Discover Top Commercial Real Estate Listings and Investment Strategies in Rogers City, MI

Rogers City, MI Commercial Real Estate for Sale and Lease

Rogers City’s commercial real estate landscape blends a rich maritime legacy with small-town appeal. Anchored by the Port of Presque Isle—the world’s largest limestone-shipping harbor—the city sustains steady demand for waterfront warehouses and logistics facilities. Its historic downtown district along Third Street features charming brick storefronts, affordable lease rates, and a mix of boutiques, cafés, and professional offices that benefit from seasonal tourist traffic.

Local leaders foster growth through streamlined permitting and tax incentives for new construction and façade upgrades. With competitive land prices, a reliable local workforce, and ongoing infrastructure investments—like expanded docks and streetscape improvements—Rogers City offers investors a supportive environment for retail, office, and industrial ventures alike.

Real Estate Statistics

Average Price	$261K
Lowest Price	$105K
Highest Price	$445K
Total Listings	4
Avg. Price/SQFT	$96

Property Types (active listings)

Browse Rogers City, MI Commercial Real Estate for Sale and Lease

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$445,000

3090 Us-23, Rogers City

0 Beds 0 Baths 4,074 SqFt Commercial MLS® # 201828630

$295,000

W M-68 Highway 112.9+/- Acres, Rogers City

0 Beds 0 Baths 0 SqFt Commercial MLS® # 201836884

$200,000

1223 Cedar St. Street, Rogers City

0 Beds 0 Baths 2,000 SqFt Commercial MLS® # 201832369

$105,000

↓ $5,000

1046 W 3rd Street, Rogers City

0 Beds 0 Baths 1,324 SqFt Commercial MLS® # 201834220

Rogers City, MI Commercial Real Estate for Sale and Lease: Lucrative Listings & Key Strategies

Discover prime commercial properties, expert market analysis, and leasing tips to maximize your investment in Rogers City.

Market Overview of Rogers City

Rogers City sits on the stunning shores of Lake Huron, making it a prime location for entrepreneurs seeking both scenic appeal and economic opportunity. Situated in Presque Isle County, this small yet vibrant community boasts a diversified economy anchored by maritime industries, tourism, and local services. Over the past decade, the city has seen steady employment growth, driven largely by the Port of Presque Isle’s limestone shipping operations, manufacturing ventures, and a rising hospitality sector.

In a nutshell, Rogers City’s commercial market is defined by its resilience. Even when larger metropolitan areas faced downturns, the combination of industrial steady-as-she-goes sectors and seasonal tourism kept vacancy rates in check. According to the latest local report, the average commercial real estate vacancy in northern Michigan hovers around 6%, well below the national average of 12% for similarly sized communities. This low vacancy suggests that when businesses list properties for sale or lease, there’s genuine buyer interest right out of the gate.

Economic Drivers and Local Economy

• Port Operations: The Port of Presque Isle is one of the world’s largest limestone-shipping hubs. It’s a cornerstone employer and drives demand for adjacent warehousing and light manufacturing spaces.

• Tourism: From historic lighthouses to marina activities, summer and fall bring a surge of visitors. That seasonal traffic supports retail, lodging, and restaurant ventures, often necessitating short-term leasing opportunities.

• Manufacturing and Services: Several medium-sized manufacturers call Rogers City home, alongside a growing service sector—banks, healthcare facilities, and professional offices.

Demographics and Business Environment

Rogers City’s population sits just above 2,800 residents, but the surrounding county swells to nearly 13,000. A tight-knit community ethos makes local government approachable, which in turn simplifies permit processes and zoning discussions. You’ll find workforce stability here—many employees live within 10 miles of their workplace, reducing turnover and boosting productivity.

Key Growth Sectors

1. Hospitality & Leisure – New boutique inns and bed-and-breakfasts are popping up to cater to tourists.

2. Logistics & Distribution – The port’s continued expansion fuels demand for distribution centers.

3. Professional Services – Accountants, architects, and law firms are drawn by affordable office spaces and the city’s pro-business stance.

Types of Commercial Properties Available

Understanding the spectrum of property types is essential before you dive into listings. In Rogers City, you’ll encounter a blend of historic brick storefronts downtown, modern office suites, expansive warehouses near the waterfront, and mixed-use developments along main corridors.

*Rates are estimates; contact Brook Walsh for precise figures.

Retail Spaces

Retail corridors along Third Street feature charming storefronts with high foot traffic, perfect for specialty shops and cafes. Many spaces include original hardwood floors and transom windows, adding character.

Office Buildings

From solo professional suites to multi-tenant office parks, Rogers City offers flexible lease terms. You’ll often find utilities included, making budgeting straightforward.

Industrial and Warehouse Facilities

Proximity to the port is a big plus. Ceiling heights average 20–25 feet, with dock access in many units. These facilities suit logistics firms, light manufacturers, and distributors.

Mixed-Use Developments

A recent trend is revitalizing historic buildings into ground-floor retail with loft-style offices above. This synergy brings daytime workers and evening shoppers to the same block.

Special-Use Properties

Think waterfront marinas, cold storage for lake-harvested goods, and custom-built facilities for aquaculture. These niche offerings can command premium lease rates.

