INFORMATION SHEET
THE RENTAL PROGRAM
Gross room revenue from owner statements issued by the rental management company. Prior years are closed; 2026 is actual through Aug. 31 plus advance reservations on the books. Owner and guest use, which removes nights from the rental calendar, totaled 17 nights in 2023, 18 in 2024 and 35 in 2025, of which 19 fell between June 15 and Nov. 1.
| Period | Occ. | Nights | ADR | Gross Revenue |
|---|---|---|---|---|
| Completed Calendar Years | ||||
| 2023 | 72% | 264 | $356 | $93,947 |
| 2024 | 67% | 246 | $304 | $74,893 |
| 2025 | 65% | 237 | $301 | $71,433 |
| 2026 In Progress | ||||
| Actual, Jan. 1 – Aug. 31 | 72% | 175 | $316 | $55,342 |
| On the books, Sept. – Dec. | — | 69 | $385 | $26,531 |
| 2026 actual + on the books | — | 244 | $336 | $81,873 |
RENTAL PROGRAM INFORMATION
Bears Den pairs a private North Shore retreat with Rental Income Potential through the resort’s established rental program, offering reservations, front desk, housekeeping and marketing support to offset ownership costs. Cottage #410 is currently enrolled in the Cove Point Lodge rental program with advance reservations on the books.
- Owners must make the cottage available a minimum of 200 nights per year, including 100 nights June 15 through Nov. 1.
- Rental revenue is split 50/50.
WHAT IT COSTS TO OWN
Estimates built from three years of owner statements.
| Monthly Expense | Amount |
|---|---|
| Association Dues | $771 |
| Covers building insurance, firewood, snow plowing, shoveling and salting, lawn care and grounds maintenance, building maintenance, lift station, pest control, association management and accounting, and tax preparation.(Billed quarterly at $2,314.20 and shown here as a monthly equivalent. Quarters run Dec. 1–Feb. 28, Mar. 1–May 31, June 1–Aug. 31 and Sept. 1–Nov. 30.)(Building insurance is included in the dues at $4,317.94 annually, or $359.82 per month. All other association services account for the remaining $4,938.86 annually, or $411.58 per month.) | |
| Real Estate Taxes | $545 |
| Billed twice annually. $6,538 total for the year. Non-homestead. | |
| Utilities | $477 |
| Electric and water at roughly $90 each, cable and internet at $143, and propane averaging $154 across three years. Propane varies with the season. | |
| Unit Services & Supplies | $212 |
| Costs of renting the unit: linens, mechanical service and inspections, carpet cleaning, window washing, unit supply, and furnishing replacement billed by management. | |
| Mortgage | $0 |
| Shown without a mortgage. | |
| Total, Monthly | $2,005 |
| Total, Annually | $24,060 |
Estimates built from three years of owner statements and subject to change.
As a Cove Point Lodge home owner you are not purchasing an investment, but rather a vacation home that has a rental program available for you to take advantage of to decrease your total cost of ownership. We are prevented by law from making projections for yearly income from the rental home. We advise you consult with your financial advisor or tax professional.
This information is a snapshot of future reservations as of 8.31.26 and is not a guarantee of future earnings. All reservations are subject to change. All revenue, occupancy and ownership cost figures on this sheet are drawn from owner statements issued to the current owners by the rental management company, not from a profit and loss statement. Cost figures are estimates and will vary by owner and by season. Pricing and availability subject to change. All information is deemed reliable but is not guaranteed and should be independently verified. Buyer and buyer’s agent to verify all information.
218-496-3800 · info@evolutionresorts.com · EvolutionResortRealEstate.com