Finding 20 wooded acres in Northern Michigan equipped with active electrical service, rolling terrain, and natural water features for under $130,000 is becoming increasingly rare. When a property like 11712 Henschell Rd SW, Fife Lake, MI 49633 hits the market at $125,000, it immediately draws strong interest from hunters, cabin builders, and outdoor recreation enthusiasts looking for a classic “Up North” getaway.
Located in Kalkaska County near the Wexford and Grand Traverse county borders, this 20-acre parcel features mature hardwoods, rolling topography, natural forest clearings, and a winding creek. While the existing log cabin is in poor condition, the property boasts an active electrical connection, a heavy-duty concrete foundation slab, an existing well, and close proximity to public access on the iconic Pine River.
Here is an in-depth, humanized breakdown of the property’s infrastructure, land characteristics, financial metrics, and overall potential.
Complete Property Specifications & Overview
To evaluate this listing effectively, we must first examine the core physical dimensions, utility disclosures, and financial parameters provided in the official record.
- List Price: $125,000
- Estimated Monthly Payment: ~$920/month
- Price Per Acre: $6,250 / acre
- Total Lot Size: 20.0 Acres
- Lot Dimensions: Approximately 652 x 1,333 x 659 x 1,332 feet
- Location: 11712 Henschell Rd SW, Fife Lake, MI 49633
- Parcel Number: 00701900600
- Date on Market: 9/14/2026
- Tax Assessed Value: $20,073
- Annual Property Taxes: $813 / year
- Zoning Description: Residential / Metes and Bounds
- HOA Fees: $0 / Month (No HOA)
- Listing Terms: Conventional Financing, Cash
- Road Surface: Dirt / Gravel Access
- Structures: Dilapidated Log Cabin, Old Outhouse
- Utilities: Active Electricity Hooked Up; Private Well (Needs Repair); Sewer Unknown/None
Infrastructure & Rebuild Potential: Cabin & Utilities Breakdown
Developing raw, off-grid timberland in Northern Michigan can incur heavy upfront costs for utility pole drops, site excavation, and water drilling. 11712 Henschell Rd SW provides a substantial head start through pre-existing site improvements.
1. Active & Functioning Electrical Service
The single most valuable infrastructure asset on this parcel is the active electrical connection. Power is already dropped to the site and fully operational. Bringing electric lines down rural roads can easily cost $5,000 to $15,000+ depending on distance; having working power on day one allows immediate camper hookups, power tool usage, or simple plug-and-play cabin construction.
2. The Log Cabin & Extra-Thick Slab Foundation
- Cabin Condition: The historic log cabin on-site is in poor, dilapidated condition and is primarily considered a tear-down or major structural reclamation project.
- Heavy-Duty Foundation: According to seller disclosures, the existing concrete foundation slab is substantially thicker than standard residential pours. While prospective buyers should have a contractor verify its structural integrity, this slab offers a potential cost-saving base for framing a new custom cabin, timber-frame kit, or pole barn living space (barndominium).
3. Water Well & Sanitation Systems
- Private Well: An existing drilled well is located near the cabin. It is currently non-operational and will require pump repair, mechanical servicing, or line replacement to return to working order.
- Sanitation: An old outhouse remains on the land. Because formal septic disclosures list sewer as “None/Unknown,” building a new year-round home will require soil percolation testing and a newly permitted private septic tank and drain field system.
Land Topography, Timber, & On-Site Creek
The physical character of the 20 acres offers the classic aesthetic that defines Northern Michigan’s interior highlands.
Diverse Forestry & Rolling Terrain
- Mature Hardwoods: The acreage features a rich canopy of standing mature hardwoods (including maple, oak, and beech varieties). These hardwoods provide natural shade, valuable firewood, and fall foliage colors.
- Rolling Topography: The land varies from gentle elevation changes to rolling knolls, creating scenic natural building sites elevated above the lower drainages.
- Natural Clearings: Openings throughout the timber stand provide ready-made spots for food plots, camper parking, or building footprints without requiring extensive tree clearing.
On-Site Winding Creek
A small, natural creek winds through the wooded sections of the parcel. This flowing water source enhances the natural landscape while serving as a crucial wildlife magnet for local game.
Location & Surrounding Outdoor Recreation
While the parcel offers complete private seclusion, its location provides quick access to renowned river systems, lakes, and regional towns.
Pine River Access via Nearby Trail
Just down the road from the property lies a dedicated public access route to the Pine River, famous for blue-ribbon trout fishing, kayaking, and canoeing:
- Leave the property onto Henschell Rd towards Lund Rd.
- Cross over Lund Rd to the dead end.
- Locate the maintained public trail on the left.
- Follow the trail to the installed staircase descending to a scenic bend in the Pine River.
Proximity to Local Hubs
- Taffeltown Lodge: Located minutes away along Highway M-66 for local dining and gathering.
- Fife Lake & Lake City: Both towns sit within a short drive, offering public boat launches, grocery stores, hardware supply shops, and casual restaurants.
- Traverse City Regional Proximity: Situated roughly 35 to 40 minutes south of Traverse City, making weekend trips from major urban hubs straightforward.
Financial Metrics & Investment Breakdown
Analyzing the baseline numbers confirms that this parcel offers low ongoing holding overhead.
| Financial / Property Metric | Disclosed Figure | Investment Context & Strategic Value |
|---|---|---|
| Asking Price | $125,000 | Baseline cost for 20 acres with active utilities |
| Price per Acre | $6,250 / acre | Competitive valuation for utility-equipped Michigan land |
| Annual Property Tax | $813 / year | Low annual carrying cost (~$67.75/month) |
| Tax Assessment | $20,073 | Low tax base reflects current unimproved structure status |
| Financing Flexibility | Conventional / Cash | Unimproved status allows conventional land loans or cash deals |
Comprehensive Pros vs. Cons Analysis
Key Advantages
- Active Power On-Site: Working electricity saves thousands in initial site development costs.
- Heavy Concrete Foundation: Oversized concrete slab provides a potential foundation for a new cabin build.
- On-Site Water Feature: Small winding creek flows through the 20 acres.
- Prime Timber & Topography: Rolling land with mature hardwoods and natural clearings for hunting food plots.
- Pine River Access Nearby: Walking/short drive distance to a maintained staircase trail leading down to the Pine River.
- Low Holding Overhead: Annual taxes are just $813/year with zero HOA fees.
Critical Considerations
- Uninhabitable Log Cabin: The log structure requires demolition or extensive overhaul.
- Well Repairs Needed: Existing well is non-functional and requires mechanical servicing or pump replacement.
- Septic System Installation Required: A modern septic tank and leach field must be engineered and installed for residential plumbing.
- Dirt Road Access: Requires seasonal road maintenance and a suitable 4WD vehicle during heavy Michigan winters.
Final Verdict: Is 11712 Henschell Rd SW Worth Buying?
11712 Henschell Rd SW is an outstanding opportunity for DIY cabin builders, hunters, and buyers seeking an affordable Up North Michigan base camp.
Securing 20 acres for $125,000 with working electricity, a winding creek, mature hardwood timber, an existing foundation slab, and close trail access to the Pine River delivers strong equity potential.
While buyers must budget for well repairs, cabin construction, and septic installation, the pre-installed power connection and low annual taxes ($813/year) make this Fife Lake parcel a standout recreational land investment.
Listed on Zillow