Real Estate Statistics
Average Price | $763K |
---|---|
Lowest Price | $395K |
Highest Price | $999K |
Total Listings | 6 |
Avg. Price/SQFT | $456 |
Property Types (active listings)
Browse Boyne Falls Condominiums for Sale
- All Listings
- $300,000 - $400,000
- $500,000 - $600,000
- $700,000 - $800,000
- $800,000 - $900,000
- $900,000 - $1,000,000
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
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?
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
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:
Creekside
Tucked into the wooded hillside at the base of Boyne Mountain, Creekside Condominiums is one of the resort’s most cove...


Deer Lake Villas
Nestled along the tranquil shoreline of Deer Lake and surrounded by the rolling hills of Northern Michigan, Deer Lake Villas...


Disciples Village
Disciples Ridge is a premier slopeside condominium community nestled within the heart of Boyne Mountain Resort in Boyne Fall...


Mountain Cabins
Tucked within the picturesque landscape of Northern Michigan, the mountain cabins at Boyne Mountain Resort offer a unique bl...
.png)
.png)
Mtn Grand Lodge
The Mountain Grand Lodge community is the heartbeat of Boyne Mountain Resort in Boyne Falls, Michigan. Designed to reflect t...


Mountain Villas
Nestled at the base of the Boyneland ski lift, Mountain Villas is one of Boyne Mountain Resort’s most charming and wel...


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
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
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
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 Community | Monthly HOA Fee | Services 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
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
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
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.
Browse Other Condominium Lifestyle Communities
- Alanson Condominiums
- Alpena Condominiums
- Atlanta Condominiums
- Bay Harbor Condominiums
- Beaver Island Condominiums
- Bellaire Condominiums
- Beulah Condominiums
- Boyne City Condominiums
- Boyne Falls Condominiums
- Burt Lake Condominiums
- Cadillac Condominiums
- Central Lake Condominiums
- Charlevoix Condominiums
- Cheboygan Condominiums
- Crooked Lake Condominiums
- Deer Lake Condominiums
- East Jordan Condominiums
- Elk Rapids Condominiums
- Empire Condominiums
- Fife Lake Condominiums
- Frankfort Condominiums
- Gaylord Condominiums
- Glen Arbor Condominiums
- Grayling Condominiums
- Harbor Springs Condominiums
- Higgins Lake Condominiums
- Hillman Condominiums
- Honor Condominiums
- Houghton Lake Condominiums
- Indian River Condominiums
- Interlochen Condominiums
- Johannesburg Condominiums
- Kalkaska Condominiums
- Kewadin Condominiums
- Kingsley Condominiums
- Lake Ann Condominiums
- Lake Charlevoix Condominiums
- Lake City Condominiums
- Lake Leelanau Condominiums
- Lake Michigan Condominiums
- Leland Condominiums
- Levering Condominiums
- Lewiston Condominiums
- Mancelona Condominiums
- Manistee Condominiums
- Maple City Condominiums
- Onaway Condominiums
- Onekama Condominiums
- Northport Condominiums
- Petoskey Condominiums
- Rogers City Condominiums
- Roscommon Condominiums
- Round Lake Condominiums
- Suttons Bay Condominiums
- Tawas City Condominiums
- Thompsonville Condominiums
- Torch Lake Condominiums
- Traverse City Condominiums
- Walloon Lake Condominiums
- Williamsburg Condominiums