80 acres along W County Road 569 feature several high-value attributes that set it apart from standard isolated woodlots.

1. Direct Boundary with Thousands of Acres of CFR Public Land

The defining asset of this property is its direct connection to vast contiguous blocks of Commercial Forest Reserve (CFR) land in Menominee County.

Amplified Hunting Footprint: Because the property directly adjoins thousands of acres of public CFR forest along multiple property lines, land owners can step directly off their private 80 acres onto expansive public territory without ever touching a public highway or crossing non-friendly private borders.
CFR Program Advantages: Commercial Forest Reserve lands are privately owned timberlands enrolled in Michigan’s tax-incentive program that remain open to the public for foot access for hunting, fishing, and trapping. This creates a vast, undisturbed wildlife corridor where big game can mature.
Strategic Pressure Management: By setting up strategic food plots, mineral sites, or bedding sanctuaries on your private 80 acres, you can naturally draw Whitetail deer, black bears, and grouse off the heavily timbered public lands directly onto your private hunting grounds.

2. Established 2-Track Private Road & Recorded Legal Access Easements

A frequent obstacle when purchasing deep-woods Upper Peninsula acreage is landlocked positioning or ambiguous access rights.

Legal Access Secured: This property features recorded legal access easements, ensuring unencumbered access to your property boundary.
Internal Trail Infrastructure: The existing private two-track road network provides vehicle access across the parcel for trucks, side-by-sides, ATVs, snowmobiles, and timber transport equipment.
Turn-Key Setup for Campsites: The existing trail system allows you to pull in an off-road camper, set up a wall tent base camp, or stage construction equipment without the immediate need for costly bulldozer road creation.

3. Native Upper Peninsula Timber Canopy & Wildlife Habitat

The 80-acre footprint consists of native northern woodland cover, creating an ideal habitat for regional game species.

Diverse Habitat: The timber canopy features a mix of northern hardwoods, softwoods, and brushy thermal cover. This structural diversity provides natural winter bedding areas, acorn and mast forage, and secure escape routes for game animals.
Prime Upper Peninsula Big Game Hunting: Menominee County is recognized throughout Michigan for producing healthy Whitetail deer herds, wild turkey, black bear, ruffed grouse, and snowshoe hare.
Timber Reserve Potential: The established timber stand offers opportunities for selective timber harvests, providing periodic cash flow while opening up forest canopy gaps to stimulate young browse growth for deer.

Strategic Geographical Location & Regional Connectivity

Situated in Menominee County, 5321 W County Road 569 offers a quiet wilderness setting while maintaining straightforward connectivity to transportation routes across the Upper Peninsula and Northern Wisconsin.

Geographic Benchmarks & Regional Hubs:

Perronville & Spalding Township (~10–15 Minutes): Quick access to local post offices, supply depots, fuel stops, and community amenities.
US-2 Highway Corridor (~15–20 Minutes South): Quick access to the primary east-west transportation artery of the Upper Peninsula, connecting west to Iron Mountain and east to Escanaba.
Escanaba, MI (~35–40 Minutes East): The primary commercial hub of Delta County, providing comprehensive medical facilities, big-box retailers, farm supply stores, regional airport service, and Lake Michigan access via Little Bay de Noc.
Iron Mountain, MI (~40–45 Minutes West): A major Dickinson County center featuring expanded healthcare, commercial districts, outdoor power equipment dealers, and regional dining.
Green Bay, Wisconsin (~1.5 to 2 Hours South): A major Midwestern metropolitan area providing an easy drive for weekend hunting trips or seasonal recreational travel.

Off-Grid Utility Profile & Site Development Guidelines

Understanding the off-grid nature of this parcel is crucial for planning your hunting camp or recreational setup.

Utility Infrastructure Alternatives:

Electrical Service: No grid power is currently connected to the acreage. Buyers can utilize off-grid power solutions such as quiet inverter generators, rooftop solar panel arrays with lithium battery banks, or propane systems.
Water Supply System: There is no active water well on-site. Future hunting cabin setups can utilize seasonal hauled water tanks, rainwater harvesting systems, or a newly drilled private water well.
Wastewater & Sanitation: There is no existing septic system on the lot. Buyers can utilize rustic options such as composting toilets, elevated outhouses, or apply for a standard private septic permit through the Menominee County Health Department.
Zoning & Land Use Rights (Zoning Code: 401): The local 401 agricultural/recreational classification provides broad flexibility for land uses, including private hunting camps, off-grid cabins, timber management, agricultural pursuits, and seasonal camping without restrictive HOA oversight.

