Condominium Lifestyle

Boyne Falls, Michigan

Nestled in the heart of Northern Michigan’s picturesque landscape, Boyne Falls is a four-season resort village that blends small-town charm with world-class amenities. Known for its vibrant year-round tourism, stunning alpine views, and proximity to premier outdoor recreation, Boyne Falls offers the perfect setting for condo living—whether as a vacation retreat, investment property, or full-time residence.

Condos in Boyne Falls range from cozy ski-in/ski-out units to luxury residences with resort-style amenities. Many are located within or near Boyne Mountain Resort, giving residents easy access to skiing, snowboarding, golfing, mountain biking, ziplining, and Avalanche Bay Indoor Waterpark. Popular communities like Disciples Ridge, Creekside, and the Mountain Grand Lodge & Spa provide turnkey living, high rental potential, and access to dining, spas, and retail.

Boyne Falls, MI Condos for Sale

Real Estate Statistics

Average Price $763K
Lowest Price $395K
Highest Price $999K
Total Listings 6
Avg. Price/SQFT $456

Property Types (active listings)


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Boyne Falls, MI Condos for Sale: Ultimate Buyer’s Guide [2025 Edition]

Explore Boyne Falls, MI condos for sale with our comprehensive buyer’s guide. Uncover tips, listings, amenities, and investment potential.

Introduction to Boyne Falls, MI

Introduction to Boyne Falls, MI

Looking for a charming alpine getaway with modern amenities and strong investment potential? Boyne Falls, MI condos for sale might just be your golden ticket.

Tucked away in Northern Michigan’s rolling hills, Boyne Falls is more than just a ski town. It’s a four-season destination packed with natural beauty, family-friendly activities, and robust real estate opportunities. Whether you’re a first-time buyer, seasoned investor, or vacationer turned dreamer, owning a condo here offers a blend of leisure, lifestyle, and long-term financial value.

Where is Boyne Falls Located?

Boyne Falls sits in Charlevoix County, nestled in the heart of Northern Michigan. Just a stone’s throw from Boyne City, Petoskey, and Lake Charlevoix, it's ideally positioned for both nature lovers and resort-seekers. The area is easily accessible via US-131 and is just 15 minutes from Pellston Regional Airport.

What Makes Boyne Falls Unique?

What sets Boyne Falls apart from other Michigan towns is its rare combination of world-class resorts, quaint village life, and outdoor recreation year-round. You get that small-town charm with big-time amenities like spas, golf courses, ski lifts, and fine dining—all at your fingertips.

Why Consider Buying a Condo in Boyne Falls?

Why Consider Buying a Condo in Boyne Falls?

Year-Round Activities and Attractions

Boyne Falls isn’t just for winter warriors. While skiing and snowboarding at Boyne Mountain Resort are top draws, you can also:

  • Hike or zipline in the warmer months

  • Splash around in Avalanche Bay, Michigan’s largest indoor waterpark

  • Golf at top-rated courses like The Alpine and The Monument

  • Catch fall colors with a scenic chairlift ride

Resort-Style Living

Many condos in Boyne Falls are located right on resort property. Imagine waking up, grabbing your skis, and hitting the slopes—all without ever stepping in your car. Amenities like indoor/outdoor pools, spa services, and fitness centers make it feel like you're always on vacation.

Community and Lifestyle Perks

This is a tight-knit community of locals, seasonal residents, and short-term renters. People come for the lifestyle, stay for the relationships, and keep coming back year after year.

Top Condo Communities in Boyne Falls

Top Condo Communities in Boyne Falls

Disciples Ridge Condominiums

These units are nestled directly on the ski hill, offering true ski-in/ski-out access. Ideal for families or investors, Disciples Ridge condos are spacious, multi-level, and high-demand rentals.

Mountain Grand Lodge & Spa Condos

Located inside the iconic lodge, these condos are fully integrated with resort services. Think bellhop service, valet parking, and room service—perfect for hands-off ownership.

Creekside Condominiums

Tucked in a peaceful setting yet minutes from the action, Creekside offers larger floorplans and modern finishes. A great choice for those seeking tranquility and comfort.

