Selling a luxury waterfront home in Traverse City starts with one goal: show buyers exactly how it feels to live on the water here. You want the view, the privacy, and the boating lifestyle to shine, while the details and paperwork are handled with care. In this guide, you’ll see how we prepare your property, create standout visuals, and reach qualified buyers from Northern Michigan to major Midwest metros. You’ll also learn what we track, how we protect your time, and how we adapt to seasons so your listing never loses momentum. Let’s dive in.
Local luxury, global reach
You are selling more than a house. You are offering a shoreline lifestyle on Grand Traverse Bay or an inland lake known for clear water and four-season recreation. Buyers include local professionals, second‑home seekers from cities like Chicago and Detroit, retirees, and boating enthusiasts who value depth at the dock, long frontage, sunset views, and privacy.
As lifetime residents and a boutique team, we pair neighborhood-level knowledge with national and international exposure through respected luxury networks. That blend matters. It helps your property stand out to serious buyers who understand Northern Michigan and to out-of-market clients discovering Traverse City for the first time.
Step 1: Pre-listing prep that protects value
The right preparation removes friction and builds trust from day one. We start early so your home launches with confidence.
Verify waterfront specifics
We help you confirm boundaries, riparian rights, and any access easements through your deed and survey. For Great Lakes shoreline, public use below the ordinary high‑water mark can apply, so clarity on where private ownership ends matters. We also review dock, boathouse, and shoreline work history so buyers understand what is permitted and what is not.
Inspections and records
Waterfront buyers look for proof, not guesses. We recommend pre-listing inspections where appropriate for septic and well systems, along with shoreline stabilization assessments and any structural or dock evaluations. If the property falls within a mapped flood area, we gather documentation so buyers can assess insurance needs. If you have water testing results or past engineering reports, we package those for easy review.
Seasonal readiness
Before photos and showings, we clear the beach and dock, trim shoreline vegetation to open view corridors, and pressure wash exterior surfaces. Small updates and neutral staging inside can spotlight window views and natural light. Outside, we stage seating, a kayak launch, or a dining setup that helps buyers visualize daily life on the water.
Step 2: Story-led creative that sells the shoreline
Luxury buyers respond to experience. We produce a suite of assets that tells a complete, credible story.
Photography and cinematic video
Professional photography is non-negotiable, with midday shots for water clarity and golden hour and twilight sets for drama and warmth. We use a licensed drone operator for aerials that show orientation, frontage length, water approach, and neighboring context. A cinematic tour combines drone and ground footage, highlighting the dock, boathouse, outdoor living, and the path from house to shore.
3D tour, floor plans, and site visuals
Remote buyers need confidence before they book a flight. A 3D tour allows them to walk the home virtually. Measured floor plans clarify flow and usable space, including decks and boathouse areas. When available, a site plan or survey excerpt shows setbacks, shoreline, and dock placement to answer technical questions early.
Narrative that blends lifestyle and facts
Our listing copy is clear and factual, anchored by the lifestyle that makes Traverse City special. We highlight proximity to downtown dining, marinas, wineries, and year‑round recreation, while also naming the details buyers ask for first: frontage feet, shore type, typical water depth at the dock, boat lift capacity, and any relevant approvals. The result is persuasive and transparent.
Step 3: Precision pricing for waterfront
Waterfront value depends on the specific lake or bay, frontage length, water depth, navigability, privacy, and improvements like a high-capacity dock or boathouse. We build a comparative analysis from true waterfront comparables on the same or similar body of water. Inland lake comps differ from bayfront, so we adjust carefully.
Your pricing strategy should support your timeline. An aspirational price without data can increase days on market. A well-supported price, paired with premium presentation, can spark strong early interest and shorten market time. We use broker previews and targeted outreach to test the message and refine quickly.
Step 4: Targeted exposure where buyers look
To earn top-of-market results, you need both targeted precision and broad visibility.
Global luxury networks
We syndicate through respected luxury channels that reach qualified buyers across the region and beyond. This expands your audience without diluting the brand or the story of your home.
