WOODSTOWATERMN.COM
LAKE LOT PRESENTATION Brainerd Lakes Area Boutique Real Estate + Vacation Rentals + Property Management
ONE | PRESENTATION GOALS
EIGHT | BRAINERD LAKES AREA
THIRTEEN | MARKET TRENDS
SIXTEEN | PURPOSE-BUILT HOMES
EIGHTEEN | SUBJECT PROPERTIES
NINETEEN | SUBJECT PROPERTY #1
TWENTY-ONE | SUBJECT PROPERTY #2
TWENTY-THREE | SUBJECT PROPERTY #3
TWENTY-FIVE | SUBJECT PROPERTY #4
TWENTY-SEVEN | SUMMARY
TWENTY-EIGHT | WHAT’S NEXT
CONTENTS
TWO | THE COMPANY
PRESENTATION GOALS
BRAINERD LAKES AREA An overview of the Brainerd Lakes Area as a leading tourist destination in Minnesota and throughout the midwest.
MARKET TRENDS A comprehensive look at the demand for lake homes and the need for new construction in both affordable and purposebuilt new construction homes.
SUBJECT PROPERTIES What’s available in today’s market, what are the pros and cons of each, and what’s the highest & best use for these parcels in regard to the potential development of them.
COMPARABLE SALES What else has sold in the local lake market(s) of the BLA and how do those subject parcels stack up in comparison to these
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THE COMPANY Woods to Water is a boutique real estate company, serving the Brainerd Lakes Area with a flagship office in Nisswa, MN. Established in 2018, Woods to Water Real Estate was built on a passion for true northern Minnesota living. We strive to be truly immersed in local communities. We have a catered approach to buying, selling, renting and property management in the Lakes Area. As we evolve, we continue to push the status quo of the local real estate market and provide an unprecedented level of service to each and every one of our clients; all while embracing the beautiful lifestyle that this area offers both tourists and locals alike.
COLTON MAHER BROKER + FOUNDER
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ALL-ENCOMPASSING BROKERAGE Woods to Water is an all-encompassing, boutique brokerage serving Northern Minnesota in Real Estate, Land Services, Vacation Rentals & Property Management.
We boast a small, adaptable, service-driven team with a catered approach to the Brainerd Lakes Area market. Our team is dedicated to putting our experiences and local knowledge of Northern Minnesota and the Brainerd Lakes Area to work for you in all steps of your investment journey.
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ELEVATED REAL ESTATE MARKETING 1
Interior and exterior professional renderings and aerial photos of the property
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Custom real estate video walkthrough rendering
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Lifestyle Videography
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3D virtual rendering of the interior
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Professional floor plans to scale
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Custom webpage to promote property
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Curated email campaign sent out to our extensive network of elite colleagues and contacts
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Extensive social media exposure via organic traffic and paid advertisements
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Print advertising and mailer campaigns targeted to relevant prospects
WHAT'S INCLUDED IN OUR DEVELOPMENT MARKETING PACKAGE FOR A NEW CONSTRUCTION PROJECT
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OUR APPROACH PROFESSIONAL PHOTOGRAPHY We've partnered with one of the best real estate photography companies in the country to showcase your property in its best light – from first impression to the finish line.
CUSTOM REAL ESTATE VIDEO WALKTHROUGHS With exclusive access to the world's top drone pilots and videographers, our advantage above the competition speaks for itself. View Round Lake video walkthrough
LIFESTYLE VIDEOGRAPHY Today's consumer is searching for a property that fits their lifestyle. By presenting the home from the outside in, we focus on showcasing more than just real estate; we highlight experiences unique to the property, from the perspective of the homeowner. View property lifestyle video example (Motley, MN) View lake community lifestyle video example (Whitefish)
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ELEVATING MARKETING STANDARDS IN THE BRAINERD LAKES AREA AND PUSHING THE STATUS QUO.
3D VIRTUAL TOURS As technology evolves, we've adapted and are able to offer prospective buyers the option to view the home virtually or in real-time. View Ox Lake 3D Virtual Tour
PROFESSIONAL FLOOR PLANS We use professionally generated interior floor plans to the scale of your property. Consumers are able to see everything from potential furniture layout to opportunities for renovations and improvements.
