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    10222 Town Line Rd A B C D Union Pier, MI 49129

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    For Sale
    $3,995,000

    Exclusive lake town retreat near Townline Public Beach and Gordon Association Beach.

    Type:Investment
    Added:
    Apr 27, 2026
    Days on Market:
    4
    Last Refresh:
    Apr 27 at 5:14 pm

    Property Features for 10222 Town Line Rd A B C D

    General Information

    Standard status
    Active
    Property subtype
    Investment

    Building Details

    Year Built
    1949

    We can help!

    Listing Contact
    Peggy Sayre

    Listing agent Peggy Sayre

    Listing office Coldwell Banker Residential Brokerage

    Listing date Apr 27, 2026

    Source Elliman

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Residential Brokerage

    Overview

    The Townie Cottages Collection

    The Townie Cottages Collection presents an opportunity to own an exclusive lake town retreat. This property, envisioned by Kate Marker Interiors, is located steps from Townline Public Beach and Gordon Association Beach, and a short walk to downtown Union Pier and the bike and walking path connecting neighboring communities. The four cottages collectively provide 7 bedrooms, 5.5 baths, and accommodations for up to 22 guests. The property offers flexibility for multigenerational living, shared ownership, or short-term rental income. Outdoor spaces include gathering areas, natural surroundings, and access to two beaches. Amenities include a resort-style pool, outdoor dining areas, chaise loungers, and a lawn. Each cottage features craftsmanship, interiors, and a coastal aesthetic. Private features include designer white oak kitchens with appliances, fireplaces, dining spaces, hot tubs, and outdoor showers. There is the opportunity to construct a pool house, dining pavilion, or lounge space, subject to New Buffalo Township guidelines.
    Location Intelligence

    Current Use by Public Records

    Short term rental ...

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Gym & Fitness Center Kitchen & Bath Showroom Storage Facility Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Union Pier
    County
    Berrien
    State
    Michigan
    Longitude
    -86.70021
    Latitude
    41.827816

    Nearby Similar for Sale

    • $1,235,000
      6,847 SF

      Turn-Key Restaurant in Union Pier

      Established restaurant in Union Pier, Michigan with loyal customer base.
      16409 Red Arrow Highway, Union Pier, MI 49129
      View Details
    • $3,995,000

      Union Pier Cottages Collection

      Exclusive lake town retreat steps from Townline and Gordon beaches.
      10222 Town Line Road, Union Pier, MI 49129
      View Details

    FAQs

    What type of property is this?
    Short term rental property - Exclusive lake town retreat near Townline Public Beach and Gordon Association Beach.
    Where is this short term rental property located?
    The property is located at 10222 Town Line Rd A B C D Union Pier, MI.
    What is the asking price?
    The asking price for this property is $3,995,000.
    What are key features of this property?
    This property features: Four cottages accommodating up to 22 guests.; Prime location steps from Townline Public Beach and Gordon Association Beach, and a short walk to downtown Union Pier.; Designed by Kate Marker Interiors, featured in Architectural Digest and Luxe Interiors + Design.
    (630) 643-2853
    We can help!
    Listing Contact
    Peggy Sayre
    Learn More
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    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
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