Not every Northern Michigan dream home sits on the open shore of Torch Lake or Walloon Lake. For many buyers — especially those seeking resort-style amenities, a strong sense of community, and more accessible price points — private associations like Lakes of the North and Lake Arrowhead offer something genuinely special. If you're exploring either community, here's what to know before you buy.
Lakes of the North Association
Located in Mancelona (Antrim County), Lakes of the North is one of the largest private communities in Northern Michigan, with thousands of acres of land and a wide array of amenities. The association includes multiple lakes, an 18-hole golf course, ski slopes, tennis courts, a beach club, swimming pools, and miles of trails — all within the community boundaries. It's essentially a four-season resort that you get to call home.
Property types here range widely: you'll find wooded lots ideal for building a custom retreat, modest seasonal cabins, and more substantial year-round homes. The HOA fees cover amenity access and community management — roads in the association are maintained by the county road commission. Understanding what's included in your HOA fees is an important part of budgeting as a buyer. Fees vary by property type and lot classification, so always review the current association documents during your due diligence period.
Lakes of the North tends to attract a mix of seasonal residents from Metro Detroit and a growing number of remote workers who've discovered that the community's amenities rival what most resort towns offer, at a fraction of the cost.
Lake Arrowhead Association
Lake Arrowhead, also in Antrim County near Mancelona, is a smaller, more intimate private community centered around Buhl Lake. What sets Arrowhead apart is the variety of lot types available at different price tiers — from wooded lots back from the water, to properties with shared lake access, to coveted direct lakefront parcels.
The lakefront homes here offer genuine water access — swimming, kayaking, pontoon boat afternoons — without the seven-figure price tags you'd encounter on the marquee lakes. It's a compelling value proposition for buyers who want the "up north lake life" experience within a practical budget.
The association atmosphere is tight-knit and community-oriented, with seasonal events and a strong sense of belonging. Many buyers here are families who return year after year, eventually deciding to put down roots.
Year-Round vs. Seasonal Living
Both communities have residents who use their properties seasonally and others who live there year-round. If you're considering year-round living, ask specifically about year-round road maintenance and utility access — conditions that matter in Northern Michigan winters. Many properties in both associations are winterized seasonally, but year-round infrastructure has improved considerably in recent years.
For seasonal buyers, both communities are easy to lock up and leave — which is part of their appeal. The HOA structure means common areas and amenities are maintained whether you're there or not, and roads are kept up by the county road commission.
Tips for Buyers
Before writing an offer in either community, make sure to: review the current HOA documents and budget, understand what rentals (short-term and long-term) are permitted, confirm whether the property is on well/septic or community systems, and clarify road access and seasonal closure policies. An agent who regularly works in these communities — and knows the HOA nuances — is invaluable for navigating these details.
Holly and Zoe Clouthier work with buyers and sellers in both Lakes of the North and Lake Arrowhead regularly. We know these communities well and can help you find the right fit. You can also get a free home value reportif you are curious what your current property is worth in today's market.
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