Priced at $125,000—which calculates to $3,125.00 per acre—this 40-acre forested tract located on N County Line Road in Crystal Falls, Michigan (ZIP 49920, Iron County) offers an opportunity to acquire a Upper Peninsula (UP) hunting camp and recreational property. Listed on September 16, 2026, the parcel features rolling terrain, upland hardwoods, 1,320 feet of paved blacktop road frontage, grid electricity connected to an existing seasonal cabin, and high-speed fiber optic internet available along the road corridor.
Positioned directly along the Iron County and Dickinson County border, this property combines remote woodland privacy with year-round access via a county-maintained paved road. Transferring from an LLC owner, the tract presents opportunities for hunters, off-grid builders, seasonal campers, and long-term land investors. However, prospective buyers must evaluate a key legal requirement: 30 acres of the parcel are currently enrolled in Michigan’s Commercial Forest (CF) program and must be withdrawn upon acquisition and land division.
Property Specifications & Core Technical Baseline
Evaluating public registry data, Iron County tax records (Parcel IDs: 00502500375 & 00502500310), GIS mapping, and official listing disclosures establishes the core technical baseline for this Crystal Falls acreage.
| Property Parameter | Listing Disclosures & County Public Data Baseline |
| Street Address | N County Line Rd, Crystal Falls, MI 49920 |
| County / Region | Iron County / Upper Peninsula of Michigan (Near Dickinson Co. Border) |
| Parcel Identification Numbers | 00502500375 & 00502500310 |
| Current Asking Price | $125,000 (Listed September 16, 2026) |
| Total Deeded Footprint | 40.00 Acres (1,742,400 SQFT; 1,320′ x 1,320′ Square Quarter-Quarter) |
| Price Per Acre | $3,125.00 per acre |
| Price Per Square Foot | $0.0717 per sq. ft. |
| Zoning Classification | Agricultural / Rural Residential (Crystal Falls Township) |
| Road Frontage & Surface | 1,320 Feet (1/4 Mile) Frontage on Paved / Blacktop County Line Road |
| Topography Profile | Rolling Terrain, High-Ground Upland Ridges, Wooded Basins |
| Timber & Canopy Type | Upland Hardwoods (Sugar Maple, Red Maple, Birch, Aspen) |
| Existing Improvements | Framed Seasonal Cabin/Camp with Fireplace, Space Heater & Deck; Camper |
| Grid Electricity Status | Connected Directly to Cabin / Utility Drop On Site |
| Internet & Telecom Access | High-Speed Fiber Optic Internet Available at Road Corridor; Phone Line |
| Water & Wastewater Status | Unimproved (No Water Well Installed; No Septic System Installed) |
| Special Land Program Status | 30 Acres Enrolled in Commercial Forest (CF) Program (Requires Removal) |
| Annual Property Taxes | $423.00 per year ($35.25 per month under current CF enrollment) |
| HOA / Association Dues | None ($0.00 / month) |
| Listing / Transaction Terms | Cash, Conventional Mortgage (LLC Ownership) |
Unbundled Valuation & Asset Allocation Analysis
To evaluate the $125,000 asking price, the property’s overall asset value can be separated across raw upland timberland, paved infrastructure access, existing cabin shell improvements, and utility connectivity.
| Asset Component | Estimated Value Allocation | Calculation Basis & Market Context |
| Raw Upland Hardwood Acreage (40 AC) | $80,000 | Assigned at $2,000/acre baseline for wooded UP Michigan land |
| Paved Road Frontage & Access (1,320′) | $18,000 | Valuation premium for year-round blacktop access vs. seasonal dirt trail |
| Connected Grid Electric & Fiber Access | $14,000 | Replacement cost for utility drop, transformer pole, & fiber hookup |
| Existing Cabin Shell & Camper Site | $13,000 | Functional value of framed camp building, deck, & fireplace setup |
| TOTAL ESTIMATED ASSET VALUE | $125,000 | Matches current asking list price ($3,125.00 / acre basis) |
Tax Carrying Overhead & Commercial Forest Notice
Holding costs for N County Line Road are currently minimal due to its Commercial Forest enrollment:
- Current Annual Property Taxes: $423.00 per year
- Current Monthly Tax Overhead: $35.25 per month
- HOA / Association Dues: $0.00 / month
- Post-Withdrawal Tax Adjustment Warning: Once the 30 acres are removed from the Commercial Forest program, property taxes will be recalculated by the Iron County assessor based on standard ad valorem agricultural/rural property tax rates. Buyers should budget for a modest tax increase post-withdrawal.
