Executive Summary & Property Snapshot
Finding large-scale, continuous acreage in Michigan’s Upper Peninsula (U.P.) that combines mature upland hardwoods, connected modern utilities, and an existing cabin base is an exceptional market opportunity. Located along N County Line Rd, Crystal Falls, MI 49920 (Iron County), this 40-acre contiguous parcel enters the northern recreational market at an asking price of $125,000—translating to $3,125 per acre.
Positioned right near the Dickinson County line, the property features a rolling upland terrain blanketed by dense hardwood forest. Unlike typical isolated wilderness tracts, this property comes equipped with electricity already connected, fiber-optic internet availability, and paved blacktop road frontage. Complete with an existing rustic cabin structure and camper setup, it serves as an immediate turn-key basecamp for U.P. hunting excursions, seasonal retreats, or future home construction.
Core Property Specifications & Listing Metrics
Analyzing the essential land data, structural features, and utility metrics provides a clear picture of this Iron County investment.
- Property Address: N County Line Rd, Crystal Falls, MI 49920
- County: Iron County (Bordering Dickinson County)
- Parcel IDs: 00502500375 & 00502500310
- Listing Price: $125,000
- Total Acreage: 40.0 Acres ± (Dimensions: 1,320′ x 1,320′ Square Tract)
- Price Per Acre: ~$3,125 / acre
- Property Classification: Unimproved Land / Agricultural Acreage / Seasonal Recreational Retreat
- Existing Structures: On-Site Rustic Cabin (Includes Fireplace) & Additional Camper/Trailer Base
- Annual Property Taxes: $423 / Year
- Date on Market: 9/16/2026
- HOA / POA Covenants: $0 / Month (No Homeowners Association)
- Road Surface & Frontage: 1,320 Feet of Direct Frontage on Paved Blacktop County Line Road
- Utilities On-Site / Available: Electricity Connected; Fiber-Optic Internet Available; Propane Capable; Phone Service Available
On-Site Infrastructure, Utilities, and Development Feasibility
The primary barrier to developing acreage in the Upper Peninsula is the high cost of extending electrical lines or relying solely on generators. This tract eliminates those friction points with pre-installed power and modern connectivity options.
Connected Utility Infrastructure
- Grid Electricity Connected: Active power is already wired to the property, saving thousands of dollars in line-extension fees and enabling immediate power delivery for cabins, RVs, or power tools.
- Fiber-Optic Internet Availability: Rare for U.P. wilderness acreage, high-speed fiber internet is available along the road corridor. This allows for remote work, smart security integration, or high-definition streaming in a quiet woodland environment.
- Gas & Heating: Configured for propane heating, complementing the traditional wood-burning fireplace inside the cabin.
- Water & Wastewater Planning: Developing a permanent year-round residence will require drilling a private water well and installing a septic tank system. Buyers should schedule standard soil percolation testing to confirm optimal drain-field locations.
Existing Seasonal Structures & Cabin Base
- On-Site Cabin Structure: Includes an existing rustic cabin featuring an interior fireplace. It provides an immediate shelter base for weekend hunting trips, snowmobiling getaways, or temporary living quarters while building a permanent home.
- Camper/Trailer Placement: Includes an auxiliary camper/trailer setup, providing extra sleeping capacity for hunting parties, family guests, or storage.
Topography, Timber Quality, and Wildlife Ecosystem
A tract’s recreational utility is defined by its terrain contours, tree species composition, and natural game habitat.
Upland Hardwood Canopy & Rolling Relief
- Upland Hardwoods: The acreage is timbered in mature northern hardwoods (such as Sugar Maple, Yellow Birch, and Red Oak). Upland terrain provides high, dry ground that ensures easy internal navigation, excellent build sites, and potential long-term timber harvest value.
- Rolling Contour Profile: The land features gentle rolling elevation changes, creating natural elevated ridges for home placement and private valley contours that buffer wind and noise.
Wildlife Habitat & Game Performance
- Prime Whitetail & Bear Habitat: The combination of hard-mast oak/maple canopy, rolling ridges, and surrounding commercial timberlands creates an ideal habitat for Whitetail Deer, Black Bear, and Ruffed Grouse.
- Hunting Access Dynamics: Featuring a square 1,320′ x 1,320′ footprint with 1,320 feet of paved road frontage, hunters can easily establish wind-favorable entrance routes and tree stand positions across the 40 acres.
Commercial Forest Program (CFP) Due Diligence & Tax Notice
A crucial step in the due diligence process for this parcel involves understanding its current forest tax status.
- Commercial Forest Enrollment: Currently, 30 acres of this 40-acre property are enrolled in Michigan’s Commercial Forest (CF) program, keeping annual property taxes exceptionally low ($423 per year).
- De-enrollment Obligation: Because the tract is being split from a larger contiguous holding, it will no longer meet the 40-acre minimum requirement for the CF program. The buyer will be responsible for formally removing those 30 acres from the Commercial Forest program with the State of Michigan and paying any associated withdrawal fees.
- Post-Withdrawal Tax Adjustments: Buyers should consult the local Iron County tax assessor to estimate re-assessed ad valorem tax rates once the land transitions back to standard Agricultural/Recreational tax classification.
