Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Boyne City Wooded Residential Lot Title is generated by Realmo AI

    Lot 3 High Pines Trail, Boyne City, MI 49712

    View on Map
    Claim this Listing
    New
    For Sale
    $39,500

    Lots/Land - Boyne City, MI

    Type:Single Family Residence
    Lot size:
    1.85 Acres
    Added:
    May 21, 2026
    Days on Market:
    5
    Last Refresh:
    May 25 at 3:06 am

    Property Features for Lot 3 High Pines Trail

    General Information

    Property type
    Land
    Property subtype
    Single Family Residence
    Zoning
    Residential
    Interior features
    Electric
    Standard status
    Active
    APN
    010-800-003-00
    Lot size
    1.85 Acres

    Utilities

    Utilities
    Electricity Available

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Jeff Wellman

    Listing agent Jeff Wellman

    Listing office @properties Christie's International Real Estate - Petoskey 416 E. Mitchell, Suite 1, Boyne City, MI

    Listing date May 21, 2026

    MLS# 479439 Listing URL

    Copyright © 2026 Northern Michigan MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Serene views of the surrounding natural forest from a high elevation hill.
    • Surrounded by common land on all sides for ultimate privacy.
    • Upscale residential development centrally located between Boyne City and Petoskey.
    • 55 acres of common land.
    • Underground utilities, including high‑speed TrueStream cable, and paved roads are in place.
    • Rolling wooded lot with many building possibilities.

    Overview

    Lot 3 at White Mountain is a rolling wooded lot offering serene views of the surrounding natural forest from its elevated position. The 1.85-acre lot presents many building possibilities and is bordered by common land on all sides, ensuring privacy. White Mountain is a residential development centrally located between Boyne City and Petoskey, featuring 55 acres of common land. Underground utilities, including high-speed TrueStream cable, and paved roads are in place. The area captures an up-north feeling with winding roads and varying elevation changes combined with a well-designed site.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boyne City
    County
    Charlevoix
    State
    Michigan
    Longitude
    -85.0165
    Latitude
    45.1711

    Nearby Similar for Sale

    • $475,000
      2,128 SF

      Established Bicycle Shop in Boyne

      Turnkey bicycle shop business opportunity in downtown Boyne City.
      126 Water Street, Boyne City, MI 49712
      View Details
    • $695,000
      1,629 SF

      Turnkey Bakery Opportunity in Boyne

      Profitable bakery for sale in Northern Michigan's Boyne City.
      110 S Lake Street, Boyne City, MI 49712
      View Details
    • $449,000
      3,790 SF

      Versatile Commercial Property Near Boyne

      Commercially zoned property with mixed-use possibilities near Boyne Mountain.
      580 S M-75, Boyne City, MI 49712
      View Details
    • $599,900

      Boyne City Wooded Acreage Retreat

      34.88 acre wooded property near Boyne City, Petoskey, Charlevoix.
      2449 Erickson, Boyne City, MI 49712
      View Details
    • $199,900

      10 Acres in Golden Triangle

      Land parcel in desirable Northern Michigan location near Lake Charlevoix.
      4372 Camp Daggett Rd, Boyne City, MI 49712
      View Details
    • $1,500,000

      Boyne City Land with Development Potential

      115-acre property near Boyne City and Boyne Mountain.
      1465 Dam, Boyne City, MI 49712
      View Details
    • $399,900

      43.8 Acres with Deer Lake Shoreline

      43.8 acres with 377 feet of private Deer Lake shoreline.
      3511 Korthase, Boyne City, MI 49712
      View Details
    • $109,000

      Boyne City Vacant Land Parcel

      1.56 acre wooded lot near Boyne City downtown.
      00 Lynn Street, Boyne City, MI 49712
      View Details
    • $250,000

      Elevated Homesite Near Lake Charlevoix

      7.7-acre parcel with potential lake and countryside views.
      TBD Camp Daggett, Boyne City, MI 49712
      View Details
    • $189,000

      Boyne City Land Opportunity

      Prime lot near downtown Boyne City, ideal for building.
      109 Morgan, Boyne City, MI 49712
      View Details
    • $1,499,000
      10,560 SF

      Downtown Boyne City Office/Retail

      11,000 sq ft office and retail space for sale.
      5 W Main, Boyne City, MI 49712
      View Details
    • $45,000

      Boyne City Wooded Residential Lot

      Spacious 1.62-acre wooded lot in desirable Boyne City neighborhood.
      Lot 8 High Pines Trail, Boyne City, MI 49712
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Rolling wooded lot with serene views and building possibilities.
    Where is this residential land & home lot located?
    The property is located at Lot 3 High Pines Trail Boyne City, MI.
    What is the asking price?
    The asking price for this property is $39,500.
    What are key features of this property?
    This property features: Serene views of the surrounding natural forest from a high elevation hill.; Surrounded by common land on all sides for ultimate privacy.; Upscale residential development centrally located between Boyne City and Petoskey.
    (231) 675-9892
    We can help!
    Listing Contact
    Jeff Wellman
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    Lot 3 High Pines Trail, Boyne City, MI 49712
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!