In-Depth Legal Audit: Michigan Commercial Forest (CF) Program & Withdrawal Protocol
A critical due diligence item for this property is the legal status of the 30 acres enrolled in Michigan’s Commercial Forest (CF) program under Part 511 of the Natural Resources and Environmental Protection Act (NREPA), 1994 PA 451, as amended.
Program Mechanics & Mandatory Withdrawal Trigger
- What is Commercial Forest (CF)? The Commercial Forest program provides private landowners with a significantly reduced property tax rate (currently $1.35 per acre annually) as an incentive to retain and manage forestland for long-term commercial timber production. In exchange for this tax reduction, CF rules mandate that enrolled lands remain open to the public on foot for hunting and fishing.
- Why Mandatory Withdrawal is Required: Under Part 511 statutory rules, a standalone Commercial Forest listing block must maintain a minimum continuous size of 40 acres. Because this parcel splits 30 enrolled acres off from an adjoining commercial forest ownership block, the resulting 30-acre tract fails to meet the standalone 40-acre minimum threshold.
- Buyer Legal Responsibility: The listing explicitly notes that the buyer is responsible for removing the 30 acres from the Commercial Forest program following closing.
Step-by-Step MDNR Withdrawal Process & Cost Structure
- Submit Application for Withdrawal: File Form PR4208 (Application for Withdrawal of Lands Enrolled in Commercial Forest) with the Forest Resources Division of the Michigan Department of Natural Resources (MDNR).
- Pay Application Processing Fee: Enclose a non-refundable application fee calculated at $1.00 per acre, subject to a statutory minimum fee of $200.00.
- Calculate Withdrawal Penalty Fee: The MDNR calculates a mandatory withdrawal penalty using a statutory formula based on local township millage rates and the length of time the land has been enrolled (up to a maximum 7-year lookback period).
- Remit Penalty Payment: Pay the calculated withdrawal penalty to the local township treasurer. Upon receipt, the MDNR issues an official Certificate of Withdrawal.
- Record Withdrawal Certificate: Record the Certificate of Withdrawal with the Iron County Register of Deeds to clear public access encumbrances and establish 100% private title control.
Land Profile, Forest Canopy, & Wildlife Ecosystem
Topography & Soil Drainage Profile
- Rolling Upland Ridges: The property exhibits rolling terrain with high-ground ridges that slope gently into timbered upland draws. The elevated topography provides excellent natural drainage and multiple dry building sites set back from the road corridor.
- High-Ground Advantage: Unlike low-lying cedar swamps common in portions of the UP, the majority of this 40-acre tract consists of dry upland ground suitable for conventional foundation excavation, driveway construction, and septic drain field installation.
Forest Canopy & Hardwood Stand Composition
- Upland Northern Hardwoods: The timber canopy is dominated by high-quality northern hardwood species, including Sugar Maple (Hard Maple), Red Maple, Yellow Birch, and American Basswood, intermixed with stands of Quaking Aspen and White Spruce.
- Timber Growth & Future Harvest Potential: The hardwood stand provides immediate firewood production, privacy screening, and potential long-term selective sawtimber harvesting value.
Year-Round Paved Road Frontage Advantage
- 1,320 Feet of Blacktop Frontage: The parcel boasts a full quarter-mile (1,320 feet) of direct frontage along N County Line Road, a paved, blacktop county route maintained year-round by the Iron County Road Commission.