Other Hidden Gems

Other options include Boyne Mountain Village Condos and Clock Tower Lodge suites, each with unique floor plans and charm. Pro tip: Work with a local expert like Brook Walsh at BrookWalsh.com to uncover off-market opportunities.

The following are our favorite Boyne Falls condominium communities, click on each community to learn about these wonderful condominiums:

Features to Look for in a Boyne Falls Condo

Features to Look for in a Boyne Falls Condo

Ski-in/Ski-out Access

If you're buying for personal use and rental potential, slopeside units are hot commodities. They rent fast, especially during peak ski season.

Lake and Mountain Views

These premium features not only elevate your lifestyle but also boost resale value and occupancy rates in the short-term rental market.

Onsite Amenities

Look for condos with access to hot tubs, pools, fitness centers, and parking garages. These perks create a resort-like atmosphere that appeals to renters.

Rental Program Options

Some communities are affiliated with Boyne Resorts, making it easy to generate income when you’re not using your unit. Be sure to ask about revenue splits, cleaning services, and owner blackout dates.

The Condo Buying Process in Boyne Falls

The Condo Buying Process in Boyne Falls

Finding a Realtor with Local Expertise

Choose someone who knows the ins and outs of the area—like Brook Walsh at BrookWalsh.com. Local agents can identify trends, negotiate better, and navigate HOA policies.

Mortgage Pre-Approval & Financing Options

Many buyers opt for vacation home loans, jumbo mortgages, or even cash purchases. It’s crucial to work with lenders who understand second home lending.

Making the Offer & Negotiations

Condos in high-demand areas like Boyne Mountain can go quickly. Be ready to move fast and offer strong terms, especially during ski season.

Inspection and Closing Process

Don't skip the inspection, even if the unit is turnkey. Condos come with shared infrastructure, so knowing the building's condition is key.

Boyne Falls Condo Market Trends in 2025

Boyne Falls Condo Market Trends in 2025

Current Average Prices

  • 1-Bedroom Condos: $190K–$250K

  • 2–3 Bedroom Condos: $325K–$525K

  • Luxury Condos (Slope-Side or in Lodge): $550K+

Inventory & Availability

Inventory remains tight, especially during peak seasons. Many buyers choose pre-listing alerts to gain an edge.

Short-Term Rental Potential

Well-managed condos near the slopes can yield $30K–$70K+ annually, depending on size and amenities.

Long-Term Investment Outlook

With limited land and growing tourism, prices are expected to climb. Condos are often easier to manage and more affordable to maintain than single-family vacation homes.

Pros and Cons of Condo Ownership in Boyne Falls

Pros: Affordability, Low Maintenance, Amenities

  • Lower Entry Point: Condos are generally more affordable than standalone homes in the same area.

  • HOA Perks: Most condos come with exterior maintenance, landscaping, snow removal, and amenities handled by the association.

  • Turnkey Lifestyle: You can show up, enjoy your vacation, and leave without worrying about upkeep.

  • Community Feel: Shared spaces like pools and clubhouses foster a sense of connection among owners.

Cons: HOA Fees, Rental Restrictions

  • Monthly Dues: These can range from $250 to $800+ depending on the property and services.

  • Rules & Restrictions: Some HOAs limit short-term rentals, pet ownership, or renovation options.

  • Limited Privacy: Shared walls and public areas may not appeal to everyone.

  • Market Dependence: Resort-driven markets can be sensitive to tourism trends.

Check out this video for a look at the Boyne Falls Condominium Lifestyle


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Cost of Living and Ownership Expenses

Average HOA Fees in the Area

HOA dues in Boyne Falls vary widely. Here's a general breakdown:

Condo CommunityMonthly HOA FeeServices Included
Disciples Ridge $350–$600 Snow removal, water, internet, cable
Creekside Condos $400–$650 Landscaping, trash, exterior insurance
Mountain Grand Lodge $600–$900 All-inclusive resort amenities

Property Taxes and Utility Costs

  • Property Tax Rate: Roughly 1.6% of assessed value

  • Utilities: Averaging $120–$250/month depending on usage and insulation

  • Insurance: $600–$1,200 annually for condo insurance depending on size and location

Maintenance Considerations

Even though much is covered by HOAs, owners are usually responsible for:

  • Interior unit maintenance

  • Appliances and fixtures

  • Optional upgrades for rental enhancement

Vacation Rentals vs. Full-Time Living

Vacation Rentals vs. Full-Time Living

Which Condo is Best for Your Needs?

