Priced at $89,900—which breaks down to $4,495.00 per acre—this 20-acre riverfront property on Black Creek Road in Skanee, Michigan (ZIP 49962, Baraga County) presents an off-grid recreational land opportunity in Michigan’s Upper Peninsula. Listed on August 28, 2026, the parcel features approximately 630 feet of frontage on the West Branch of the Huron River—a designated Class I blue-ribbon trout stream—and includes a seasonal rustic cabin with a sleeping loft, propane utilities, a storage shed, an outhouse, and direct boundary adjacency to thousands of acres of public-access Commercial Forest Act (CFA) land.
Situated in Arvon Township near Mt. Arvon (Michigan’s highest elevation point) and Big Erik’s Bridge, the 660′ x 1,350′ rectangular parcel offers secluded wilderness access for hunting, trout fishing, ATV riding, and snowmobiling. However, a key transaction consideration is that vehicular access currently requires constructing a driveway within a recorded 33-foot-wide ingress/egress easement, as no physical road currently exists to the cabin pad. With annual property taxes totaling just $413 per year ($34.42/month) and zero HOA fees, this U.P. compound serves as a private basecamp or long-term recreational land investment.
Core Property Specifications & Technical Baseline
Evaluating Baraga County public records (Parcel ID: 00101000130), regional MLS disclosures, and Arvon Township zoning guidelines establishes the baseline technical profile for this Skanee acreage.
| Property Parameter | Listing Disclosures & County Public Data Baseline |
|---|---|
| Street Address | Black Creek Rd, Skanee, MI 49962 |
| County / Region | Baraga County / Arvon Township (Upper Peninsula of Michigan) |
| Parcel Identification (APN) | 00101000130 |
| Current Asking Price | $89,900 (Listed August 28, 2026) |
| Total Deeded Footprint | 20.00 Acres (871,200 Square Feet) |
| Lot Dimensions | 660 Feet x 1,350 Feet |
| Price Per Acre | $4,495.00 per acre |
| Price Per Square Foot | $0.103 per sq. ft. |
| Zoning Classification | Forest Resource (Arvon Township) |
| Water Frontage | ~630 Feet along the West Branch Huron River (Class I Trout Stream) |
| Adjoining Public Lands | Directly Abuts Thousands of Acres of Commercial Forest Act (CFA) Land |
| Existing Improvements | Rustic Cabin Shell with Loft, Propane Fixtures, Storage Shed, Outhouse |
| Utilities Status | Off-Grid / Unimproved (Propane Tank Fuel On-Site; No Grid Electric/Well/Septic) |
| Access & Road Surface | Recorded 33-Ft Ingress/Egress Easement (Road Unbuilt; Dirt Track Off Black Creek Rd) |
| Annual Property Taxes | $413.00 per year ($34.42 per month; 2025/2026 Baseline) |
| HOA / Association Fees | None ($0.00 / month) |
Critical Access Mechanics: Recorded Easement & Road Construction Mandate
A primary operational factor for prospective buyers is the physical access requirement detailed in the legal disclosures:
- Legal Easement Terms: Access to the 20-acre parcel is secured via a recorded 33-foot-wide, non-exclusive easement for ingress, egress, and utility installation over the North 100 feet of the NE 1/4 of the NW 1/4 lying easterly of Black Creek Road, and the North 100 feet of the NW 1/4 of the NE 1/4 (Section 10, T51N, R30W, Arvon Township).
- Current Road Condition: There is currently no constructed road inside the recorded easement. Access is currently by foot or trail vehicle.
- Buyer Construction Requirement: The purchaser is responsible for clearing timber, grading, and applying crushed rock/gravel to build a driveway within the 33-foot corridor for standard truck/SUV access.
- Gating Rights: The recorded easement explicitly grants the property owner the legal right to install a gate at the Black Creek Road entry for private access security.
Natural Assets: West Branch Huron River & CFA Public Land Border
1. Class I Blue-Ribbon Trout Stream (~630 Feet Frontage)
The western boundary of the parcel runs along approximately 630 feet of the West Branch of the Huron River. Classified by the Michigan Department of Natural Resources (MDNR) as a Class I trout stream, this cold-water river ecosystem hosts wild brook trout, brown trout, rainbow trout, and seasonal migratory runs. High-canopy hemlock stands line the riverbank, creating shade and natural bank stabilization.