- Elimination of Access Bottlenecks: Many 40-acre hunting tracts in northern Michigan are accessible only via unmaintained logging trails, seasonal seasonal roads, or unrecorded easements. Paved frontage guarantees two-wheel-drive access during heavy winter snowfall and spring thaw periods.
Wildlife Habitat & Hunting Potential
- Iron/Dickinson County Border Game Corridor: Located in a renowned game management zone, the mix of upland hardwoods, rolling ridges, and surrounding timber tracts creates optimal habitat for native Upper Peninsula game species.
- Target Species Density: Supports healthy populations of Whitetail Deer, Ruffed Grouse, Black Bear, and Wild Turkey. The rolling terrain offers natural funnel points and elevated ridge lines for placing hunting blinds and food plots.
Existing Cabin Shell, Camper, & Utility Infrastructure Audit
Seasonal Bunkhouse Cabin Structure
- Building Shell & Framing: The property features an existing single-story framed seasonal cabin structure clad in dark wood siding, capped with a shingled roof, and built on a concrete block pier foundation.
- Interior Space & Finishes: Features a rustic wood-paneled interior layout designed as a seasonal hunting basecamp, complete with a living area, sleeping quarters, and storage space.
- Fireplace & Heating Infrastructure: Equipped with an indoor masonry chimney and wood-burning fireplace hearth, supplemented by propane space heating setups for cold northern Michigan autumns and winters.
- Outdoor Living Space: Includes a wooden exterior deck overlooking the cleared camp yard, ideal for outdoor cooking and equipment storage.
On-Site Utility Infrastructure & Connectivity
- Connected Grid Electricity: Grid electric service is connected directly to the cabin structure via an on-site utility drop and transformer pole. This eliminates the expense and noise of running generators or installing solar arrays.
- High-Speed Fiber Optic Internet Available: High-speed fiber optic internet infrastructure runs along the N County Line Road right-of-way. Access to fiber internet in a rural 40-acre Northwoods setting is a rare feature that enables remote work, security camera monitoring, and smart home integration.
- Telephone Infrastructure: Landline telephone service availability at the road corridor provides secondary communication reliability.
Water & Sanitation Deficit (CapEx Required)
- No Existing Water Well: The property currently lacks a private water well. Occupants currently haul water for seasonal camp use.
- No Existing Septic System: The cabin is not connected to a wastewater septic system. Site development requires installing a licensed septic tank and drain field.
Projected Capital Expenditure (CapEx) & Site Improvement Budget
To complete the Commercial Forest withdrawal and convert the seasonal camp into a fully serviced year-round residence or retreat, buyers should account for the following projected development costs:
| Development / Upgrade Component | Low-End Estimate (DIY / Local) | High-End Estimate (Contractor) | Technical Scope & System Details |
| Commercial Forest Withdrawal Penalty | $1,500 | $4,500 | Pay MDNR $200 app fee + calculated 7-year millage penalty |
| Drilled Private Water Well | $6,000 | $11,000 | Drill 100’–200′ Upper Peninsula bedrock water well |
| Engineered Septic System | $8,500 | $15,000 | Install septic tank & drain field approved by health dept. |
| Cabin Interior Finish & Plumbing | $4,000 | $12,000 | Install interior bathroom, kitchen sink, & water heater |
| Driveway Re-Grading & Gravel | $1,500 | $3,500 | Apply crushed stone base to existing cabin entry drive |
| TOTAL PROJECTED CAPEX | $21,500 | $46,000 | Estimated budget for full site service integration |
Regional Comparative Market Analysis (CMA)
Comparing N County Line Road against active and recent land listings in Iron and Dickinson Counties highlights its competitive market position:
| Property Location & Details | Acreage | List Price | Price / Acre | Key Features & Infrastructure |
| N County Line Rd, Crystal Falls (Subject) | 40.00 AC | $125,000 | $3,125.00 | Paved frontage; Power connected; Fiber available; Cabin |
| M-69 Highway, Crystal Falls, MI | 40.00 AC | $110,000 | $2,750.00 | Paved highway frontage; Raw timberland; No cabin or power |
| Bates-Amasa Rd, Iron River, MI | 40.00 AC | $99,900 | $2,497.50 | Gravel road access; Off-grid timber tract; No structures |
| County Rd 581, Sagola, MI | 40.00 AC | $139,900 | $3,497.50 | Dickinson County line; Power at road; Mixed lowland/upland |
| Iron County Rural Land Average | 40.00 AC | $112,000 | $2,800.00 | Regional baseline benchmark for wooded 40-acre parcels |
Market Positioning Takeaways
- Utility Infrastructure Premium: While raw, seasonal-access 40-acre tracts in Iron County average ~$2,800 per acre, the $3,125/acre asking price for this tract reflects the presence of connected grid electric service, 1,320 feet of paved blacktop road frontage, an existing cabin shell, and available fiber internet.
