Lakehouse tour · comp-based offer guide

🛶 Five-property lakehouse tour

Deep public-web comp snapshot for the Greentown, Lake Ariel, and Lakeville stops. Built from Firecrawl research on May 14, 2026 plus summarized Makayla intel. These are advisory negotiation ranges — not an appraisal, financial advice, or an actual offer.

5tour stops

$540K–$1.18Mrecommended fair/stretch range across all targets

3 strongest values1108 with repair discount · 5 Pumphouse if slip transfers · 69 Lakeside below ask

1 big cautionDo not overpay for WLE marina access; slips do not transfer and waitlist may be 7–8 years.

Bottom line: If main-lake Wallenpaupack frontage wins, target 69 Lakeside around $1.10M–$1.12M or 121 Big Woods II around $935K–$960K. If value/amenities win, target 1108 Aquarius around $640K–$650K with a repair reserve. If boating access without lakefront is enough, 5 Pumphouse is attractive only after the slip is verified in writing.

Offer recommendation quick cards

121 Big Woods II Road$999,900 ask · Medium confidence

$930K–$960K fair; $985K stretch if clean; ~$900K aggressiveAsk is a premium $536/sqft, well above Zillow's separate parcel Zestimate around $816.7K and $719K–$939K estimate range, but the premium is supported by true Wallenpaupack frontage, renovation, dock, no-HOA/STR optionality, and reported multiple-offer pressure.

1138 Aquarius Drive$899,000 ask · Medium confidence

$830K–$865K fair; $890K–$905K stretch; ~$800K aggressiveThis is priced above most Aquarius/Deer Lake sold signals, but it is also the larger, more finished option with 5 bedrooms and amenity-community demand. Comparable lakefront WLE homes cluster roughly from the low $600Ks to mid $700Ks unless size/condition is meaningfully better.

1108 Aquarius Drive$697,000 ask · Medium-high confidence

$630K–$660K fair; $675K max if inspections strong; ~$600K aggressiveNominal ask is close to Zillow's value range and between 1112 Aquarius at $609K and 1096 Aquarius at $725K. The correct comp answer is not 'pay market'; it is 'pay market minus a real reserve' because Makayla flagged as-is roof/siding/skylight trim, unknown roof age, and wood siding rot risk.

5 Pumphouse Road$587,000 ask · Medium-high confidence

$540K–$555K fair; $565K–$575K stretch if slip is ironclad; ~$515K aggressiveThe house itself comps in the high $400Ks/low $500Ks; a verified transferable/private boatslip can justify a premium. The listing history and Zestimate range cap the enthusiasm: this is not a fresh multiple-offer lakefront listing.

69 Lakeside Drive$1,200,000 ask · Medium confidence

$1.08M–$1.12M fair; $1.15M–$1.18M stretch; ~$1.02M aggressiveThis is a real main-lakefront property, so the million-dollar bracket is justified. But the closest public comp set includes several $900K–$1.125M lakefront sales; $1.2M is the premium end unless the lot, dock, patio, and condition are excellent in person.

Greentown · Big Woods IIConfidence: Medium

$999,900

121 Big Woods II Road

Offer read: $930K–$960K fair; $985K stretch if clean; ~$900K aggressive.

Ask is a premium $536/sqft, well above Zillow's separate parcel Zestimate around $816.7K and $719K–$939K estimate range, but the premium is supported by true Wallenpaupack frontage, renovation, dock, no-HOA/STR optionality, and reported multiple-offer pressure.

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Lake Ariel · Wallenpaupack Lake EstatesConfidence: Medium

$899,000

1138 Aquarius Drive

Offer read: $830K–$865K fair; $890K–$905K stretch; ~$800K aggressive.

This is priced above most Aquarius/Deer Lake sold signals, but it is also the larger, more finished option with 5 bedrooms and amenity-community demand. Comparable lakefront WLE homes cluster roughly from the low $600Ks to mid $700Ks unless size/condition is meaningfully better.

Open comp deep dive →

Lake Ariel · Wallenpaupack Lake EstatesConfidence: Medium-high

$697,000

1108 Aquarius Drive

Offer read: $630K–$660K fair; $675K max if inspections strong; ~$600K aggressive.

Nominal ask is close to Zillow's value range and between 1112 Aquarius at $609K and 1096 Aquarius at $725K. The correct comp answer is not 'pay market'; it is 'pay market minus a real reserve' because Makayla flagged as-is roof/siding/skylight trim, unknown roof age, and wood siding rot risk.

Open comp deep dive →

Lakeville · Paradise Point / boatslip valueConfidence: Medium-high

$587,000

5 Pumphouse Road

Offer read: $540K–$555K fair; $565K–$575K stretch if slip is ironclad; ~$515K aggressive.

The house itself comps in the high $400Ks/low $500Ks; a verified transferable/private boatslip can justify a premium. The listing history and Zestimate range cap the enthusiasm: this is not a fresh multiple-offer lakefront listing.

Open comp deep dive →

Lakeville · Sunny PointConfidence: Medium

$1,200,000

69 Lakeside Drive

Offer read: $1.08M–$1.12M fair; $1.15M–$1.18M stretch; ~$1.02M aggressive.

This is a real main-lakefront property, so the million-dollar bracket is justified. But the closest public comp set includes several $900K–$1.125M lakefront sales; $1.2M is the premium end unless the lot, dock, patio, and condition are excellent in person.

Open comp deep dive →

Makayla intel that materially changes comp value

121 Big Woods II: reported multiple offers and a prior fireplace issue that was resolved with invoice; demand drivers are flat lot, lake frontage, dock, garage, and no-HOA claim.
1138 Aquarius: highest/best activity; seller side reportedly did not have inspection report; chimney issue reportedly fixed; swimming from dock represented as allowed.
1108 Aquarius: roof/siding/skylight trim are as-is, roof age unknown, and wood siding rot is a known risk. I deducted for this and kept a required inspection reserve.
5 Pumphouse: Makayla's listing; spacious and useful, but not really a lake-view house. The slip is the value lever.
69 Lakeside: new Sunny Point lakefront listing; likely level lot, but inspect neighbor proximity, dock/water, septic, and old-house systems.
WLE marina: fewer than 300 slips for 1,500+ homes, wait may be 7–8 years, slips do not transfer. Treat Deer Lake docks as lake-amenity value, not Lake Wallenpaupack boat-slip value.

Research caveats

Public websites disagree on square footage, status, and automated values; several sold archives do not expose sale dates or interior condition in the scraped text. Use these numbers to set negotiation posture, then confirm with MLS sheets, seller disclosures, HOA documents, septic permits, dock permits, and inspections.