CUSTOM WEBSITE Your listing package, promoted on a custom url, inclusive of all photography, videography and listing assets. View client portfolio site
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LEVERAGING OUR NETWORK EMAIL CAMPAGINS We feature your property in a targeted email campaign to consistently stay in front of some of the state's biggest agents, developers and investors.
SOCIAL MEDIA PROMOTION Social media is an opportunity to stay in front of the masses, consistently target those who have shown interest, and reach new spheres of potential consumers. With a growing social media presence, your property gets the utmost exposure.
PRINT ADVERTISING We create professional print advertising such as mailers, flyers, takeaways, feature sheets, etc. to ensure exposure to the more traditional consumer.
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BRAINERD LAKES AREA
BRAINERD LAKES AREA, MN The following pages are outlining the market trends the area has seen over the last 36 months and the demand for newer lake homes.
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BRAINERD LAKES AREA STATS + FACTS
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As of 2022, the Brainerd Lakes Area is home to nearly 100,000 residence.
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The population of the BLA is said to, at a minimum, double during the summer months due to being a premier cabin destination in the midwest.
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Located only 2 hours from the Twin Cities, the BLA is primarily a drive-to destination for metro residents of the Twin Cities to have easy access to “lake life up north”.
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2.5 hrs from MSP Airport, Brainerd (BRD) also has a commuter Airport flying to and from MSP making the area even more easily accessible.
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Home to more than 450 lakes, the Brainerd Lakes Area is also known for some of the Midwest's top resorts and award-winning championship golf course.
WHY IS THE BLA THE COMMANDING LEADER IN THE MN TOURISM MARKET
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THE BRAINERD LAKES AREA IS KNOWN THROUGHOUT THE MIDWEST AS THE PREMIER TOURISM DESTINATION FOR YEAR-ROUND LAKE LIFE
30 450 100,000 20+ 2,000+
MILE RADIUS (APPROXIMATE) LAKES YEAR-ROUND RESIDENTS UNIQUE COMMUNITIES MILES OF SHORELINE
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MARKET TRENDS The following pages are outlining the market trends the area has seen over the last 36 months and the demand for newer lake homes.
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LAKE HOMES ABOVE $750K 2021
2022
2023
AVERAGE $/SQFT
$437/SF
$450/SF
$458/SF
AVG SALES PRICE
$1.2M
$1.4M
$1.3M
% OF LIST PRICE
100%
100%
100%
CLOSED LISTINGS
129
152
157
TOTAL VOLUME
$153M
$209M
$207M
SHOWINGS TO PEND
3.4
2.6
2.4
MEDIAN D.O.M.
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MONTH SUPPLY
1.6
2.6
2.8
STANDOUT STATISTICS
BLA lake homes are selling nearly $100/sqft higher than metro lake homes Next to ZERO new construction lake homes included in these numbers in the Brainerd Lakes Area because there are so few
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MARKET TRENDS (CONTINUED)
Our current market is vastly made up of cookie-cutter homes that are 30-50 years old and lack any sort of charm. Most also have terrible floorplans that make entertaining multi-generational families next to impossible. that said, these properties are still selling for over $400/sqft simply because there is nothing else out there. The majority of today’s buyers want new and they can absolutely afford new. However, we see most of them sitting on the sidelines waiting for the next opportunity because they don’t have the vision, nor the appetite for tackling a new construction project on their own. A massive hole in the market is an intelligent developer willing to bring purpose-built construction to the Brainerd Lakes Area.
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PURPOSE-BUILT VACATION HOMES THE PRODUCT WE NEED A "purpose-built vacation home" is a property that has been designed and constructed specifically with the intention of serving as a vacation residence, rather than as a primary, full-time residence. These homes are built with features and amenities that cater to people who are on vacation or a quick weekend getaway, offering features that enhance relaxation, entertainment, and ease of maintenance. When planning a purpose-built home, many attributes need to be considered and included in the build in an effort to efficiently “check all the boxes”.
