Executive Summary & Property Overview
Finding a secluded riverfront acreage parcel with an established off-grid camp under $90,000 in Northern Michigan is an exceptional real estate discovery. Located along Glenrose Dr, Wolverine, MI 49799, this 20.82-acre wilderness property features a recent $10,100 price cut, dropping the list price to $84,900. Furthermore, calculating the financial metrics reveals an attractive valuation of approximately $4,077 per acre. Consequently, this listing offers a high-value opportunity for hunters, anglers, kayakers, and off-grid outdoorsmen.
Situated in Cheboygan County, the estate boasts over 1,100 feet of direct high-bank shoreline along the scenic Little Pigeon River. Specifically, the landscape consists of rolling hills, dense mature timber, and vibrant wildlife corridors. Additionally, the sale includes a fully functional off-grid basecamp featuring generator and propane setups, a portable water system, a kitchenette, and a loft sleeping area. Positioned just 3 miles from Interstate 75 and minutes from 55,000+ acres of State Land, recreational access is unmatched.
However, prospective buyers must evaluate a critical legal detail: this parcel is landlocked without legally deeded easement access, though informal permission across a gas line easement has been granted by the seller. Therefore, cash buyers must thoroughly analyze access risks before submitting a binding offer.
Key Property Specifications & Listing Snapshot
Below is a detailed breakdown outlining the natural, structural, utility, and financial parameters for Glenrose Dr:
- Property Address: Glenrose Dr, Wolverine, MI 49799
- Asking Price: $84,900 (Reduced by $10,100 on 9/27)
- Price Per Acre Breakdown: ~$4,077 / Acre
- Total Acreage: 20.82 Acres (Rolling Hills & Wooded River Corridor)
- Property Category: Unimproved Land / Off-Grid Riverfront Recreational Camp
- Parcel Identification: Tax Map Parcel # 25102310002700
- Zoning Classification: RES ACG (Residential Agricultural / Recreational)
- Waterfront Features: 1,100+ Feet of Frontage on the Little Pigeon River
- Topography Profile: High Bank River Views, Rolling Hills, & Wooded Wetlands
- Existing Infrastructure: Off-Grid Cabin Camp (Kitchenette, Loft & Main Sleeping Areas)
- Utilities Setup: Propane & Generator Power, Portable Water System (Grid Power Available)
- Access Note: Landlocked Parcel (Informal access via gas line easement per seller)
- Tax Assessed Value: $17,200 (Annual Taxes: Low ~$444 / Year)
- Listing Terms: Cash Sales Only
- Listing Date: July 15, 2026
Physical Attributes & Riverfront Ecosystem
Evaluating wilderness acreage in Cheboygan County requires analyzing river frontage, forest cover, and surrounding public lands:
1. 1,100+ Feet of Little Pigeon River Frontage
Rather than landlocked forest, this 20.82-acre parcel offers premier river access:
- High-Bank Scenic Overlooks: Elevated topography offers private views overlooking the winding Little Pigeon River.
- Trout Fishing & Kayaking Access: Cold-water river habitat supports trout species and provides clean waterways for kayaking and canoeing.
- Proximity to 55,000+ Acres of State Land: Situated minutes from vast public forestry, allowing hunters to expand their territory seamlessly.
2. Rolling Hills & Mature Timber Cover
- Dense Hardwood & Pine Cover: Mature trees offer valuable timber density, autumn color displays, and natural security cover for game.
- Wildlife Corridor: High-density habitat attracts whitetail deer, wild turkey, black bear, and waterfowl along the river basin.
Deep Dive: Off-Grid Camp Setup & Access Evaluation
Developing a wilderness campsite usually requires high initial capital. Fortunately, this Wolverine property includes an established basecamp:
Base Camp Highlights & Access Realities:
- Turn-Key Off-Grid Shelter: The built camp features a functional kitchenette, lower sleeping quarter, and a cozy loft sleeping area.
- Propane & Generator Power: Outfitted for immediate weekend usage with dual power systems and portable water infrastructure.
- Crucial Access Consideration: The parcel lacks legally deeded access. Crossing occurs via an informal gas line easement, making this ideal primarily for cash buyers comfortable with off-grid access terms.
