The Fizbit

Fizbo Market Record — March 27, 2026 Among the 3 active listings in Cedar River, MI, the Westman Dam Road property prices at $199,900, placing it at the 33rd price percentile for the city. The Cedar River city median runs $614,900, and this listing comes in at approximately 33% of that median — but that comparison is almost entirely misleading if applied conventionally. The city median is anchored to a Green Bay waterfront property. The Westman Dam Road offering is categorically different: 40 acres of hunting, recreational, and agricultural land with a mobile home serving as a camp structure. Statewide across 24 Michigan listings, this property sits at the 45th percentile against a state median of $307,000. The physical structure is a 1985 mobile home on pilings at 1,488 square feet with 2 bedrooms and 1 bathroom. At $199,900, the price per square foot is $134.34, placing this at the 0th price-per-sqft percentile for Cedar River where the average is $205. On a structure-only basis, the mobile home is efficiently priced relative to city alternatives. But again, the correct framework here is price per acre plus the value of the off-grid infrastructure — not price per square foot of residential space. At $199,900 for 40 acres, the implied land cost is approximately $5,000 per acre before assigning any value to the structure or installed systems. The listing discloses a solar power system valued at over $40,000, installed to provide complete off-grid energy independence. That infrastructure alone represents a substantial portion of the asking price and is not replicated in any standard land comp. Portable air conditioning, space heating, and ATV trail access throughout the property are additional functional features that add operational readiness for a buyer who wants to use the property immediately without further investment. The 40 acres adjoins thousands of acres of state land, which is a critical differentiator in the Upper Michigan recreational property market. Properties that border public land effectively extend a buyer's accessible range without additional cost or ownership obligation. The listing references morel mushroom foraging and maple syrup production opportunities, both of which are specific, verifiable land characteristics in this region — not marketing language. Maple ridges capable of producing syrup represent a land type that takes decades to develop naturally and cannot be created by a new owner on cleared ground. Built in 1985, the structure sits at the 100th year-built percentile for Cedar River active inventory — the most recently constructed building in the comp set, though the comparison is limited given the property type. The 2-bedroom, 1-bathroom configuration runs at 1.0 times and 0.43 times the Cedar River averages respectively, with the single bathroom being well below city norm. For the listing agent, the positioning conversation should center entirely on the land, the solar infrastructure value, and the state-land adjacency rather than the residential structure. Buyers evaluating this as a hunting camp with off-grid capability and 40 acres bordering public land will find $199,900 difficult to argue against. Buyers evaluating it as a residential purchase will find the single bathroom and mobile home format limiting relative to comparables.