Scalable Outdoor Hospitality Investment Opportunity in Northern Michigan – 9239 E 8 Mile Road, Luther, MI

Ken Weaver 231-668-6303 TraverseNorth@gmail.com

Looking for a Northern Michigan campground, glamping resort, or outdoor hospitality property that’s already producing income and ready for expansion?
9239 E 8 Mile Road in Luther offers a rare chance to step into an established outdoor hospitality startup with major infrastructure already completed — saving years of development time and significant upfront costs.

This property is ideal for investors, owner-operators, or lifestyle buyers who want immediate usability with substantial room to scale into a larger campground, RV park, glamping resort, or eco-lodge destination.

Turnkey Outdoor Hospitality Startup with Existing Infrastructure

Developing a campground or glamping resort from raw land can take years of permitting, site work, utility installation, and construction before generating revenue. This property removes those early-stage barriers.

Existing improvements include:

Modern guest-ready bath house
Finished shipping container home (owner housing or rental unit)
Established glamping tents already in operation
Large custom yurt living space
Pole barn for storage, maintenance, or business operations
Internal road network and established site layout
Private wooded trail system across the acreage

Instead of starting from raw land, buyers step into a functioning outdoor hospitality property with existing income potential and operational infrastructure already in place.

Prime Expansion Potential for Campground or Glamping Development

With acreage, layout, and infrastructure already established, the property is positioned for cost-effective expansion. Potential growth opportunities include:

Adding approximately 25–50 RV campsites
Expanding glamping accommodations
Installing park model RV units
Developing tiny cabins or rental cottages
Hosting retreats, events, or outdoor recreation experiences

This creates a strong opportunity for phased development while maintaining operational income.

Rare Northern Michigan Development Flexibility

A major competitive advantage is the absence of local zoning restrictions, with development primarily guided by state and county requirements.

For campground developers and outdoor hospitality investors, this level of flexibility is extremely rare in Northern Michigan and allows for creative business models and staged expansion strategies.

High-Demand Location Near Manistee National Forest

Location is a major driver of outdoor hospitality success, and this property delivers:

Directly across from the Manistee National Forest
Access to extensive trail systems and public land
Year-round recreation demand (ORV, snowmobile, hiking, hunting, fishing)
Easy access for weekend travelers and seasonal guests

Northern Michigan continues to see strong demand for nature-based travel, glamping, and RV tourism, supporting long-term growth potential.

Existing Income Helps Offset Ownership Costs

Unlike raw land development, this property offers:

Existing rental structures
Current outdoor hospitality income streams
Immediate operational capability
Cash flow potential during expansion

This allows new owners to build toward a larger vision while reducing financial carry risk.

The Ideal Middle Ground: Operational + Expansion Upside

Most Northern Michigan hospitality properties fall into one of two categories:

Raw land requiring heavy development investment
Fully built operations with limited growth potential

9239 E 8 Mile Road sits in the ideal middle position:
Operating today, with significant expansion opportunity still ahead.

Northern Michigan Campground & Glamping Investment Opportunity

Opportunities to acquire an existing startup outdoor hospitality property with infrastructure, income potential, expansion capacity, and location advantages are extremely limited in today’s market.

For buyers looking to build a destination campground, glamping resort, or outdoor recreation retreat, this property provides a strong foundation to scale from.

Property Offered By

Ken Weaver
Berkshire Hathaway HomeServices Michigan

📞 231-668-6303
📧 TraverseNorth@gmail.com

February 9, 2026 0

Why you want to buy this waterfront resort instead of a cabin or cottage!!

Buying a Houghton Lake Cabin vs. Owning a Resort: Why North Bay Landing Stands Apart

Buyers searching cabins and camps for sale in Michigan often start with one goal: secure a place on the water. On Houghton Lake, that usually means paying $600,000+ for an older single cabin—often with limited rental flexibility and little room to grow.

North Bay Landing Resort offers a smarter alternative: control more waterfront, generate income immediately, and hold real estate that should appreciate over time.

More Than a Cabin—A Scalable Waterfront Asset

North Bay Landing Resort is a traditional lakefront resort that includes:

Seven waterfront rental cottages
A primary waterfront home
A second custom Northwoods-style home across the street
Three separate tax parcels

That parcel structure matters. It creates long-term flexibility—whether for continued operation, future repositioning, or value separation down the road.

