← Rare Finds  ·  Todd Lake, Reed City
Rare Find of the Week · June 2026

50 feet of level, all-sports lake frontage that isn't supposed to still exist under $240K.

$238,000 Available 9267 Lake Drive, Reed City, MI · Todd Lake · Osceola County
Sunroom windows and French door framing Todd Lake, with Adirondack chairs on the deck
LAKE
A sun porch with the lake right there past the glass.
Exterior of the cottage with deck and lake to the side
Aerial view showing the lot and lake frontage on Todd Lake
Sleeping porch with bed and French door out to the deck and lake
Kitchen with stainless appliances and oak cabinets
Bedroom with ceiling fan and natural light
Updated bathroom with walk-in shower
Why this one is rare

Lake life this affordable usually has a catch. This one mostly doesn't.

A cottage right on the water, on an all-sports lake, with fifty feet of level frontage, listed under two hundred forty thousand dollars. Around here, that combination is not supposed to still exist. Most lakefront under $300K is either landlocked-adjacent, sitting on a steep bank you can't actually use, or hiding a project that eats the savings. This one is a real cottage on real frontage that you can walk straight down to the water from.

What surprised me was the peace-of-mind list. The roof is newer (2017, confirmed on the seller's disclosure). The plumbing and electrical have been updated, and the floorboards are newer too. The well water was tested in 2023 with no concerns, and the septic is being replaced and paid for by the seller before closing. That is a lot of the scary, expensive stuff already handled on a cottage at this price.

Then there is the part that is just nice. A good sleeping porch with the breeze coming right off the lake, and a deck looking out over Todd Lake, the kind of spots that are wasted on anything but morning coffee and watching the light change on the water. Some of the furnishings are negotiable, so it can be the rare place you close on and start using the same weekend. No HOA telling you what to do with any of it.

Todd Lake is all-sports, so this is not a sleepy no-wake pond. Boats, tubes, the whole summer. Fine is a listing. Thriving is the place it turns into. This is the second kind.

$238K
List price
50 ft
Level lake frontage
All-sports
Todd Lake
No HOA
Do what you want with it
2017
Roof (per seller's disclosure)
645 sf
1 bed · 1 bath cottage
Sleeping porch + deck Updated plumbing + electrical Well tested 2023, no concerns New septic, seller-paid Some furnishings negotiable Cash · Conv · FHA · MSHDA · RD · VA Pine River Schools

The honest part

This is a true cottage, not a year-round four-bedroom: one bed, one bath, 645 square feet, a wall furnace, and a crawl space. The trade you are making is size for setting, level all-sports frontage at a price that does not come around often. If you want a getaway, a first lake place, or a summer place that could earn its keep where the rules allow, that trade is the whole point. If you need a full-time, year-round home with multiple bedrooms and room to spread out, this one-bedroom cottage isn't it, and I'll tell you so.

Thinking of renting it out?

Todd Lake is the kind of place that draws summer renters, and here is the encouraging part: I read the Lincoln Township zoning ordinance and it does not appear to restrict short-term rentals (it even defines a dwelling as one occupied permanently or transiently). I still confirm it directly with the township, and check what the septic setup allows for occupancy, before anyone counts on rental income. I'd rather hand you the real answer than a number that doesn't hold up.

Running the numbers

What it might cost to own it.

~$1,200/mo
P&I, 20% down (~$190K loan)
~$1,355/mo
P&I, 10% down (~$214K loan)
~$1,500 to $1,750
Est. all-in per month at 20% down, with taxes + insurance

Two things specific to this house. Michigan property taxes reset when a home sells, and as a non-homestead second home (no Principal Residence Exemption) the bill will run higher than the seller's current $1,246 a year, so don't budget off that figure. And the rental door looks open: I found no Lincoln Township ordinance prohibiting short-term rentals. Both are worth pinning down before you lean on a number, and I'll do that with you.

About these numbers

Payment figures are estimates for illustration only, not a loan offer or a guarantee of terms. They assume a 6.5% 30-year fixed rate as of June 2026 (rates change daily) and the down payments shown; your actual rate, payment, taxes, and insurance will differ based on your lender, your credit, and the assessor's valuation after sale. Michigan property taxes reset on transfer, and a non-homestead second home is taxed higher than the seller's current bill. Short-term-rental income is not guaranteed and depends on township confirmation plus state and county rules. I'm a REALTOR, not a lender, attorney, or tax advisor, so please verify every figure with the right professional. Information deemed reliable but not guaranteed. Equal Housing Opportunity.

Where it is

Getting there: about an hour from Grand Rapids (GRR airport), about an hour to Traverse City, and roughly three hours from Detroit (DTW). Cadillac and US-131 are about 25 minutes away.

THRIVE
Ready when you are

Everything I know about this one is right here. Want to go see it?

No gate, no "DM me for the real story." It's all on this page. If it's pulling at you, email me and I'll set up a showing and walk through the actual ownership costs with you. No pressure either way. If the timing's off, I'll tell you.

Reach Out About 9267 Lake → See the Full MLS Listing → See all Rare Finds
Featured find. 9267 Lake Drive is listed by Susan Bean, Big Rapids Realty (231-580-9546). I'm featuring it here because it's a genuinely rare one, and I'm glad to represent you on it as your buyer's agent. See the full MLS listing here. Seller's disclosure on file; available to qualified buyers upon request. All information is from the listing and seller's disclosure and deemed reliable but not guaranteed; verify all details independently. Equal Housing Opportunity.