Comparative Valuation & Regional Land Benchmarks

To evaluate whether $120,000 represents strong market value, consider how 5321 W County Road 569 compares against typical unimproved acreage listings across Menominee County and the Upper Peninsula:

Valuation Metric / Feature	Subject Property (County Rd 569)	Standard U.P. Recreational Acreage	Comparative Value & Strategic Analysis
Total Asking Price	$120,000	$140,000 – $190,000+	Highly competitive entry price for an 80-acre contiguous block
Total Land Footprint	80.00 Acres	20.00 – 40.00 Acres	Double the land footprint of standard 40-acre hunting tracts
Price Per Acre	~$1,500 / Acre	$2,200 – $3,500+ / Acre	Substantially lower price per acre than regional market averages
Adjoining Public Land	Borders Thousands of CFR Acres	Completely Landlocked by Private	Exceptional advantage; expands hunting land exponentially
Access Infrastructure	Legal Easement + Private 2-Track	Undocumented or Unpaved Trails	Guarantees legal access rights and internal drivability
Annual Tax Footprint	~$400 / Year	$800 – $1,800+ / Year	Exceptionally low holding costs (~$5/acre/year)
HOA / POA Governance	$0 / Month (None)	Variable Monthly Dues	Absolute freedom from subdivision rules or monthly fees

Comprehensive Pros vs. Cons Analysis

A thorough real estate analysis requires balancing a property’s primary advantages against its physical limitations or site-prep considerations.

Advantages (Core Value Drivers)

Outstanding Price-Per-Acre Ratio: At ~$1,500/acre, this parcel represents an accessible entry point for an 80-acre tract.
Exponentially Expanded Hunting Area: Sharing borders with thousands of acres of public CFR timberlands provides endless room to hunt and explore.
Secured Legal Access: Recorded access easements and internal two-track trails eliminate access disputes and site prep delays.
Ultra-Low Holding Overhead: Combined annual property taxes of approximately $400 make holding this land long-term virtually stress-free.
Two Included Parcels: Includes two distinct parcel IDs (5501353000100 & 5501353000500), offering future subdivision flexibility.
Zero HOA Restrictions: Freedom to establish off-grid cabins, wall tents, camper bases, or ATV staging areas on your own schedule.

Considerations (Development Factors)

Off-Grid Location: The lack of roadside grid power requires buyers to utilize solar, propane, or generator setups.
Seasonal Access Planning: Like most deep-woods Upper Peninsula two-track access roads, winter access may require snowmobiles, tracked vehicles, or seasonal plowing arrangements.
Raw Wilderness State: The property currently lacks drilled water wells or septic tanks, requiring off-grid camp planning.

Ideal Ownership Strategies & Buyer Use Cases

Given its physical layout, public land borders, off-grid nature, and low holding costs, this 80-acre property supports several clear strategies:

Premier Private Whitetail & Big-Game Hunting Base: Set up elevated hunting blinds, plant custom food plots, and leverage the surrounding public CFR lands to drive trophy bucks and game onto your private 80 acres.
Turn-Key Off-Grid Camper & Wall-Tent Outpost: Drive in with travel trailers, fifth-wheels, or overland rigs via the established two-track road for instant weekend hunting and camping getaways.
Long-Term Land Banking & Timber Investment: Hold 80 acres of Michigan timberland at a minimal tax cost (~$400/year) while natural land appreciation and timber growth build value over time.
Custom Upper Peninsula Log Cabin Site: Clear a central campsite, bring in a prefabricated log cabin or off-grid tiny home, install a solar array, and build a wilderness retreat.

Frequently Asked Questions (FAQs)

What does CFR land mean, and how does it benefit this property?

CFR stands for Commercial Forest Reserve. It refers to private timberland enrolled in a Michigan land management program open to the public for foot hunting and fishing access. Because this property directly borders thousands of CFR acres, you gain immediate, seamless access to an enormous wilderness area right from your property line.

Is there recorded legal access to this 80-acre parcel?

Yes. The sale includes recorded legal access easements and features an established private two-track road leading onto and through the property.

Are there any active utilities on the property?

No. This is raw, off-grid woodland acreage. Owners typically utilize solar power systems, generators, propane, and hauled water or off-grid sanitation options for their hunting camps.

How much are the annual property taxes on this land?

The combined annual property taxes across both included parcel numbers (5501353000100 and 5501353000500) are extraordinarily low at approximately $400 per year.

Can I subdivide or sell off one of the parcels in the future?

The sale includes two separate parcel numbers being sold in their entirety. Any future subdivision or separate sale would be subject to standard Menominee County and Spalding Township land division guidelines.

Final Verdict & Recommendation

5321 W County Road 569, Perronville, MI 49873 represents an exceptional combination of scale, public land connectivity, legal access, and affordability at $120,000. Its direct boundaries with thousands of acres of CFR land, established internal trails, and minimal carrying costs (~$400/year taxes) make it an ideal choice for hunters, outdoor enthusiasts, and long-term land investors looking for a private stake in Michigan’s Upper Peninsula.

Please Note: Real estate listing details, land specifications, parcel boundaries, tax estimates (~$400/year), CFR boundaries, and zoning descriptions mentioned in this review are sourced from public MLS filings (APNs: 5501353000100 & 5501353000500) and are deemed reliable but not guaranteed. Property availability and pricing ($120,000) are subject to change. Prospective buyers are strongly advised to perform independent due diligence, boundary surveys, and utility/access verification directly with Menominee County officials prior to entering into a binding purchase contract.

Listed on Zillow