Strategic Investment & Land-Use Execution Blueprints
The combination of agricultural zoning, electricity, fiber internet, and paved road access opens up several flexible execution models for this property.
Strategy 1: Modern Northwoods Hunting Camp
Maintain the property as a premier Upper Peninsula hunting camp. Utilize the connected electricity and fiber internet to run a modern, comfortable basecamp while leveraging the existing cabin, camper, and mature hardwood canopy for fall deer and bear seasons.
Strategy 2: Off-Grid Alternative or Full-Time Homestead
Construct a permanent year-round custom home or modern log cabin on one of the elevated upland hardwood ridges. The 1,320 feet of paved blacktop road frontage ensures reliable, easy winter plow access, while connected power and fiber internet provide full modern work-from-home capabilities.
Strategy 3: Timber Stand Management & Land Banking
Retain the hardwood forest canopy as a growing financial reserve. Engaging a certified consulting forester to execute selective timber thinnings can generate periodic cash flow, improve wildlife browse, and enhance long-term property valuation.
Regional Location, Connectivity, and Outdoor Recreation
While N County Line Rd offers private natural surroundings, it sits within easy driving distance of supply centers, municipal services, and U.P. outdoor destinations.
Drive Times & Regional Connectivity
- Crystal Falls, MI (County Seat): 15 to 20 minutes (Groceries, local dining, hardware stores, schools, and local government offices).
- Iron Mountain, MI: 25 to 30 minutes (Major commercial hub with regional healthcare facilities, big-box retail, and airport access).
- Michigamme Reservoir & Paint River: 20 to 25 minutes (World-class U.P. fishing, kayaking, canoeing, and boating).
- Pike Plains & Regional Trail Systems: Direct access to regional ATV and snowmobile trail networks running across Iron and Dickinson counties.
Financial Comparative Valuation & Market Benchmarks
Measuring this listing against surrounding Iron County and Upper Peninsula land metrics highlights its competitive positioning.
| Land Metric / Feature | N County Line Rd, Crystal Falls | Regional U.P. Market Average | Valuation & Market Context Assessment |
| Total Asking Price | $125,000 | $140,000 – $175,000 | Competitive entry price for utility-connected hardwood acreage |
| Price Per Acre | ~$3,125 / Acre | $3,500 – $4,800 / Acre | Attractive rate for dry, upland acreage with paved road access |
| Acreage Footprint | 40.0 Acres ± | 10 – 20 Acres (Common) | Square 1,320′ x 1,320′ footprint providing scale and privacy |
| Power Infrastructure | Electric Connected On-Site | Unserviced / Off-Grid | Saves $10,000–$25,000+ in upfront utility extension costs |
| Internet Capability | Fiber-Optic Available | Satellite Only / No Cell | High-value amenity enabling remote work and smart monitoring |
| Existing Shelter | Cabin (w/ Fireplace) + Camper | Raw Timbered Land | Provides immediate basecamp functionality from Day 1 |
| Road Frontage Grade | 1,320 Ft Paved Blacktop | Seasonal Dirt / Gravel | Exceptional year-round access and easy winter snowplowing |
| Annual Tax Burden | $423 / Year (Current CF) | $1,200 – $1,800 / Year | Extremely low carrying costs during ownership transition |
Comprehensive Pros vs. Cons Analysis
Pros (Key Value Drivers)
- Turn-Key Power & Fiber Internet: Active electricity on-site and fiber internet at the road eliminate costly utility extension hurdles.
- Paved Highway Frontage: 1,320 feet of direct blacktop frontage along County Line Road guarantees legal, easy year-round access.
- Immediate Basecamp Utilities: Includes an existing rustic cabin with a fireplace plus a camper setup for instant seasonal use.
- Prime Upland Hardwoods: Dry, rolling terrain covered in mature hardwoods provides scenic homesites and strong wildlife cover.
- Square Parcel Dimensions: Standard 1,320′ x 1,320′ shape maximizes usable acreage and simplifies boundary management.
- Border Location: Situated near the Dickinson County line, putting both Crystal Falls and Iron Mountain amenities within short driving distance.
Cons (Important Risk Factors)
- Commercial Forest Removal Required: Buyer must handle the administrative withdrawal of 30 acres from the CF program and cover associated fees.
- Tax Adjustment Post-Withdrawal: Annual property taxes will rise above the current $423/year once removed from the Commercial Forest tax status.
- Water & Septic Needed: Developing a full-time residential home requires drilling a private well and installing a septic system.
Final Verdict & Investment Recommendation
N County Line Rd, Crystal Falls, MI 49920 represents a compelling value opportunity in Michigan’s Upper Peninsula land market. At $125,000 for 40 acres of rolling upland hardwoods, the property stands out by offering active grid power, fiber-optic internet availability, 1,320 feet of paved blacktop frontage, and an existing cabin basecamp.
Whether your vision involves establishing a modern U.P. hunting camp, building an off-grid remote-work homestead, or holding continuous hardwood land as a long-term inflation hedge, this Iron County parcel delivers exceptional utility, accessibility, and natural value.
Please Note: Portions of this property are currently enrolled in Michigan’s Commercial Forest program. Buyers are strongly advised to consult with the local Iron County tax assessor and the Michigan DNR regarding de-enrollment procedures, withdrawal fees, and future tax adjustments.
Listed on Zillow
