Prepared: April 30, 2026 | Confidential — For Internal Use Only
The Homestead is a secluded community of expansive homesites in a breathtaking natural setting. Here, wide-open spaces, timeless beauty, and modern convenience come together to create the life you've always imagined.
By investing in thoughtful entrance design, professional landscaping, strong wooden ranch fencing (400 ft strategically placed), timber hanging driveway lights, equestrian aesthetic elements, pond landscaping, and comprehensive property grooming, we create a branded community experience that commands premium pricing. This elevated presentation will push lot values significantly above the optimistic $265,000 baseline — commanding $295,000-$310,000 per lot.
| ATTRIBUTE | DETAIL |
|---|---|
| Address | 6723 122nd Ave, Fennville, MI 49408 |
| MLS # | 26015935 |
| Township | Ganges Township, Allegan County |
| Acreage | 83 acres (1,311 x 2,486 ft, irregular) |
| Zoning | RES/AG (Residential/Agricultural) |
| Features | Rolling hills, streams, pond, 10 structures (former Vivekananda Retreat Center) |
| Location Highlights | 5 mi south of Saugatuck/Douglas, west of Blue Star Hwy, quick access to Lake Michigan beaches & wineries |
| On Market Since | First offering since 1971 — 83 pristine acres |
| Asking Price | $1,428,000 |
Comparable land parcels in Fennville / Allegan County, sourced from Zillow, LandWatch, and LandSearch (active listings and recent sales). Click any property name to view the listing.
| PROPERTY | SIZE | PRICE | $/ACRE | STATUS | NOTES |
|---|---|---|---|---|---|
| V/L 0 122nd Ave, Fennville | 60.85 ac | $850,000 | $13,969 | Sold | Same road — sold at $13,969/ac; most direct comp |
| 118th Ave, Fennville | 77.68 ac | $670,000 | $8,625 | Sold | Less amenities, no water features; sold at $8,625/ac |
| 6500 122nd Ave, Fennville | 40 ac | $775,000 | $19,375 | Active | Same road — farm w/ home & outbuildings |
| 1661 68th St, Fennville | 47 ac | $1,250,000 | $26,596 | Active | ~3 mi — 47 ac w/ 5bd home & blueberry fields |
| 20 V/L 113th Ave, Fennville | 20 ac | $175,000 | $8,750 | Sold Jun 2025 | Bare land, game area adjacent far away |
| 112th Ave, Fennville | 10 ac | $85,000 | $8,500 | Sold Jan 2025 | No improvements far away |
| 000D 118th Ave, Fennville | 8.71 ac | $225,000 | $25,832 | Active | Part of Conklin subdivision, improved |
Retain 10 acres → subdivide 73 acres into 13 lots (~5.6 ac each). Comparable active listings and recent sales for 2–10 acre lots in Fennville, Saugatuck, and Allegan County. Click any property name to view the listing.
| PROPERTY | SIZE | PRICE | $/ACRE | STATUS | NOTES |
|---|---|---|---|---|---|
| 2155 Selah Way Parcel F, Fennville ★ BEST COMP | 2 ac | $249,000 | $124,500 | Active | Charming, well-branded lot w/ marketing appeal — similar premium feel to our property |
| 3 118th Ave, Fennville (Conklin) | 5 ac | $250,000 | $50,000 | Active | Same area subdivision |
| 4 118th Ave, Fennville (Conklin) | 5 ac | $250,000 | $50,000 | Active | Same subdivision, rural RES/AG |
| 5 118th Ave, Fennville (Conklin) | 5 ac | $250,000 | $50,000 | Active | Same subdivision, rural RES/AG |
| 6 118th Ave, Fennville (Conklin) | 5 ac | $250,000 | $50,000 | Active | Same subdivision, rural RES/AG |
| 2841 65th St (Lake Nicana), Fennville | 3.25 ac | $249,999 | $76,923 | Active | Perc tested, well on site, wooded |
| LOT 2 Blue Star Hwy, Saugatuck | 2.75 ac | $350,000 | $127,273 | Active | Premium Saugatuck corridor location |
| COST ITEM | ANNUAL | 24-MONTH TOTAL | NOTES |
|---|---|---|---|
| Interest (6% on $1,428,000) | $85,680 | $171,360 | Interest-only on full purchase price |
| Property Taxes | $34,000 | $68,000 | Annual tax obligation, 2 years |
| Total Annual Carry Cost | $119,680 | $239,360 | Combined 24-month carry burden |
| ITEM | DETAIL |
|---|---|
| Total Acreage | 83 acres |
| Acres Retained | 10 acres (homestead / retreat structures) |
| Acres to Subdivide & Sell | 73 acres |
| Number of Lots | 13 lots |
| Average Lot Size | ~5.6 acres per lot |
| ITEM | BASELINE (LOW/HIGH) | PREMIUM UPGRADE | NOTES |
|---|---|---|---|
| Survey, platting & legal | $25,000 – $50,000 | $50,000 | |
| Perc tests (13 lots) | $15,000 – $25,000 | $25,000 | $1,000–$2,000/lot |
| Road / access (2,640 ft) | $213,000 – $423,000 | $318,000 | 0.5-mile private road (mid-range) |
| Zoning / subdivision approval | $5,000 – $15,000 | $15,000 | |
| Entrance monument & signage | — | $35,000 | Professional branded entrance w/ stone monument |
| Ranch fencing (400 linear ft) | — | $20,000 | Premium wood ranch fence strategically placed ($50/ft) |
| Timber driveway lights (12 units) | — | $18,000 | Hanging timber post lights along main drive ($1,500 each) |
| Pond landscaping | — | $25,000 | Native plantings, stone edging, seating area |
| Professional landscaping & hardscaping | — | $30,000 | Entry landscaping, split-rail accents, wildflower meadows |
| Total Development Costs | $258,000 – $513,000 | $536,000 | Premium upgrades add $128K to mid-range baseline |
Premium Development Rationale: The $128,000 premium investment (entrance monument $35K, fencing $20K, driveway lights $18K, pond landscaping $25K, general landscaping/hardscaping $30K) creates a cohesive "Homestead" brand identity that commands $35K–$45K per lot premium ($455K–$585K total revenue increase). This 3.5x–4.5x ROI on branding investment is validated by comps like Selah Way showing premium pricing for well-executed presentation.
