Real Estate Statistics
| Average Price | $551K |
|---|---|
| Lowest Price | $50K |
| Highest Price | $14.9M |
| Total Listings | 5,799 |
| Avg. Days On Market | 132 |
| Avg. Price/SQFT | $273 |
Property Types (active listings)
Browse Cross Village Real Estate Listings
- All Listings
- Under $100,000
- $100,000 - $200,000
- $200,000 - $300,000
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- $400,000 - $500,000
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- $900,000 - $1,000,000
- Over $1,000,000
Cross Village, MI Land Lover Homes for Sale: 15 Unbeatable Opportunities to Own a Northern Michigan Gem
Introduction to Cross Village Real Estate Market
Cross Village, MI isn’t just a dot on the map—it’s a slice of heaven for land lovers seeking a serene, rural lifestyle with deep connections to nature. Nestled along the scenic shores of Lake Michigan and brimming with rustic charm, Cross Village offers a unique real estate niche: land lover homes—properties with acreage, privacy, and endless potential.
For those craving room to breathe, raise animals, plant orchards, or simply soak in panoramic views, these homes provide the space and lifestyle dreams are made of. From forested lots to sprawling meadows, Cross Village real estate is as diverse as it is inspiring. And with the rising interest in sustainable and off-grid living, these homes are more sought after than ever.
Whether you're a seasoned homesteader or a weekend warrior looking for a Northern Michigan escape, you're in the right place. Let’s dig into the details of this one-of-a-kind market.
What Defines a Land Lover Home in Cross Village, MI?
A "land lover" home isn’t just about having a house on a plot of dirt. These homes are characterized by:
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Large acreages (often 2+ acres)
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Natural privacy thanks to dense woods or open fields
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Rural zoning allowing for farming, livestock, or recreational use
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Self-sufficient features like well water, propane, or solar systems
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Structures for utility—barns, sheds, or workshops
They’re ideal for those seeking independence, adventure, or a connection with the land that suburban living simply can’t provide.
Top 5 Reasons to Buy Land Lover Homes in Cross Village
1. Proximity to Nature and Wilderness
Living here means stepping out your door and straight into a postcard. You'll be near:
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Wilderness State Park
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Tunnel of Trees Scenic Byway
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Lake Michigan’s pristine beaches
Whether it’s hiking, birdwatching, or stargazing, your backyard becomes your playground.
2. Privacy and Expansive Acreage
Forget nosy neighbors or HOA rules. In Cross Village, homes are tucked away in peaceful, spacious settings, offering ultimate privacy and tranquility.
3. Strong Investment Potential
Rural real estate has grown in demand post-2020, and Northern Michigan is a hotspot. With more people working remotely and seeking second homes, your land lover property may appreciate faster than traditional homes.
4. Unique Rural Charm
There’s something magical about owning a rustic log cabin surrounded by towering hardwoods. Cross Village preserves this small-town character while still being just a short drive from major conveniences.
5. Community and Lifestyle
The people here value simplicity, authenticity, and outdoor living. Whether you’re joining a local farm-to-table co-op or attending a lakeside concert, you’ll feel part of something real.
Check out this video for a look at Land Lover Lifestyle
Cross Village: A Hidden Northern Michigan Jewel
Despite its small size, Cross Village boasts a rich heritage, anchored by its Native American roots and maritime history. A peaceful village along M-119, it captures the spirit of “up north” living.
Fun fact: It’s home to the famous Legs Inn, a quirky Polish-American restaurant perched above Lake Michigan with views you’ll never forget.
Population may be low, but the sense of pride and preservation is high.
Popular Neighborhoods for Land Lover Homes
Bliss Township
Located just southeast of Cross Village, this area offers large parcels, rolling hills, and a mix of open farmland and forested terrain. It’s perfect for building your dream rural retreat.
Wycamp Lake Area
Here, you'll find some of the region’s most peaceful and scenic waterfront acreage. While homes here are rare, the ones available offer unmatched beauty.
Good Hart
Though technically a neighboring village, it’s often lumped in with Cross Village for its similar vibe. You’ll find cozy retreats hidden in hardwoods, often with lake access.