Real Estate Value That Carries the Deal

A conservative way to view the numbers highlights why this property works.

Assign $350,000 to the primary residence and the effective price for the income-producing resort drops to approximately $845,000. That figure covers seven waterfront cottages—on Houghton Lake—something nearly impossible to recreate today.

Zooming out further:

Three parcels at roughly $500,000 each
Plus the $350,000 home
Implied real estate value approaches $1.85 million

That estimate excludes the operating business and rental income entirely, providing strong real estate downside protection.

Proven Income With Upside Potential

Under current operations, North Bay Landing can generate around $150,000 in annual gross income. For many buyers, that alone creates a comfortable ownership model.

But history shows that resorts like this often perform even better under new ownership. With improved marketing, refreshed amenities, and modern booking systems, gross revenues frequently increase by 40–50% within a few years.

That upside simply doesn’t exist with a single cabin.

Why Investors Are Re-Thinking Single-Cabin Purchases

Comparing options makes the decision clearer:

Single Houghton Lake Cabin

One structure
One income source
Limited tax benefits
$600,000+ purchase price

North Bay Landing Resort

Multiple waterfront rental units
Diversified income streams
Depreciation advantages
Real estate appreciation across several parcels
Lifestyle use plus business income

This is why more buyers looking for Michigan waterfront investment property are shifting from single cabins to small resorts.

Tax Benefits Add Another Layer of Value

Because North Bay Landing is an income-producing property, buyers can take advantage of depreciation and operational deductions—benefits that rarely apply to personal-use cabins. Over time, these tax advantages can materially improve overall returns.

A Rare Opportunity on Michigan’s Largest Inland Lake

North Bay Landing Resort combines:

Prime Houghton Lake frontage
Immediate rental income
Strong real estate fundamentals
Long-term appreciation potential

For buyers exploring cabins and camps for sale by Ken Weaver, this property represents the kind of opportunity that checks both boxes: sound investment logic and a true Northern Michigan lake lifestyle.

On Houghton Lake, you can buy one cabin—or you can own the waterfront, the income, and the upside.

February 8, 2026 0

Northern Michigan River Life and Business

Live the River Life: Owning Carlisle Canoe Livery in Grayling, Michigan

For those who dream of blending business ownership, outdoor adventure, and a true Northern Michigan lifestyle, few opportunities compare to owning Carlisle Canoe Livery. Located in the heart of Grayling, directly on the iconic Au Sable River, this is more than a seasonal business—it’s a way of life.

A Riverfront Home and Business in One

Imagine waking up each morning in a classic, fully updated home, coffee in hand, overlooking the Au Sable River as paddlers quietly drift by. This property allows you to live directly on the river in downtown Grayling, steps from shops, dining, and everyday conveniences, while operating a respected and established canoe livery right outside your door. Few businesses offer this kind of seamless integration between work, home, and recreation.

A Seasonal Business That Respects Your Time

Carlisle Canoe Livery operates primarily 4–5 months per year, offering a healthy seasonal income while preserving the rest of the year for personal pursuits. Whether you want to travel, hunt, fish, snowmobile, or simply enjoy Northern Michigan’s quieter seasons, this schedule provides exceptional lifestyle flexibility that year-round businesses rarely allow.

Easier to Run Than Most Liveries

Not all liveries are created equal—and this is where Carlisle truly shines. Compared to many operations that juggle massive fleets, complex logistics, and constant staffing demands, Carlisle is notably simple and efficient:

Multiple-day bookings create higher income per trip
A strong car-spotting model reduces operational complexity
Minimal vehicle inventory: just a few buses, vans, and trailers
Straightforward daily setup—set out canoes and kayaks on your own riverfront boardwalk, retrieve as needed
Ample on-site parking, reducing traffic and logistical headaches

This streamlined operation makes Carlisle ideal for an owner-operator, couple, or family seeking a business that is manageable, proven, and enjoyable to run.

The Au Sable Advantage

The Au Sable River is one of Michigan’s most famous and beloved paddling rivers, drawing visitors from across the Midwest and beyond. Owning a livery here means tapping into consistent demand, repeat customers, and a strong tourism brand that already exists—no need to reinvent the wheel.

A Lifestyle Few Get to Claim

This is the kind of opportunity that appeals to those who value time, place, and quality of life as much as financial return. You’re not commuting to an office or managing a high-stress operation—you’re living riverside, working outdoors, and building equity in both a business and a home.