Digital distribution and paid reach
Your listing appears on major national portals with complete media, copy, and floor plans. We support that with Instagram Reels, carousel posts, and YouTube videos that spotlight the water and outdoor living. Paid campaigns focus on key metros with strong second-home demand, and we retarget visitors who engage with your listing or our website so they keep seeing your property.
Private brokerage, print, and local partners
We host private broker previews and invitation-only tours for vetted clients. For select properties, we add luxury print placements to reach readers who value tangible media. We also coordinate with local marinas or yacht clubs when appropriate to create authentic introductions to boating-focused buyers.
Step 5: High-touch showings and security
Waterfront sellers value privacy. We manage controlled showings with clear windows, advance notice, and on-site guidance. For qualified out-of-town buyers, we offer concierge-style support that can include coordinated travel timing, local accommodations, and a boat tour to experience the shoreline from the water. This thoughtful approach respects your schedule and elevates the buyer experience.
Step 6: Seasonality and timing
Spring and early summer bring peak listing activity, but serious buyers shop year-round. We plan photography to show your property in its best light in every season. If possible, we include summer images for water and dock usage and a late-fall or winter set that showcases long views, cozy interiors, and practical features like heated storage and efficient snow access. Listing in winter can be strategic because inventory is lower and your property stands out.
Step 7: Measurement and optimization
Marketing should adapt, not guess. We monitor inquiries and showing volume by channel, video view and completion rates, website engagement, and broker feedback. If early signals are soft, we update visuals, adjust ad targeting, refine the narrative, or discuss a price change based on new data. In multiple-offer scenarios, we set clear timelines and documentation requirements so the process is fair, efficient, and aligned with your goals.
What we highlight for luxury buyers
- Water details that matter: frontage length, shore type, water depth at the dock, boat lift capacity, and proximity to marinas.
- Year‑round appeal: summer beach and boating access, fall color, winter views and storage, and practical systems for all seasons.
- Privacy and setting: landscaping, setbacks, and neighboring context without overpromising seclusion.
- Operations and transparency: permit history for dock and shoreline work, septic and well records, flood information, HOA or township guidelines, and typical operating costs.
Your seller checklist
- Confirm deed, survey, boundaries, and any access easements.
- Gather permits and records for docks, boathouses, shoreline stabilization, and recent shoreline work.
- Complete septic and well inspections and assemble maintenance documentation.
- Tidy shoreline, clear docks, trim vegetation, and stage outdoor living areas.
- Approve a pricing strategy built from true waterfront comparables.
- Schedule photography, drone, video, 3D tour, and floor plans.
- Set showing windows and security preferences; plan for concierge support when needed.
Why this approach works in Traverse City
Our market rewards presentation, precision, and credibility. Buyers compare waterfront options across Grand Traverse Bay and inland lakes, often from afar, and they move quickly when a property feels both aspirational and well-documented. By blending local expertise with high-end media and targeted exposure, you give your listing every advantage in a competitive luxury segment.
Ready to talk strategy for your shoreline home? Schedule your free consultation with Craig Real Estate.
FAQs
How is pricing set for Traverse City waterfront homes?
- We price from true waterfront comparables on the same or similar body of water, factoring frontage length, water depth, dock and boathouse quality, privacy, and view corridors.
What permits or approvals apply to docks and shoreline work in Michigan?
- Many docks, boathouses, seawalls, and stabilization projects require approvals from state and local regulators, so we review your permit history and advise buyers to verify future plans with the proper agencies.
How do you reach out-of-market luxury buyers for my listing?
- We combine national luxury networks, portal syndication, targeted social and video, geo-focused paid campaigns in key metros, and private broker outreach.
How do you handle winter marketing for a lakefront property?
- We pair seasonal photography and video with warm interior staging, highlight practical winter features, and target serious buyers who shop year-round when inventory is lower.
Can a buyer use the property for short-term rentals?
- Rules vary by township, city, and HOA, so we disclose known guidelines and encourage buyers to confirm current regulations with local authorities before closing.
What documents should I prepare before listing a waterfront home?
- Deed and survey, dock and shoreline permits, septic and well records, any engineering reports, and information on flood mapping or insurance requirements help streamline buyer due diligence.