Styles of Land Lover Homes for Sale
Log Cabins and Rustic Retreats
Perfect for that “cabin in the woods” lifestyle. These homes often feature:
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Stone fireplaces
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Vaulted ceilings with exposed beams
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Wrap-around porches
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Views of forests, fields, or lakes
Contemporary Farmhouses
A modern twist on a country classic, featuring:
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Open-concept living areas
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Chef-style kitchens
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Metal roofs and board-and-batten siding
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Smart tech integrations
Modular and Manufactured Homes
A budget-friendly option for buyers who want acreage without breaking the bank. These homes are increasingly stylish and customizable.
Vacant Land with Building Potential
Don’t see the perfect home? Build it! Cross Village has plenty of undeveloped parcels ready for your vision—many with utilities already in place.
Land Lover Homes vs Waterfront Homes in Cross Village
| Feature | Land Lover Homes | Waterfront Homes |
|---|---|---|
| Acreage | 2+ acres typically | Smaller lots with lake frontage |
| Privacy | High | Moderate (tourism traffic in summer) |
| Outdoor Usage | Gardens, barns, trails | Boating, swimming, beach lounging |
| Price per Sq. Ft. | Lower | Higher |
| Investment Strategy | Long-term, lifestyle | Seasonal rental income potential |
Pro Tip: Many savvy buyers invest in land lover homes with deeded water access, offering the best of both worlds.
Zoning, Permits, and Land Use Regulations
In Cross Village and Bliss Township, land is primarily zoned for rural residential or agricultural use. Always check with Emmet County Zoning & Planning for:
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Building permits
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Septic and well approvals
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Use allowances (e.g., animals, rentals, hunting)
Avoid surprises by working with a knowledgeable local agent.
What to Expect in Terms of Acreage, Pricing, and Property Taxes
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Acreage Range: 2 to 40+ acres
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Price Range: $150,000 for fixer-uppers to $1.2M+ for luxury estates
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Property Taxes: ~1.3% of assessed value (depends on exemptions)
Hot Tip: Look for parcels that are partially cleared to save on development costs while still enjoying wooded privacy.
Tips for First-Time Rural Property Buyers
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Inspect the land—Look for wetlands, elevation changes, and soil quality.
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Evaluate access—Some rural homes are off seasonal or unmaintained roads.
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Secure financing early—Land loans have stricter requirements.
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Get a land survey—Boundary disputes can be costly.
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Understand maintenance needs—Snow removal, septic systems, and propane refills are your responsibility.
Seasonal Considerations: Winter, Summer, and Everything Between
Cross Village’s four distinct seasons bring beauty—and responsibilities. Whether you’re using your land lover home year-round or seasonally, knowing what to expect each time of year is key to making the most of your investment.
Winter Wonderland (Dec – Mar)
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Snowfall is heavy—Average totals reach 120+ inches annually.
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Snowmobile trails and skiing abound, making it a winter sports haven.
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Be ready with plowing contracts and winter-proofed plumbing.
Spring Awakening (Apr – May)
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Melting snow feeds the streams and greenery returns in full force.
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This is mud season, so gravel driveways and raised paths are helpful.
Summer Magic (Jun – Aug)
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Expect blue skies, mild temps, and low humidity—perfect for homesteading, gardening, or stargazing.
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This is prime tourism season, so summer renters may be interested in your property.
Autumn Colors (Sep – Nov)
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Vibrant reds and oranges blanket the landscape.
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Cooler temps make for ideal hiking and bonfires.
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Great time for land maintenance—trimming trails and preparing for winter.
Must-Have Features in Cross Village Land Lover Homes
When evaluating rural real estate, consider more than just the number of bedrooms or square footage. Here’s what land-savvy buyers look for:
Outbuildings and Barns
Essential for:
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Storing tools and vehicles
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Housing livestock or horses
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Converting into workshops or guest quarters
Private Trails and Natural Landscaping
Adds value and utility:
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On-property hiking or ATV access
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Native plants = low maintenance and ecological harmony
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Wildlife observation right outside your window
Off-Grid Capabilities
Cross Village buyers increasingly seek:
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Solar panels
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Backup generators
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Well and septic systems
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Wood-burning stoves
Bonus: It’s not just practical—it’s attractive to eco-conscious buyers down the road.