For the right buyer, Carlisle Canoe Livery offers something rare:
A respected seasonal business, a riverfront home, and an authentic Northern Michigan lifestyle—all in one.

If you’ve ever pictured yourself living on the river, working with people who are there to enjoy life, and owning a business that fits the rhythm of Northern Michigan, this may be exactly what you’ve been waiting for.

Contact Ken Weaver at 231-357-0821 or TraverseNorth@gmail.com for details. Ken Weaver is the cabin resort, livery and campground expert for Northern Michigan

February 5, 2026 0

Why Ken Weaver with Berkshire Hathaway Is the Best Choice to Sell Your Traverse City East Side Home

Selling a home on the east side of Traverse City requires more than a general understanding of the local real estate market. This area has its own character, buyer expectations, and value drivers that directly affect pricing, marketing, and negotiation. Choosing the right listing agent—one who truly understands this part of Traverse City—can have a major impact on both the final sale price and the overall experience.

Ken Weaver of Berkshire Hathaway HomeServices is widely regarded as one of the most knowledgeable and effective agents for selling homes on the east side of Traverse City. As a 35-year resident of the area and someone who has been actively involved in building and selling homes here since 2004, Ken brings a depth of experience that few agents can match.

A Longstanding Connection to the East Side of Traverse City

Ken Weaver has lived in the Traverse City area for over three decades and has spent most of his professional career working directly within the east side market. This is not an area he occasionally services—it is where he focuses the majority of his time, energy, and expertise. That focus allows him to understand subtle differences between neighborhoods, road corridors, school districts, zoning considerations, and buyer preferences that often go unnoticed by agents who cover a broader territory.

The east side of Traverse City offers a unique combination of natural beauty and convenience. With its lakes, access to state land, proximity to the VASA Trail system, and easy connection to downtown Traverse City, the area attracts buyers who value lifestyle as much as they value the home itself. Ken understands how to position these features in a way that resonates with buyers and supports strong pricing.

Deep Market Knowledge Built on Real Experience

Since 2004, Ken Weaver has been directly involved in the building, renovation, marketing, and sale of homes throughout Traverse City’s east side. This hands-on experience gives him an advantage when it comes to advising sellers on preparation, pricing strategy, and timing. He knows what improvements matter, what buyers notice, and how to avoid common issues that can delay or derail a sale.

Over the course of his career, Ken has sold more than $150 million in real estate on the east side of Traverse City. That volume is not the result of mass listings or high-pressure sales tactics. It is the result of consistent results, strong relationships, and a reputation for doing the work required to sell homes properly.

A Focused Approach That Benefits Sellers

Unlike agents who list properties across wide geographic areas, Ken intentionally concentrates on the east side of Traverse City. This focus allows him to give each listing the attention it deserves. He works with a limited number of sellers at any given time, ensuring that your home is not competing internally for attention or resources.

When you list your home with Ken Weaver, you can expect a hands-on approach that includes thoughtful preparation, strong initial market positioning, and ongoing communication throughout the process. His goal is not simply to list homes, but to sell them—and to do so on terms that work for his clients.

Marketing That Reflects the True Value of Your Home

Selling a home on the east side of Traverse City requires marketing that goes beyond basic photos and an MLS entry. Ken’s approach is built around showcasing both the home and the lifestyle that comes with it. He understands that many buyers are choosing the east side specifically for its trails, lakes, quiet setting, and proximity to downtown without the congestion.

Ken’s broader marketing philosophy and examples of his work can be seen at www.traversecitylistingagent.com. While those strategies apply to homes throughout the region, his deep understanding of the east side allows him to tailor messaging and exposure specifically to the buyers most likely to pay a premium for properties in this area.

Why Local Expertise Matters to Buyers

Buyers looking on the east side of Traverse City tend to be well informed. They research neighborhoods, schools, recreational access, and future development. Working with a listing agent who can answer questions confidently and provide real context builds trust and reduces friction during negotiations.

Ken’s long-standing presence in the community and his extensive transaction history on the east side give both buyers and cooperating agents confidence in the information presented. That credibility often translates into smoother transactions and stronger outcomes for sellers.