- Ultra-Low Holding Cost: Annual property taxes of only ~$444 per year keep holding expenses minimal while using the land for seasonal hunting.
Comparative Financial Analysis & Market Valuation
Evaluating Cheboygan County land values highlights why $84,900 represents a unique bargain:
| Financial / Property Parameter | Glenrose Dr Listing | Regional Cheboygan County Averages | Strategic Value & Investment Outlook |
| Total Asking Price | $84,900 ($10.1K Cut) | $105,000 – $135,000 | Discounted sub-$85k entry price reflecting landlocked access status |
| Price Per Acre | ~$4,077 / Acre | $5,000 – $7,000 / Acre | Strong per-acre value given 1,100+ ft of river frontage and camp shelter |
| Annual Property Taxes | ~$444 / Year | $900 – $1,400 / Year | Low annual tax burden ensures virtually stress-free land ownership |
| Waterfront Length | 1,100+ Feet Frontage | 100 – 200 Feet | Massive shoreline allocation along a cold-water trout river |
| Camp Assets Included | Off-Grid Camp Included | Raw Unimproved Land | Saves $20,000–$30,000 in immediate cabin and campsite building costs |
Due Diligence Checklist for Prospective Buyers
Because this property is landlocked and off-grid, prospective buyers should perform systematic due diligence prior to placing a cash offer:
- Easement & Access Title Review: Consult a real estate attorney to verify the seller’s gas line easement permission and investigate options for prescriptive easements.
- Title Insurance Consultation: Verify with a title company whether title insurance can be issued given the current access profile.
- River High-Bank Stability Check: Inspect the riverbank elevation to identify safe foot paths down to the water for kayaking or fishing.
- Camp Structure Inspection: Audit the condition of the off-grid cabin structure, roof, kitchenette, and propane lines.
- Property Boundary Line Mapping: Utilize GPS mapping software to walk the 20.82-acre perimeter along neighboring private timber parcels.
Ideal Use Cases & Strategic Buyer Profiles
With 20.82 acres, 1,100+ feet of river frontage, an off-grid camp, and an $84,900 price tag, this listing serves specific buyer goals:
- Seasoned Deer & Bear Hunters: Ideal for hunters wanting a private Northern Michigan basecamp near 55,000 acres of state land.
- Avid Trout Anglers & Kayakers: Perfect for water sports enthusiasts seeking over 1,100 feet of direct Little Pigeon River frontage.
- Off-Grid Weekend Campers: Great for buyers wanting an affordable, low-overhead off-grid retreat with zero HOA restrictions.
- Cash Land Investors: Suitable for real estate buyers looking for high-acreage bargains with minimal annual carrying taxes ($444/yr).
Frequently Asked Questions (FAQs)
1. Does the property have legally deeded road access? No. The parcel is landlocked without legally deeded access. The current owner accesses the property via a gas line easement.
2. What living amenities are included in the off-grid camp? The off-grid camp includes a kitchenette, a main-level sleeping space, a sleeping loft, propane/generator hookups, and a portable water setup.
3. How much are the annual property taxes on this listing? The annual property tax for this 20.82-acre riverfront parcel is low, at approximately $444 per year.
4. What stream features does the Little Pigeon River offer? The Little Pigeon River offers clear cold-water conditions suitable for trout fishing, wildlife viewing, and seasonal kayaking.
5. What financing methods can be used to buy this property? Due to the landlocked status, the listing requires cash terms for purchase.
Final Verdict & Recommendation
At $84,900, the riverfront camp property along Glenrose Dr, Wolverine, MI represents a unique wilderness opportunity in Northern Michigan. Combining 20.82 rolling acres, 1,100+ feet of Little Pigeon River frontage, an established off-grid camp, and low $444 taxes, this Cheboygan County parcel offers an unbeatable recreational hideaway. Consequently, we highly recommend this property for cash buyers, hunters, and anglers.
Disclaimer: This analysis is an independent real estate review for educational purposes and does not constitute a formal listing advertisement or financial advice. All property details, taxes ($444/yr), access terms, and availability should be verified independently with public records and licensed real estate professionals.
Listed on zillow Glenrose Dr, Wolverine, MI 49799
Source: MichRIC,MLS#: 26036239