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PURPOSE-BUILT HOMES (CONTINUED) LOCATION: They're typically located in popular vacation destinations, such as near beaches, mountains, lakes, cultural sites, tourist attractions, or in secluded, scenic areas. DESIGN: The design of purpose-built vacation homes emphasizes comfort, relaxation, and leisure activities. This should include open-plan living spaces, large windows for scenic views, balconies, patios, or decks. AMENITIES: These homes may include amenities like hot tubs, pools, outdoor grilling areas, fireplaces, home theaters, or game rooms—features that are particularly attractive to vacationers looking to relax and entertain. FURNISHINGS: Vacation homes are often sold or rented fully furnished, with everything from furniture to linens to kitchenware included, so vacationers don't need to bring these items with them. MAINTENANCE: It is recommended to have these properties under professional management with services that take care of maintenance, landscaping, and security, reducing the burden on the owner, especially when they're away. RENTAL POTENTIAL: Purpose-built vacation homes are often designed with the rental market in mind, providing owners with the possibility of renting out the property to other vacationers when they're not using it themselves.
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SUBJECT PROPERTIES The following pages are outlining the market trends the area has seen over the last 36 months and the demand for newer lake homes.
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SUBJECT PROPERTY #1 8262 GULLWOOD DR .07 AC 116 FT 5-10 FT GOOD EAST LOT SIZE
LAKESHORE, MN 56468
FRONTAGE ELEVATION SHORELINE FACING
$639,000
LAKE LAKE ACRES AVERAGE HOME CLOSED LISTINGS AVERAGE SIZE DEMOGRAPHICS
GULL LAKE CHAIN
13,000 ACRES 1,310,000 54
2,850 SQFT of the 2,500 homes on gull lake, it’s estimated that over 75% of those are season residents that visit only in the summer months traveling anywhere from 2-6 hours away. Gull Lake is the 2 most expensive body of water to live on in the state of MN.
CLICK OR SCAN FOR LISTING
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PROS OF PROPERTY On the Gull Lake Chain, said to be the #2 tourist destination in the
WHAT TO BUILD ON THIS SITE: The lifestyle of Gull Lake demands a thoughtful design for both indoor and
state of MN 100 ft of shoreline Location is a massive plus, sitting within walking distance to 3 major resturants and a very short boat ride to even more. Relatively level shoreline
outdoor living. Gull is largely known as a multi-generational destination where a family will invest and keep their home for decades to come. with this in mind, it would be recommended to aim for a larger home on this site, despite its small size.
RECOMMENDED ATTRIBUTES: very large kitchen and open living/dining space 4 bedrooms with king beds and en-suite baths a bunk room for kids (5th bedroom) outdoor living space (covered preferred) outdoor hot tub entertainment room with a bar, pool table, projector, or large TV for movies/game day. golf simulator (unique offering)
CONS OF PROPERTY Lakeshore MN is a municipality that restricts short-term rentals to no more than 4 times between Memorial and Labor Day. This could impact the resale of the property, should the city of Lakeshore not reconsider its position in the immediate future. This property consists of the garage for the adjacent property. It appears that after the garage is torn down, the neighbors will likely still be in fairly close proximity to one another. Driveway appears that it will be shared unless an alternative agreement can be made at the time of offering on the property.
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SUBJECT PROPERTY #2 TBD N LAKEVIEW DR 1.99 AC 120 FT 0-5 FT GREAT BREEZY POINT, MN 56472
LOT SIZE FRONTAGE ELEVATION SHORELINE FACING
$559,900
LAKE LAKE ACRES AVERAGE HOME CLOSED LISTINGS AVERAGE SIZE DEMOGRAPHICS
PELICAN LAKE
8,367 ACRES $923,000 13 $2,496 Pelican Lake is most known for its expansive views, clear water, and unmatched sandy shoreline on well over half the lake. Its size being in the top 5% of lakes in the state, Pelican draws a more casual high-end clientele than neighboring Gull or Whitefish Chains.
CLICK OR SCAN FOR LISTING
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SE
PROS OF PROPERTY The site is prepped and build-ready. Also has electricity and sewer right there and is easy to connect. Fantastic view of Pelican Lake and a perfect sand beach on this level build site. Proximity to dining both on and offwater, as well as other Resort amenities, such as golf and live music. Appears that a dock and boardwalk are included in the sales price
CONS OF PROPERTY
WHAT TO BUILD ON THIS SITE: The lifestyle of Pelican is not much
There are 2 delineated wetlands on
different from gull. Indoor and
the property between the building
outdoor living remain equally
envelope and the water’s edge. A
important and a thoughtfully
boardwalk is used to cross the first
designed, open-concept home build
and the other narrows the available
for entertaining is what buyers (and
sand beach. (these have both been
renters) expect. With the sandy
surveyed and restored/preserved by
beach, I would focus even more on
the county).
the outdoors.