- Value Adjustment for CF Withdrawal: The buyer’s requirement to pay the MDNR Commercial Forest withdrawal penalty provides room to negotiate closing cost concessions or a price adjustment during offer negotiations.
Strategic Advantages vs. Critical Risk Factors
Strategic Advantages (Pros)
- Year-Round Blacktop Access: 1,320 feet of frontage on paved N County Line Road guarantees winter access without reliance on unmaintained seasonal trails.
- Connected Grid Electricity: Power is drop-connected directly to the existing cabin structure.
- High-Speed Fiber Option: Fiber internet availability along the road allows for remote work setup in a Northwoods setting.
- Upland Hardwood Canopy: High-ground rolling terrain dominated by maple and birch timber offers good soil drainage and multiple building envelopes.
- Established Hunting Basecamp: Includes a functional seasonal cabin with a fireplace and deck, providing immediate shelter for deer and grouse seasons.
Critical Risk Factors (Cons)
- Commercial Forest Withdrawal Obligation: The buyer must process and fund the removal of 30 acres from the CF program, including application fees and state tax penalties.
- Unimproved Plumbing Infrastructure: Lacks a water well and septic system, requiring CapEx investment for full residential living.
- Property Tax Adjustments: Annual taxes will increase from the current $423/year once removed from CF enrollment and reassessed at standard ad valorem rates.
Target Buyer Compatibility Matrix
| Buyer Profile | Profile Goals & Objectives | Strategic Fit |
| UP Hunting & Camp Enthusiasts | Buyers seeking a 40-acre deer camp with paved access, power, and an existing cabin structure. | Ideal Fit |
| Remote-Work Homestead Builders | Buyers wanting to build a rural homesite backed by high-speed fiber internet and grid electric access. | Ideal Fit |
| Timberland & Land Investors | Investors looking for upland hardwood land with long-term homesite development potential. | Strong Fit |
| Turnkey Residential Homebuyers | Buyers requiring a fully finished home with municipal water and sewer upon closing. | Unfavorable Fit |
Essential Buyer Due Diligence Roadmap
- Calculate MDNR Commercial Forest Penalty: Contact the Michigan DNR Forest Resources Division to request an official withdrawal penalty calculation for Parcel IDs 00502500375 and 00502500310.
- Verify Property Boundaries & Parcel Split: Hire a licensed Michigan surveyor to verify the 1,320′ x 1,320′ square quarter-quarter section line and confirm the split from adjoining commercial forest lands.
- Confirm Fiber Optic Hookup Costs: Contact the local internet service provider along N County Line Road to confirm drop distance fees to the cabin or proposed new homesite.
- Soil Evaluation for Septic Approval: Schedule a perk test with the Dickinson-Iron District Health Department to verify soil suitability for an engineered septic drain field.
- Estimate Post-Withdrawal Property Taxes: Consult the Crystal Falls Township tax assessor to estimate annual ad valorem property taxes once the land transitions out of the Commercial Forest program.
Listed on Zillow