Northern Michigan's Premier Waterfront

Higgins Lake
Real Estate

Crystal-clear water. Generational legacy. The most pristine inland lake in Michigan — and a market that rewards local expertise above all else.

$742K
Median Waterfront Price
68
Median Days on Market
40
Waterfront Closings YTD
72%
of All Lake Dollars
Connect with Corey View Market Report →
$873K Avg Waterfront Sale
95.8% Sold-to-List Ratio
$463 Median $/Sq Ft
3.4× Waterfront Premium
$34.9M YTD Waterfront Volume

One of America's Most Beautiful Lakes

Higgins Lake —
Where the Water Runs Clear to 50 Feet

There are lakes. Then there is Higgins Lake. Consistently ranked among the most beautiful inland lakes in the United States, Higgins Lake earns that title every time the light hits the water on a calm morning — blue-green clarity you can see through to the sandy bottom, 50 feet down.

Located in Roscommon County in the heart of Northern Michigan, Higgins Lake is a four-season destination. Summer brings boating, swimming, and fishing. Winter arrives with snowmobiling, ice fishing, and cross-country skiing through the surrounding state land. This is not a warm-weather-only property. This is a lifestyle asset that pays dividends twelve months a year.

The real estate market reflects what the lake is. With a YTD median waterfront price of $742,500 and properties reaching well into the millions, Higgins Lake is the premium segment of the Tri-Lakes market — and it behaves like one. Pricing discipline, local knowledge, and waterfront-specific due diligence are not optional here. They are the difference between a successful transaction and a costly one.

"My family's roots here go back five generations. I live on this lake. I know every stretch of shoreline, every township quirk, every contractor worth calling. That's not a marketing line — it's just the truth."

— Corey Bohnsack, Associate Broker · NextHome Up North
Aerial view of Higgins Lake Michigan in fall — crystal clear water and forest shoreline

2025 Market Intelligence

The Higgins Lake Market —
What the Numbers Actually Say

Waterfront here commands a 3.4× premium over non-waterfront — the highest multiplier in the Tri-Lakes set. Frontage isn't just a feature on Higgins Lake. It is the entire value proposition. Year-to-date 2025, waterfront properties accounted for 72% of all closed dollars on the lake, on just 42% of units. The market is concentrated, negotiable, and unforgiving of incorrect pricing.

$742,500
Median Waterfront Price
Year-to-date 2025 closed sales. Average waterfront closing came in at $873,776, reflecting the wide price band from entry-level frontage to multi-million-dollar estates. Entry waterfront listings typically start around $800K and climb to $4M+.
95.8%
Sold-to-List Ratio
Buyers on Higgins Lake routinely negotiate below list price. Sold-to-list ratios below 100% signal that overpriced listings face meaningful corrections. Correct launch pricing is not optional — it is the single biggest determinant of net outcome for sellers.
68 days
Median Days on Market
Well-priced, well-presented waterfront properties move. Stale listings — particularly those that test pricing at the upper end — show dramatically longer market times, sometimes exceeding 200 days, with significant price reductions before closing.
$463/ft²
Median Price Per Sq Ft
Higgins Lake waterfront leads all three Tri-Lakes in price per square foot — 58% higher than Houghton Lake waterfront on the same metric. Condition, frontage quality, and lot configuration all materially influence per-square-foot value.
40
Waterfront Closings YTD
Out of 95 total closings on the lake year-to-date, 40 were waterfront — 42% of units representing 72% of all dollars. This concentration means waterfront inventory is perpetually limited, and well-positioned properties attract serious buyers quickly.
3.41×
Waterfront Premium
The median waterfront closing price is 3.41 times the median non-waterfront price on Higgins Lake — the highest frontage premium in the Tri-Lakes area. Direct, deeded shoreline access is the defining value driver in this market.

Data source: MLS closed sales statistics, Higgins Lake, year-to-date through December 18, 2025. Prepared by Corey Bohnsack, Associate Broker, NextHome Up North. Information deemed reliable but not guaranteed.