Leasing vs Buying: Strategies for Investors

Deciding whether to lease or buy hinges on capital availability, risk tolerance, and long-term goals. Let’s break down the main considerations in a clear, side-by-side fashion.

Pros and Cons of Leasing

Pros

• Lower upfront capital

• Flexibility to relocate or downsize

• Maintenance often covered by landlord

Cons

• No equity build-up

• Potential rent escalations

• Limited customization

Pros and Cons of Buying

Pros

• Equity appreciation over time

• Tax benefits (depreciation, interest deductions)

• Full control over property improvements

Cons

• Significant down payment required

• Responsibility for all maintenance

• Less flexibility if market shifts

Financing Options

• SBA 504 Loans – Low down payment for owner-occupied properties.

• Conventional Mortgages – Competitive rates but typically 20–25% down.

• Bridge Loans – Short-term solutions for renovations or repositioning.

Lease Structures (NNN, Gross, Modified)

• Triple Net (NNN) – Tenant covers taxes, insurance, and maintenance.

• Gross Lease – Landlord covers most expenses; rent is higher but predictable.

• Modified Gross – A hybrid; expenses split on an agreed basis.

Investment Tips and Best Practices

Even in a stable market like Rogers City’s, smart investors apply rigorous due diligence and leverage local expertise. Here are three cornerstone practices.

ROI Analysis and Market Trends

Use comparable sales data and vacancy trends to forecast cash flow. A quick way is to compare average cap rates—which in Rogers City hover around 7%—against national benchmarks.

Risk Mitigation Strategies

• Diversify property types (e.g., combine retail and industrial).

• Lock in fixed-rate financing where possible.

• Vet tenants thoroughly; long-term leases with credible operators reduce turnover.

Working with Local Experts

Partnering with a seasoned broker—someone who knows Rogers City’s quirks—can uncover off-market deals. BrookWalsh.com’s team has 20+ years in Northern Michigan, making introductions that smooth transactions.

BrookWalsh.com: Your Partner in Rogers City Commercial Real Estate

Your success hinges not just on market data but on the network and support you tap into. That’s where Brook Walsh shines.

Why Choose BrookWalsh.com

• Local Roots: Born and raised in Northern Michigan, Brook Walsh knows the community’s pulse.

• Proven Track Record: Over $500 M in transactions closed, with clients frequently reinvesting.

• Full-Service: From site selection to negotiation and closing, expect hands-on guidance.

Client Success Stories

“We leased a 15,000 sq ft warehouse within 30 days, thanks to Brook’s insider knowledge of port-adjacent properties.” — Logistics CEO
“Our downtown retail renovation tripled foot traffic in six months—an ROI we only dreamed of!” — Boutique Owner

Why Invest in Rogers City Now

Timing matters. Here’s why today’s conditions make Rogers City especially appealing.

Upcoming Developments and Incentives

• Port Expansion: Additional loading docks coming online in 2026.

• Tax Abatements: City-backed incentives for new commercial builds and renovations.

• Tourism Promotions: Regional marketing campaigns set to boost visitor numbers by 15% next year.

Long-Term Growth Projections

With Michigan’s northern shoreline gaining popularity among remote workers and retirees, demand for office and retail space is poised to rise. Experts project a steady 3–4% annual rent growth over the next decade—a solid hedge against inflation.

Navigating Permits and Zoning Regulations

Getting approval can make or break a project timeline. Here’s your roadmap to a smooth process.

City of Rogers City Zoning Portal (External Link)

Access zoning maps, application forms, and fee schedules directly on the city’s official site.

Common Permit Requirements

• Site plan review

• Building permits (structural, electrical, plumbing)

• Environmental assessments for waterfront or industrial uses

Tips for Smooth Approval

1. Pre-application meetings with city planners.

2. Engage an architect familiar with local codes.

3. Provide detailed site studies up front.

Frequently Asked Questions

Q. What’s the minimum investment needed to buy a small retail unit in Rogers City?
A. You can expect down payments starting around $50,000, with total purchase prices from $200,000 to $350,000, depending on location and condition.

Q. How long does a typical lease negotiation take?
A. For straightforward retail or office spaces, plan on 30–45 days from LOI (Letter of Intent) to signed lease.

Q. Are there any industrial opportunities under 10,000 sq ft?
A. Yes—Rogers City offers flex spaces starting at 5,000 sq ft, ideal for small-scale distributors or light manufacturing.

A. Can I get tax incentives for renovating a historic downtown building?
A. Absolutely. The city offers façade improvement grants and historic preservation tax credits—contact Brook Walsh for details.

Q. Is owner financing available for commercial properties here?
A. Occasionally. Some sellers may carry paper at competitive rates—especially for owner-occupied purchases.

Q. How do I verify flood zone status?
A. Consult FEMA’s Flood Map Service Center and the local zoning office; many waterfront parcels require additional insurance.

Conclusion

Rogers City, MI presents a unique blend of industrial strength, small-town charm, and growth potential. Whether you’re leasing a boutique storefront or purchasing a lakeside warehouse, the strategies outlined here will guide you toward sound decisions and profitable outcomes. Remember, local expertise is invaluable—partner with BrookWalsh.com to unlock the best deals, navigate approvals, and achieve lasting success in this vibrant market.

Continue your Northern Michigan commercial real estate search in the communities below or contact Brook Walsh to help you with your search.