There will be a fair amount of boat traffic in front of this home as it’s the only access point in and out of Breezy
RECOMMENDED ATTRIBUTES:
space for impervious coverage and
very large kitchen & open living/dining space 4 bedrooms with king beds and en-suite baths a bunk room for kids (5th bedroom) covered outdoor living space outdoor hot tub & shower entertainment room with a bar, pool table, projector, or large TV for movies/game day. golf simulator or other unique offering such as an outdoor putting green. functional waterfront toy storage that can
perhaps a future storage building
double as a beachside tiki bar.
Point Resort. The boat traffic remains far away from shore but could result in weeds piling on shore without proper care. The road splits the 2AC parcel into 2 so the lakeside build site is someone restrictive but the remaining “outlot“ gives you more than enough green
and/or guest house.
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SUBJECT PROPERTY #3 STRAWBERRY LK RD 6.25 AC 404 FT 35+ FT GOOD PEQUOT LAKES, MN 56472
LOT SIZE
FRONTAGE ELEVATION SHORELINE FACING
$695,000
LAKE
KIMBALL LAKE
LAKE ACRES
189 ACRES
AVERAGE HOME
$1,010,000
CLOSED LISTINGS AVERAGE SIZE DEMOGRAPHICS
2 2,780 SQFT An extremely peaceful spot; kimball lake is an underdeveloped lake, but is home to the same wealthy clientele. These homeowners simply don’t want the flashy lifestyle of other lakes in the area. Many homes here are traditional cabins. however, there are some beautiful newer homes mixed in that stand out as some of the area’s nicest places.
CLICK OR SCAN FOR LISTING
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PROS OF PROPERTY A massive lot, with plenty of room to subdivide into 2 lots if desired. Located on a dead-end road, you’ll feel lost in the woods but right at home all at the same time. A
There are 2 sites prepped for
WHAT TO BUILD ON THIS SITE:
potential/future boathouse
With Kimball’s smaller, quaint size,
structures at the water’s edge.
this lot has the potential to be split
Perhaps a good spot for a firepit
into 2 thoughtful, purpose-built homes.
but would likely need a variance.
It would still be wise to focus on
beautiful junk land Some site clearing and driveway work has already been completed.
amenities over square footage, but
CONS OF PROPERTY
these homes have an opportunity to set
The elevation will be an issue for
the pace for the rest of the lake, as its
many but I think it can be
slowly been gaining momentum in the
overcome by paving the gradual
market.
golf-cart path down to the lake that has already been cleared. I would be mindful of how big the
RECOMMENDED ATTRIBUTES: Very large kitchen and open living/dining space
home is on this lake. Gull,
2 master suite bedrooms with king beds and en-
Whitefish and Pelican can
suite baths
support $3M homes...I think
3 bedrooms with king beds, 2-4 bunks and en-
Kimball tops out in the $1.85M
suite baths.
range.
Outdoor living space (covered preferred) with a
This may be a bit too
grilling/dining area, hot tub, and a sauna area
disconnected from the action for
overlooking the bluff/lake.
many. Only a 10-minute drive to
entertainment room with bar, pool table,
the closest bars and restaurants
projector, or large TV for movies/game-day.
but some want even more
Golf cart path down to the lake included
convenience.
build a lakeside boathouse for waterfront storage and/or a tiki bar for entertainment
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SUBJECT PROPERTY #4 2.73 AC 1,200 FT 10-15FT POOR
MOEN BEACH TRL
LOT SIZE
LAKESHORE, MN 56468
FRONTAGE ELEVATION SHORELINE FACING
$639,000
LAKE LAKE ACRES AVERAGE HOME CLOSED LISTINGS AVERAGE SIZE DEMOGRAPHICS
LITTLE PINE - WHITEFISH CHAIN
14,272 ACRES $1,380,000 46 2,829 SQFT Whitefish chain is arguably the 3rd most expensive body of water in Minnesota. Action-packed lakes from spring til fall, the WFC has over 14,000 acres of water to explore, 4 lakeside restaurants to try, and much much more. The prices of homes start at about 850,000 and easily reach $3,000,000 and beyond.