2. Timber Canopy Profile
- Hemlock Grove (Western Corridor): Heavy mature Eastern Hemlock stands line the river corridor, providing scenic view sheds and natural windbreaks around the cabin site.
- Hardwood Forest (Eastern Elevation): The eastern half rises into northern hardwoods, including Sugar Maple, Red Maple, Yellow Birch, and Aspen.
3. Direct Adjacency to CFA Public Access Forest Land
The property directly adjoins thousands of acres of land enrolled in the Michigan Commercial Forest Act (CFA) program. CFA land grants public foot access for hunting, trapping, fishing, and hiking. For a property owner, this shared boundary effectively expands the usable hunting footprint across thousands of wilderness acres without increasing property tax liabilities.
Cabin & Basecamp Physical Audit
The property features an off-grid seasonal camp setup tucked into the hemlock timber:
- Rustic Main Cabin: Constructed with timber framing, cedar/wood exterior siding, and a steep-pitch roof. The interior includes a main living area and a raised sleeping loft to maximize floor space.
- Propane Infrastructure: The cabin is plumbed for off-grid propane, powering interior propane lighting fixtures, a propane cooktop stove/oven, and a propane space heater for cold-weather hunting seasons.
- Sanitation & Storage Assets: Includes a detached wooden outhouse and an enclosed timber storage shed for storing power tools, chainsaw equipment, fishing tackle, and outdoor gear.
Unbundled Valuation & Asset Allocation Analysis
To evaluate the $89,900 asking price, the property’s total market value can be unbundled across raw acreage, live river frontage, cabin/camp infrastructure, and CFA border premiums.
| Asset Component | Estimated Value Allocation | Calculation Basis & Market Context |
|---|---|---|
| Raw Wooded Acreage (20 AC) | $40,000 | Valued at $2,000/AC baseline for remote timberland in Baraga County |
| 630 Ft Huron River Frontage Premium | $25,200 | Assigned at $40/linear foot premium for Class I trout stream frontage |
| Rustic Cabin Shell & Propane Setup | $14,500 | Replacement cost of cabin framing, loft, propane lines, shed, & outhouse |
| CFA Public Land Border Perk | $6,000 | Value uplift for direct border with thousands of public access acres |
| Recorded Legal Easement Right | $4,200 | Value of permanent recorded ingress/egress/utility easement deed |
| TOTAL ESTIMATED ASSET VALUE | $89,900 | Matches current asking purchase price ($4,495.00 / acre basis) |
Projected Capital Expenditure (CapEx) & Site Improvement Budget
To establish vehicle access and enhance the camp for extended multi-season use, prospective buyers should budget for the following estimated development expenses:
| Improvement Component | Low-End Estimate (DIY) | High-End Estimate (Contractor) | Technical Scope & System Details |
|---|---|---|---|
| Easement Road & Driveway Building | $4,500 | $12,000 | Clear trees, grade 33-ft easement path, & lay crushed gravel base |
| Off-Grid Solar PV & Lithium Battery Bank | $2,500 | $6,500 | 1.5kW–3kW solar array with inverter for electric lighting & charging |
| Driven Point / Drilled Water Well | $4,000 | $9,500 | Shallow river valley well point or drilled well for domestic water |
| Security Gate at Black Creek Rd | $800 | $2,000 | Heavy-duty steel locking gate at the easement entrance |
| Cabin Interior Insulating & Weatherization | $1,500 | $4,500 | Air-seal windows, insulate subfloor/roof, & upgrade wood stove |
| TOTAL PROJECTED CAPEX | $13,300 | $34,500 | Estimated budget for complete access & camp optimization |
Regional Comparative Market Analysis (CMA)
Comparing Black Creek Road against active and recent land listings in Skanee and Baraga County highlights its relative market position:
| Property Location & Details | Acreage | List Price | Price / Acre | Key Features & Infrastructure Status |
|---|---|---|---|---|
| Black Creek Rd, Skanee (Subject) | 20.00 AC | $89,900 | $4,495.00 | 630′ river front; Cabin; Propane setup; Adjoins CFA land |
| Tbd20 Skanee Rd, Skanee, MI | 20.00 AC | $57,500 | $2,875.00 | Raw timberland; Road frontage; No river or cabin structures |
| Tbd Black Creek Rd, Skanee, MI | 40.00 AC | $58,800 | $1,470.00 | Off-grid wilderness parcel; CFA enrolled; Raw land; No water |
| Tbd32 Skanee Rd, L’Anse, MI | 32.00 AC | $84,000 | $2,625.00 | Mixed hardwoods; County road frontage; Raw unimproved land |
| Baraga County Land Average | 20–50 AC | — | $5,544.00 | Countywide median benchmark for rural land listings |
Key Market Takeaways
- Water Frontage Premium: While raw inland parcels in Skanee sell for $1,500–$2,800 per acre, this property’s $4,495/acre price reflects its 630 feet of Class I trout stream frontage, existing cabin, and propane utility setup.