More Than a Transaction

For most sellers, their home represents a major financial asset and a significant chapter of their life. Ken Weaver understands that selling a home is not just a transaction—it is a transition. His role is to protect your interests, maximize your return, and guide you through the process with clarity and professionalism.

By focusing on the east side of Traverse City, maintaining deep local knowledge, and committing to a high level of service, Ken Weaver has positioned himself as one of the best options for homeowners looking to sell in this unique and highly desirable market.

Considering Selling Your East Side Traverse City Home?

If you are thinking about selling a home on the east side of Traverse City—whether now or in the future—working with an agent who truly understands the area can make all the difference. With over 35 years in the community, active experience since 2004, more than $150 million sold on the east side, and a focused, seller-first approach, Ken Weaver offers the expertise and commitment needed to achieve the best possible outcome.

January 25, 2026 0

Why a Regional Michigan Broker Is the Best Choice to Sell Your Campground or Resort

Especially in Mid to Northern Michigan

When it comes time to sell your campground, RV park, cabin resort, or waterfront lodge in Michigan, choosing the right broker can make a significant difference in both your final sales price and your overall experience.

While there are national companies that market recreational properties across the country, sellers are often far better served by working with an experienced regional broker who truly understands Michigan’s tourism-driven markets—especially in Mid to Northern Michigan, where outdoor recreation, waterfront access, and lifestyle appeal drive demand.

Selling a campground or resort is not just a real estate transaction.
You are selling land, a business, a lifestyle, and future potential.

National Brokers vs. Regional Expertise

National firms often rely on a high-volume, numbers-driven approach:

• Large inventory
• Mass marketing
• Standardized listings
• Limited personalization
• Remote communication
• Heavy reliance on financial metrics

This approach can work for generic commercial properties, but Michigan campgrounds and resorts are not generic assets.

A regional Michigan broker brings something national companies cannot:

Local knowledge, personal relationships, and lifestyle storytelling.

The Power of Mid to Northern Michigan

Mid to Northern Michigan is one of the most desirable recreational property regions in the Midwest.

Buyers are drawn to:

• Lakes, rivers, and waterfront access
• Forests and scenic landscapes
• Outdoor recreation (boating, fishing, ORV, snowmobiling, hiking)
• Tourist destinations like Traverse City, Petoskey, Houghton Lake, Grayling, and the UP corridor
• Seasonal travel patterns that drive strong campground and resort demand
• Lifestyle ownership opportunities

These markets are shaped by seasonality, tourism trends, local zoning, and recreational demand—factors that require a broker who understands the region, not just the numbers.

A regional specialist knows:

What locations command premiums
What amenities buyers want
What areas are growing
What zoning allows expansion
What buyers will pay
What drives long-term value

Selling More Than Just the Numbers

Yes, income and financial performance matter.
But buyers in Mid to Northern Michigan are often purchasing:

• A lifestyle
• A family retreat
• A business they can enjoy
• A legacy property
• A future vision

A regional broker knows how to market:

The lakes
The woods
The sunsets
The campfires
The recreational access
The local attractions
The Northern Michigan experience

This lifestyle-driven marketing increases buyer interest, creates emotional connection, and often leads to stronger offers.

Why Buyers Prefer a Local, Regional Broker

Buyers want to work with someone who:

Knows the roads
Knows the lakes
Knows the towns
Knows the regulations
Knows the seasons
Knows the tourism patterns

A broker who lives and works in Michigan brings:

• Real-time market insight
• Honest regional guidance
• Local connections
• Better buyer qualification
• Smoother transactions

This builds confidence and trust, which helps deals move forward more efficiently.

A Focused, Relationship-Driven Approach

Unlike national firms that list dozens of properties at once, a regional specialist can provide:

• Limited inventory
• Personalized service
• Strategic pricing
• Targeted marketing
• Direct communication
• Customized timelines
• Strong negotiation

Each property is treated as a priority, not just another listing.

Why Ken Weaver Is the Right Broker for Mid to Northern Michigan

Ken Weaver is a Michigan-based Associate Broker with Berkshire Hathaway HomeServices, specializing in:

• Campgrounds
• RV parks
• Cabin resorts
• Lodges
• Waterfront resorts
• Recreational properties

His primary focus is Mid to Northern Michigan, where he has extensive experience marketing and selling income-producing recreation properties.

