Click here for Reprint2007PowerBroker.pdf

Blogs aren't for advertising or blatant promotion.  BUT, every once in a while it is OK to do a shameless plug......... we hope you don't mind.

The 2007 Power Broker report is put out by RIS Media, the leading source of residential real estate industry news and information. 

First Weber Group is ranked as #20 nationwide in units and #32 nationwide in sales volume among independent brokers! 

We're the top ranked independent broker in the state of Wisconsin! 

A nice pat on the back for just doing what we do, and doing it so well we ranked 20 out of 700 independent brokers ranked nationwide.

See the Wisconsin DNR site for a very good article on Wisconsin pier legislation, including pdf pier planners, how to get a permit and to see if any thing has changed that affect you. Thankfully, most piers are exempt from permits or state review and many larger piers have been grandfathered under new legislation. But the article gives good tips for those who may be planning new projects and what is entailed.

Oh, that picture sure looks nice. If you don't own waterfront property in Wisconsin but would like to watch sunsets like this one, please contact us.

By Sandy Ebben, Vice President, Rhinelander office

Real estate agents are often asked what the 'going rate' for water frontage is.  The answer is ‘it depends’. 

There are many variables in determining the value of a lake lot. The first is the lake itself. There are lakes in the Northern Wisconsin that command premium prices and lakes that don’t.  Trout Lake and Lake Tomahawk are premium lakes. Mud Lake is not.

Features of the lake that determine value are:

Lake Size and Depth.    A 3000 acre lake appeals to more buyers than a 20 acre lake. Larger lakes are better recreational lakes than smaller lakes.   The depth of the lake will also affect recreation on the lake.  A shallow lake may have very few fish in it and can be very weedy and less appealing than a deep lake.

Lakes on a Chain.  The more lakes you can get to the higher the price.

Lake Clarity   Lakes in Northern Wisconsin range from crystal clear to dark brown.  Clear water lakes are more popular for swimming and boating. Darker lakes tend to have better fishing.

 How developed is the lake.  A lake with a home or cottage ever 100 feet is not as appealing as a lake that has a lot of wild, undeveloped shoreline, especially if its State Forest lands.

The second consideration in pricing water frontage is the physical features of the land.  The slope of the lot to the water is an important feature.  If the description says "ideal for an exposed basement" you can expect to climb some stairs to get to the beach.  "Fisherman’s frontage" means you aren't going to be swimming off your shoreline.’Southern exposure' means you will have the sun on your shoreline most of the day. A lot on the south end of the lake has 'northern exposure' and will be in the shade most of the time.

So the answer to the question is that lake frontage sells for between  $100 and $6,000 a foot in the Northwood’s.   A one acre lot with 217 feet of frontage on Trout Lake (a 117’ deep, 3916 acre lake in Boulder Junction) sold for $1,350,000 in 2005.  A lot on Fickle Lake (a 26’ deep 10 acre lake in Price County) sold for $21,000 in January 2007.   .

So next time you go shopping for lake property tell your agent that you want “a  large wooded lot with southern exposure, sandy beach, gradual slope to the water, next to State land on a clear water lake that is over 500 acres and part of a chain"--and your price range is under $100,000.  Then let me know what you find.

~ written by Nancy Kuczmarski  Rhinelander Office 

It seems like it’s everyone’s dream to own a ‘wild’ 40 in Northern Wisconsin.  Demand for 40’s remains strong, especially since thousands of acres of what was once paper company land has been sold off to private individuals.  These parcels used to be open to the public for hunting and other recreational activities.  There’s lot of questions you need to ask yourself and the following are just a few:

• What do I want to use the land for?  Zoning might be very important.
• Do I plan on building on the property?  Road access & access to power are important considerations.  Will the soils perc for a conventional septic system? 
• Does the owner know where all the property lines are or are they just approximate locations?
• Are there any easements to or through the property?
• Is the road servicing the property a Town, County or State Road or is it a private road?  Road maintenance can be costly.
• Is the property in Managed Forest Crop?  Very important to check on this as you may be restricted for future development unless you pay a hefty tax.
• Is there marketable timber on the property? 
• Who owns neighboring property?  Noise & odor could be a problem. 
• Does anyone have permission to use the property?  Seller may have given someone hunting rights.  This is becoming more common.
• Are there any environmental hazards associated with the property?  Be aware of abandoned wells, buried tanks and old dumps/landfills.

Bottom line….It’s best not to go it alone when considering a vacant acreage purchase.  Hire a REALTOR® who understands ‘Vacant Land’ so you make an informed Buying decision. Your REALTOR® should be willing to walk the property with you and answer these questions.   It might not be a bad idea to look for taxidermist art in their office.  This is usually a pretty good sign they know about vacant land!