Who Buys on Higgins Lake

A Different Class of Buyer —
and a Different Kind of Transaction

Primary Buyer Profile
Secondary Home Buyers Who Know What They're Looking For
The Higgins Lake buyer has typically been thinking about owning here for a long time — often because they vacationed here first. With entry waterfront prices starting around $800,000, buyers tend to be established professionals, business owners, and executives who have done their research and aren't looking for a deal. They're looking for the right property on the right lake.
Draws from a wider geographic range than Houghton Lake — Metro Detroit, Chicago, Grand Rapids, and across the eastern U.S. — because the lake's reputation travels
High percentage of generational ownership — many properties are inherited or purchased off family estates, some held across multiple generations
Buyers come for lifestyle, not yield — this is not a strong investment market, and honest guidance on that upfront saves everyone time
Over 60% of homes are secondary residences, many generational, which means natural inventory turnover is limited — when the right property comes to market, serious buyers move
The Generational Ownership Cycle

Ask any seasoned local broker — roughly two-thirds to three-quarters of buyers here were introduced to the lake as guests. It's a cycle that perpetuates itself across generations.

1
Vacation as a guest — visiting family members or friends with a lake property
2
Fall in love with the lake and begin thinking about owning here someday
3
Purchase a secondary home while still working — a vacation property used seasonally
4
Possibly upgrade to a true lakefront property over time — 10 to 15 years later
5
Retire to the lake full-time — and start the cycle again with their own family

Corey Bohnsack's own family followed this same path — five generations rooted in this community, including the home his grandparents built on Higgins Lake.

Dock at sunset on Higgins Lake Michigan Pastel sunrise on Higgins Lake — mirror-calm water Golden sunset on Higgins Lake Michigan Rocky shoreline at Higgins Lake Michigan

Short-Term Rental Ordinances

Know Before You Buy —
Higgins Lake Township Overview

Higgins Lake spans two townships with meaningfully different regulatory environments for short-term vacation rentals. If you are purchasing a property here with any intent to rent — or if STR capability affects the value you assign to a property — understanding the township boundary before you make an offer is essential. Not after.

Ordinance Active
Gerrish Township
East Shore of Higgins Lake
Gerrish Township recently enacted a new short-term vacation rental ordinance, which is currently taking effect. Property owners looking to operate short-term rentals on the east shore of Higgins Lake need to understand the registration requirements and any applicable operating standards under this new framework. Contact Corey or consult the township directly for current ordinance details and compliance steps.
Gerrish Township Website →
Ordinance In Progress
Lyon Township
West Shore of Higgins Lake
Lyon Township does not currently have a short-term vacation rental ordinance in effect. However, the township has been engaged in active discussions — the Planning Commission has been working through the issue and has passed a proposal to the Township Board. No final ordinance has been adopted as of early 2026. The regulatory environment here is in flux, and buyers should monitor developments closely. Operating without restrictions today does not guarantee the same tomorrow.
Lyon Township Information →
Important: Ordinance status changes. The information above reflects conditions as of early 2026. Always verify current ordinance status directly with the relevant township before purchasing any property with short-term rental intent. Corey Bohnsack actively tracks this regulatory landscape and can advise on current conditions — contact him directly for the most up-to-date guidance.

Client Experience

What Clients Say

"Corey helped us purchase a second home on Higgins Lake. He was incredibly responsive, knowledgeable and willing to find the answer for every question we asked about the property. We appreciated his flexibility in scheduling and easy to work with style."

★★★★★
Heather Galecka
Second Home Purchase · Higgins Lake · January 2026

Two Ways to Work with Corey

Buy, Sell, or Let Us Manage It

Whether you're transacting on a Higgins Lake property or looking for a trusted team to manage your vacation rental, there's a dedicated service built for exactly that.

Real Estate
NextHome Up North
Higgins Lake Waterfront Specialist

Riparian rights, shoreline due diligence, dock permits, township ordinances — the details that out-of-area agents miss.

  • Waterfront buyer representation
  • Seller pricing strategy & marketing
  • Lakefront-specific due diligence
  • Riparian rights & dock permit guidance
  • Rural land, cabins & wooded parcels
  • Relocation to Northern Michigan
View Active Listings →

Corey Bohnsack, Associate Broker · NextHome – Up North · Equal Housing Opportunity

Property Management
Stilled Water Property Management
Stilled Water Property Management

Full-service vacation rental management for Higgins Lake — protecting your investment and your guests' experience.

  • Full-service vacation rental management
  • Guest booking & communication
  • Property preparation & turnover
  • Maintenance coordination
  • STR ordinance compliance support
  • Owner reporting & transparency
Learn About Property Management →

Owned & operated by Corey & Sarah Bohnsack · Fully licensed & insured

Get in Touch

Let's Talk
Higgins Lake

Whether you're ready to buy, thinking about selling, or want to understand what your waterfront property could earn as a vacation rental — start with a conversation. No pressure. Just straight answers from someone who lives on this lake.

Phone / Text
989-745-1300
Office
NextHome Up North
4772 W Houghton Lake Drive
Houghton Lake, MI 48629