CLICK OR SCAN FOR LISTING
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PROS OF PROPERTY Ability to build on the WFC at an entry-level. possibly space for 2 smaller builds, as there are 2 envelopes. The Whitefish Chain (WFC) is the only positive attribute. Any other lake, this would be a no.
CONS OF PROPERTY Access the property via an easement over neighbor's land. The Shoreline/water is quite poor but could be slightly improved with proper care. Very little view will be available on these lots due to it being in the bay and on a peninsula looking out towards other cabins. Little Pine, although a beautiful lake and an even better boat ride, is about 25 minutes by boat from Cross Lake. Driveway appears that it will be shared unless an alternative agreement can be made at the time of offering on the property. I‘m fearful of the level of difficulty of clearing these lots and getting utilities in there.
WHAT TO BUILD ON THIS SITE: Although it’s on the Whitefish Chain, these 2 build sites lean toward a microbuild. Mindful of what people are looking for, this would be a prime site to build a trending A-frame or an efficient modern cabin. At a minimum, getting 2 builds in here shouldn’t be an issue; you should be allowed to consider the 2nd home an ADU. If the county is up for it, there may be a way to get 4 in here, but it will be tight. RECOMMENDED ATTRIBUTES: luxury kitchen and open living/dining space Wood-burning fireplace 1 master suite w/ king bed and en-suite bath 2 bedrooms with queen beds and shared 2nd bath Outdoor living space (covered preferred) complete with grilling area and hot tub Outdoor sauna for an added unique feature If possible to have a basement, use it for strictly an entertainment room with a bar, pool table, projector, or large TV for movies/game day If not possible, an abundance of sofa seating with a projector or very large TV in the main living room
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SUMMARY
PURPOSE-BUILT VACATION HOMES Overall, the issue that we have in the Brainerd Lakes Area that I believe your team has the ability to solve is that consumers (buyers or renters) are forced to make a decision between resorts so that they have the amenities and unique features their large group is looking for, or rent a large house that lacks all character and entertainment pieces.
Desired features INDOORS
OUTDOORS Ample deck/patio options for different
King beds with ensuite baths
groups to separate but remain outside.
A large kitchen easily suitable for the number of
Thoughtful grilling area
people the home sleeps
Hot tub with a memorable view
Pantry with extra fridge and storage for A LOT of
Indoor/outdoor living area that flows
groceries
seamlessly from one space to the next.
Option to have kids sleep w/parents or in a
Waterfront door storage area
separate space with the rest of the kids (bunk
Pickleball, yard games, outdoor sand
room)
volleyball area or many more
Game/entertainment area for kids to play (or
entertainment options.
adults once kids are sleeping)
Docks with a seating area for adults to keep
Covered, indoor/outdoor space with fire for
a watchful eye on swimming kids
adults
Firepit area for s’mores.
Ample seating (dining and comfort) for the amount of people the home sleeps.
CLICK/ SCAN FOR 3 ADDITIONAL LOTS OUTSIDE OF CURRENT MARKET
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Owner’s closets, 2 laundry units, housekeeping closet, 3-car garage w/1 locked side. An easy-to-connect sound system that runs inside and out (limit volume)
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WHAT'S NEXT? THE DEVELOPMENT PROCESS
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Find a time for Mark & Carrie to come to town
Tour properties in person and take thorough assessments of each for development viability
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Determine price, sign offer paperwork, and negotiate offer to work towards acceptance
Work with the cities and/or counties to obtain approval for the build the developer hopes to complete on each lot
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Finalize design plans, order marketing material and prepare for listing.
Break ground and begin marketing the home, documenting each steps of construction and gathering buyer ops for these builds and future
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SOLD!
Market the project, show to prospective buyers, field inquiries, offers, etc.
AN INTENTIONAL, KNOWLEDGE-BASED APPROACH TO SELLING.
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READY TO GET STARTED? 612-500-2007 | COLTON@WOODSTOWATERMN.COM
COLTON MAHER BROKER + FOUNDER
WOODSTOWATERMN.COM
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