Common Pitfalls and How to Avoid Them
Buying rural land isn't without challenges. Here’s how to stay ahead:
| Pitfall | Solution |
|---|---|
| Poor road access | Ensure legal, year-round access in the deed |
| Unverified land boundaries | Always get a certified land survey |
| Outdated or non-existent septic system | Require an inspection during the purchase process |
| Underestimating maintenance needs | Budget time and money for upkeep (snow, trees, pests) |
| Limited financing options | Use a lender experienced with rural or land-based mortgages |
How to Finance a Land Lover Property in Cross Village
Financing a rural home is a bit different than traditional suburbia. Here’s a quick rundown:
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Conventional Loans: Most popular if the home is move-in ready.
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Rural Development (USDA) Loans: For qualifying buyers, often with low interest and 0% down.
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Construction Loans: If you’re building from scratch, you'll need a short-term loan that converts once the home is complete.
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Land Loans: For vacant parcels. Higher down payments (20–30%) and shorter terms are typical.
Pro Tip: Work with local credit unions or banks like Petoskey-Harbor Springs Area Community Federal Credit Union—they know the local land.
Working with a Local Agent vs Going Solo
Buying rural land isn't like buying a city condo. You’ll want someone who:
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Understands local zoning laws
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Knows seasonal access routes
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Can interpret soil reports or land surveys
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Has connections for inspections, well drilling, and septic installation
That’s why working with Brook Walsh, a local expert who lives and breathes Northern Michigan real estate, can make a world of difference.
Showcase of Current Listings with Acreage
Here’s a quick glimpse of the kinds of properties currently available in Cross Village (as of May 2025):
| Property Name | Size | Price | Highlights |
|---|---|---|---|
| Bliss Valley Retreat | 12 acres | $549,000 | Log cabin, 2 barns, private pond |
| Tunnel Trail Escape | 5 acres | $349,000 | Renovated ranch with solar panels |
| Wycamp Woods Hideaway | 20 acres | $795,000 | New build, high-end kitchen, hunting blind |
| Maple Ridge Meadows | 10 acres | $439,000 | Pasture, apple orchard, fenced-in garden |
| Good Hart Homestead | 30 acres | $1.1M | Luxury estate, multiple outbuildings, trails |
For up-to-date listings, visit BrookWalsh.com.
Testimonials from Local Land Owners
"We bought 10 acres in Cross Village through Brook Walsh, and it was the best decision we ever made. The privacy, the wildlife, and the peaceful mornings can’t be beat."
– Mark and Shelley W., Chicago, IL
"Brook helped us find a hidden gem near Good Hart. We built our dream cabin and have loved every season since."
– Denise R., Grand Rapids, MI
Nearby Attractions and Amenities
Even though you’ll feel off-grid, you're never far from culture and adventure:
Wilderness State Park
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10,000+ acres of pristine nature
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Beaches, hiking, camping
Tunnel of Trees Scenic Route
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Renowned fall color drive
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Cyclist favorite
Petoskey & Harbor Springs
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Boutiques, breweries, and marina life
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Top-rated restaurants and farmers markets
Frequently Asked Questions
Q1: Can I hunt on my land in Cross Village?
A: Yes! Many properties allow for deer and small game hunting, especially those zoned for rural or agricultural use.
Q2: Are short-term vacation rentals allowed?
A: Some are, depending on zoning. Check with Emmet County and consult with Brook Walsh for up-to-date info.
Q3: How do I maintain a well and septic system?
A: Annual inspections, regular pumping (every 3–5 years), and water testing are key.
Q4: Can I finance a home with acreage if it’s a fixer-upper?
A: Yes, with renovation loans or through a local lender. Expect more scrutiny during appraisal.
Q5: What’s the resale value like on land lover homes?
A: Very strong—especially as demand for rural escapes and remote work-friendly properties increases.
Q6: Is off-grid living legal in Cross Village?
A: Absolutely. Many homes operate partially or fully off-grid. Just be sure to comply with building codes and health department regulations.
Final Thoughts and How to Take the Next Step
If you're dreaming of privacy, room to roam, and a deeper connection to nature, Cross Village land lover homes are your calling. With breathtaking scenery, unmatched charm, and a market full of opportunity, this Northern Michigan treasure is the perfect place to plant your roots—or simply unwind.
Eager to learn more about Cross Village Land Lover homes for sale? Connect with Brook Walsh today! We'll be happy to help you through every step of the way.
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