  • For Vacation Rentals: Look for ski-in/ski-out or resort-affiliated units with strong rental histories.

  • For Full-Time Living: Prioritize peace, square footage, and proximity to year-round services like schools or healthcare.

Local Rules on Short-Term Rentals

  • Most condo communities allow short-term rentals, especially if affiliated with Boyne Resorts

  • Some HOAs require rental licenses or have blackout periods

  • Check with the Village of Boyne Falls or Charlevoix County for local ordinances

Navigating HOAs in Boyne Falls Condo Communities

What’s Typically Covered

  • Building insurance

  • Landscaping and snow removal

  • Trash and recycling

  • Exterior maintenance

  • Basic cable or Wi-Fi in some cases

Common Restrictions and Guidelines

  • Limits on pets (some allow dogs under 25 lbs only)

  • Quiet hours and guest policies

  • Requirements for rental registration

  • Parking limitations during peak season

How to Maximize ROI from Your Condo

Upgrades That Matter

  • New flooring and modern furniture

  • Smart home features (keyless entry, smart thermostat)

  • Hot tubs or fireplaces (if allowed)

Smart Marketing for Vacation Rentals

  • Professional photography

  • Listings on Airbnb, VRBO, and BrookWalsh.com

  • Leveraging SEO and social media for visibility

Using a Property Manager

Hiring a trusted local property manager—like Northern Michigan Escapes—can:

  • Handle bookings and guest communication

  • Coordinate cleaning and maintenance

  • Optimize pricing and occupancy year-round

Real-Life Testimonials from Condo Owners

"We bought at Disciples Ridge two years ago. It's been incredible—not just as a vacation spot, but as an income stream. We use it during ski season and rent it the rest of the year!" – Sarah T., Grand Rapids, MI

"The Mountain Grand Lodge condo felt like a five-star hotel suite. My wife and I love walking to dinner and soaking in the hot tub after hitting the slopes." – Jason L., Chicago, IL

"We’ve stayed at multiple places in Boyne, but Creekside is where we landed. Quiet, scenic, and perfect for our retirement." – Linda W., Traverse City, MI

Frequently Asked Questions

Frequently Asked Questions

1. Are Boyne Falls condos a good investment?

A. Yes! With strong tourism, limited supply, and year-round demand, Boyne Falls condos offer solid rental income and long-term appreciation.

2. What is the best area to buy a condo in Boyne Falls?

A. That depends on your goals. Disciples Ridge is great for ski access; Mountain Grand Lodge for luxury; Creekside for privacy.

3. Can I rent out my condo when I’m not using it?

A. In most cases, yes. Just make sure to confirm with your HOA and consider hiring a property manager for hands-free income.

4. How do I finance a condo in Boyne Falls?

A. You can use conventional mortgages, second-home loans, or cash. A lender experienced with vacation properties is ideal.

5. What should I know about HOAs before buying?

A. Understand what's included in the dues, review the rules and bylaws, and budget for special assessments.

6. Is Boyne Falls family-friendly?

A. Absolutely. With the waterpark, easy ski terrain, golf, and summer events, it's perfect for all ages.

Conclusion

Conclusion

Buying a condo in Boyne Falls, MI is more than just acquiring a piece of real estate—it’s claiming a lifestyle. With ski slopes, lake adventures, high-end amenities, and an inviting community, this area is ideal for weekend warriors, retirees, and savvy investors alike.

Whether you’re looking for a relaxing retreat or an income-producing rental, the Boyne Falls market has something for everyone. Just remember—act fast, work with local pros, and align your goals with the right property type.

Explore Condos at BrookWalsh.com

Ready to take the next step? Start browsing active listings, get expert advice, and schedule your private showing today at BrookWalsh.com.

For vacation rental management services, visit NorthernMichiganEscapes.com and discover how to turn your investment into passive income.

Explore homes in the condominium lifestyle communities below or contact Brook Walsh to help with your search. You can also reach Brook by phone at (231) 459-3179 for all of your Northern Michigan real estate needs.

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