- Below County Average: At $4,495 per acre, the property sits 18.9% below the Baraga County average land list price of $5,544 per acre.
Strategic Advantages vs. Critical Risk Factors
Strategic Advantages (Pros)
- Class I Trout Stream Frontage: ~630 feet of direct water frontage on the West Branch of the Huron River.
- Turnkey Camp Infrastructure: Includes a rustic cabin with a sleeping loft, propane lighting/cooking/heating, a shed, and an outhouse.
- Direct CFA Land Border: Adjoins thousands of acres of public access land for expanded hunting and hiking.
- Low Holding Costs: Property taxes total just $34.42 per month ($413/year) with no HOA dues.
- High-Value Timber Cover: Mature Eastern Hemlock and northern hardwood forest canopy.
Critical Risk Factors (Cons)
- Unbuilt Physical Access: Requires clearing timber and grading a driveway inside the 33-ft easement to drive a truck to the cabin.
- Off-Grid Utility Deficit: Lacks connected grid electricity, municipal water, and engineered septic systems.
- Seasonal Road Access: Black Creek Road and dirt access tracks in Arvon Township require 4WD/snowmobile transit during heavy Upper Peninsula winters.
Target Buyer Compatibility Matrix
| Buyer Profile | Profile Goals & Objectives | Strategic Fit |
|---|---|---|
| Trout Anglers & Waterway Enthusiasts | Buyers seeking private Class I trout stream frontage for fly fishing and paddling. | Ideal Fit |
| U.P. Big-Game & Upland Hunters | Hunters wanting a private cabin basecamp bordering thousands of public CFA acres. | Ideal Fit |
| Off-Grid Campers & Outdoor Enthusiasts | Buyers seeking secluded land near Mt. Arvon, Big Erik’s Bridge, and ATV/snowmobile trails. | Ideal Fit |
| Turnkey Suburban Homebuyers | Buyers requiring move-in ready homes with paved road access, grid power, and city water. | Unfavorable Fit |
Essential Buyer Due Diligence Roadmap
- Review Recorded Easement Documents: Examine Baraga County Register of Deeds filings to confirm easement boundaries, maintenance rights, and utility allowances over Section 10, T51N, R30W.
- Obtain Excavation Estimates for Access Road: Consult a local Baraga County grading contractor to walk the 33-ft easement and provide quotes for timber clearing, grading, and gravel application.
- Inspect Cabin Framing & Propane Lines: Evaluate the cabin roof, loft joists, and propane connections for safety and weather-tightness.
- Verify River Setback & Floodplain Regulations: Check Arvon Township zoning and MDNR regulations regarding building setbacks along Class I designated trout streams.
- Commission Boundary Survey: Hire a licensed Michigan surveyor to mark property corners along the riverbank and the eastern CFA boundary line.
This 20-acre riverfront property on Black Creek Road in Skanee, MI, offers a Upper Peninsula recreational basecamp. Listed at $89,900 ($4,495/acre), its appeal rests on its 630 feet of Class I Huron River trout stream frontage, rustic lofted cabin with propane utilities, direct boundary adjacency to thousands of CFA public forest acres, and low $413/year tax overhead. For buyers prepared to clear and grade the recorded access easement, this property provides private wilderness access and riverfront utility in Baraga County.
Listed on Zillow