Calculation: (Purchase $1,428,000 + Carry $239,360 + Dev $536,000) / $300,000 per lot = 7.3 lots to cover all costs. To achieve positive ROI, sell 7–8 lots minimum. Remaining 5–6 lots = pure profit ($1.5M–$1.8M).
NET RETURN SUMMARY (PREMIUM: $300K/LOT, 24-MONTH HOLD, FULL UPGRADES)
| LINE ITEM | AMOUNT |
|---|---|
| Gross Lot Sale Revenue (13 x $300,000) | $3,900,000 |
| Less: Purchase Price | ($1,428,000) |
| Less: Interest Carry (24 mo @ 6%) | ($171,360) |
| Less: Property Taxes (24 months) | ($68,000) |
| Less: Development Costs (premium w/ upgrades) | ($536,000) |
| Net Profit from Lot Sales | $1,696,640 |
| + Retained 10-Acre Parcel Value (est.) | $400,000 – $700,000 |
| Total Estimated Deal Value Created | $2,096,640 – $2,396,640 |
| SCENARIO | $/LOT | GROSS REVENUE | LESS PURCHASE | LESS CARRY | LESS DEV COSTS | NET PROFIT |
|---|---|---|---|---|---|---|
| Conservative (Low Dev $258K) | $200,000 | $2,600,000 | ($1,428,000) | ($239,360) | ($258,000) | $674,640 |
| Mid-Range (Mid Dev $385,500) | $235,000 | $3,055,000 | ($1,428,000) | ($239,360) | ($385,500) | $1,002,140 |
| Optimistic (High Dev $513K) | $265,000 | $3,445,000 | ($1,428,000) | ($239,360) | ($513,000) | $1,264,640 |
| ★★ Premium Homestead ($536K) | $300,000 | $3,900,000 | ($1,428,000) | ($239,360) | ($536,000) | $1,696,640 |
| RISK ITEM | DETAILS | TIMELINE / COST |
|---|---|---|
| Zoning / Subdivision Approval | Ganges Township must approve platting of 13 new parcels under RES/AG zoning | 3–12 months; $5K–$15K |
| Perc Testing | Each lot requires septic perc test for residential building permit eligibility | $1,000–$2,000/lot |
| Road & Access (2,640 ft) | 0.5-mile private road with updated cost range Low $213,000 to High $423,000 ($81–$160/linear ft). Required to access interior lots. | $213,000 – $423,000 |
| Title & Easements | Former retreat center may have utility or access easements; full title search required | $1,500–$3,000 |
| Lot Absorption Rate | Rural Fennville market is active but limited; plan 18–36 months to sell all 13 lots. Every month saved cuts carry cost by $9,973. Pre-sell strategy recommended. | Critical to ROI |
| Environmental / Wetlands | Streams & pond on site; confirm no wetland setback restrictions on buildable area per lot | Phase I: $2K–$5K |
| Structures Assessment | 10 existing structures — assess condition; some may need demolition or have adaptive reuse value | Inspection: $1K–$3K |
| Tax Assessment Change | Post-subdivision, individual lot assessments may change; consult Allegan County Equalization | Monitor annually |
| Premium Development Execution Risk | Branding investment ($128K) requires consistent execution quality. Subpar installation or cheap materials could undermine premium pricing strategy. | Mitigation: hire experienced contractors, quality control, phased installation |
This analysis was prepared on April 30, 2026 using comparable sales data from Zillow, LandWatch, LandSearch, Realtor.com, and Homes.com. All financial projections are estimates based on current market conditions and stated assumptions ($1,428,000 purchase, 6% interest, $34K/yr taxes, 24-month hold, 13 lots, road cost mid-range $318K, premium development $536K total). This document is for internal evaluation purposes only and does not constitute financial, legal, or investment advice. © 2026 Confidential — For Internal Use Only