Land for Sale in Vilas County, WI

Vilas County is Wisconsin's northwoods lake country: 1,018 square miles with 1,318 lakes and 23,047 residents (2020 census), and more than half of its housing units vacant in 2020. Land here is mostly recreation and second-home property. Shoreland zoning and the state's Managed Forest Law decide what you can build and what it costs, so this guide covers both.

Vilas County at a glance

  • County seat: Eagle River. Towns include Boulder Junction, Land O' Lakes, Phelps and Presque Isle.
  • 2020 population 23,047; about 1,018 square miles, of which 16% is water, with 1,318 lakes.
  • Highways: US 45, US 51, and Wisconsin 17 and 70.
  • Northern Highland-American Legion State Forest and Chequamegon-Nicolet National Forest cover much of the county.
  • 55.9% of housing units were vacant in 2020, which can reflect seasonal use.

The Vilas County land market

The market is recreation: lake frontage, wooded lots near lakes, hunting land and snowmobile and fishing country. The USDA classes the county as a high-recreation retirement destination. Waterfront parcels cost far more than back lots, and large forest tracts cost less per acre. Many buyers plan cabins used part of the year.

Shoreland zoning

Land near lakes and rivers is subject to shoreland zoning, with setbacks for structures, limits on removing trees and shoreline vegetation, and rules on piers. Wisconsin's 2015 Act 55 barred counties from adopting shoreland rules stricter than state law, and Vilas and Oneida county boards opposed the change. Zoning authority and standards have been in flux, so ask the Vilas County zoning office for the current rules that apply to a specific lot, and confirm what the lot allows for a house, a garage or a pier before you buy.

Managed Forest Law

Wisconsin's Managed Forest Law lets owners of forest land pay reduced property tax under a 25- or 50-year order in exchange for following a management plan. If the land left after a transfer or partial withdrawal is under 10 acres, the owner cannot renew the order, and partial withdrawals are limited (one for a 25-year order, two for a 50-year order). Withdrawing land triggers a withdrawal tax and fee. Ask whether a parcel is enrolled, because the order stays with the land and affects public access, cutting and any plan to build. Check the DNR for current terms.

Before you buy land in Vilas County

  • Shoreland zoning: setbacks, vegetation rules and what the lot allows.
  • Managed Forest Law status and withdrawal taxes.
  • Legal access and road maintenance, especially on seasonal roads.
  • Septic site evaluation and well.
  • Wetlands, flood and winter snow load.

Perc tests and septic for raw landLand due diligence checklist

Frequently asked questions

What is the Managed Forest Law?

A Wisconsin program that lowers property tax on forest land under a 25- or 50-year order and a management plan, with a withdrawal tax if land leaves the program.

Does shoreland zoning apply to lake lots in Vilas County?

Yes. Lots near lakes and rivers follow setbacks and vegetation rules. Check the current rules with the county zoning office.

How many lakes are in Vilas County?

About 1,318, and 16% of the county's area is water.

Sources