Ken understands:

Tourism-driven markets
Seasonal income patterns
Buyer motivations
Zoning and land use
Expansion opportunities
Lifestyle marketing
Resort and campground valuations

He works with a limited number of sellers at a time, ensuring:

Each listing gets full attention
Marketing is customized
Buyers are qualified
Negotiations are strategic
Timelines are realistic
Seller goals are prioritized

There is no mass-listing approach.
Each property is treated as a high-value asset, not a number in a database.

Local Knowledge = Higher Value

Ken’s regional expertise allows him to highlight:

Waterfront appeal
Recreation access
Tourism traffic
Expansion potential
Lifestyle benefits
Seasonal income strength

When buyers see the full value of a property—not just the financials—they are more likely to submit stronger offers.

Regional Doesn’t Mean Just One Town

You don’t need a broker from your exact city.

What matters is regional expertise:

Mid Michigan
Northern Michigan
Lake communities
Tourist corridors
Outdoor recreation markets

Ken’s experience across these regions allows him to:

Attract the right buyers
Position properties correctly
Maximize value
Protect seller interests

The Bottom Line

Selling a Michigan campground or resort is about more than listing a property.

It’s about:

Storytelling
Positioning
Local insight
Buyer relationships
Lifestyle marketing
Strategic negotiation
Market timing
Regional expertise

A national company may list your property.
A Mid to Northern Michigan specialist helps you maximize its value.

January 17, 2026 0

85 Tibbets Lake Lane Reduced Price of $399K

Check out this East Bay Township home, now at a great price of $399K. 3 BRS, 2.5 Baths and lots of additional room ready to be finished. Walk to Tibbets Lake, the park, stores, dining or schools. Quiet location with easy access to everything!

January 13, 2026 0

What is My Michigan Campground or Cabin Resort worth??

Michigan Campground & Cabin Resort Valuation

Find Out What Your Property Is Really Worth

If you own a Michigan campground, RV park, or cabin resort, you may be sitting on one of the most valuable recreational real estate assets in the state. With rising tourism demand, limited inventory, and strong buyer interest, many owners are surprised to learn their property is worth far more than they expected.

For a professional, accurate, and Michigan-focused valuation, property owners trust Ken Weaver of Traverse North Realty, powered by Berkshire Hathaway HomeServices Michigan.

Expert Valuations for Michigan Campgrounds, RV Parks & Cabin Resorts

A campground or resort is not just a business—it’s a combination of land value, income potential, location, lifestyle, and future development opportunity. Ken Weaver’s valuation process looks at the full picture, including:

Land & real estate value
Business and income performance
Waterfront or prime location premiums
Expansion and redevelopment potential
Lifestyle and owner-use value
Long-term appreciation in Northern Michigan

This approach provides a real-world market valuation that reflects what buyers are actually paying for Michigan resort properties today.

Why Michigan Campgrounds & Resorts Are in High Demand

Northern Michigan continues to attract:

Outdoor recreation buyers
Investors seeking cash-flow properties
Families looking for lifestyle businesses
Buyers relocating from high-cost states

Popular property types include:

Campgrounds
RV Parks
Cabin Resorts
Waterfront Lodges
Canoe Liveries
Seasonal Tourist Resorts

With strong tourism trends and limited properties for sale, demand remains high for Michigan recreational real estate.

Why Choose Ken Weaver – Traverse North Realty & Berkshire Hathaway?

Ken Weaver specializes in selling and valuing Michigan campgrounds, resorts, and recreational properties. He is not a general commercial broker—he focuses specifically on outdoor hospitality and resort real estate.

Recent sales include:

Campgrounds in Wolverine and Cadillac
A resort and canoe livery in Mio
A boutique motel in Indian River
A closing in Grayling
Active listings throughout Northern Michigan

Ken’s marketing reaches buyers through:

Resort-specific real estate websites
Investor and recreation property networks
Social media and YouTube marketing
Berkshire Hathaway’s national exposure
Targeted digital advertising campaigns

Your valuation is backed by real buyer demand, not just theoretical numbers.

What’s Included in Your Michigan Campground or Resort Valuation?

When you request a valuation, you’ll receive:

✔ A realistic market value range
✔ Analysis of land and location potential
✔ Revenue and improvement opportunities
✔ Buyer demand insights
✔ Expansion or redevelopment considerations
✔ Clear selling and exit options

There is no obligation to list your property.

Many owners simply want to understand their equity and future opportunities.