Comparative Market Analysis
1792 S 250 E, Garden City, UT 84028 — Bear Lake Lakefront Property
Prepared by Cannon Thompson · RE/MAX Peaks
(208) 821-8510
cannonthompson@remaxpeaks.com
Executive Summary
Recommended List Price: $1,325,000
Suggested price range: $1,250,000 – $1,375,000. True Bear Lake frontage is the primary value driver in this thin, specialized market. The 2010 construction, 2,340 sq ft layout, and 3 bathrooms position this home above older, smaller lakefront cabins. Narrower 40.5 ft frontage and no garage are the primary value constraints.
🏆 Value Drivers
  • 40.5 ft of Bear Lake frontage
  • 2010 construction — newer than most comps
  • 3 bedrooms / 3 full bathrooms
  • 2,340 sq ft — above-average size
⚠️ Value Constraints
  • 40.5 ft frontage is narrower than upper comps
  • No garage or enclosed toy storage
  • No MLS subject record by address
📊 Market Conditions
  • Active lakefront SFR inventory is extremely limited
  • 0 pending/under-contract waterfront SFR records returned
  • Scarcity supports strong pricing position
Subject Property
Property Overview
The subject's value is driven primarily by lake frontage, beach usability, views, and location. The dwelling adds meaningful value — it is larger and newer than several recent lakefront sales. The lack of garage or enclosed toy storage should be addressed proactively in marketing and pricing conversations.
Market Snapshot
Bear Lake MLS Market at a Glance
Bear Lake lakefront is a thin, specialized market. Value is not determined by price per square foot alone — buyers are paying for frontage, beach quality, view corridor, rental potential, recreation utility, parking/storage, and the ability to create lasting family experiences.
37
Total Records
Rich County waterfront residential active/closed MLS records returned
12
Closed Sales
Garden City waterfront sold records since April 2024
4
Active Listings
Garden City waterfront active listings currently on market
0
Pending / UAC
Waterfront pending or active-under-contract records returned

The strongest active SFR listing — 2500 N Bear Lake Blvd — is listed near $2,000,000 with 201 feet of lake frontage. This represents a premium ceiling, not a direct price target for the subject.
Comparable Sales
Recent Closed Sales — Garden City Waterfront
Six MLS-derived closed sales anchor the subject's pricing range. The most relevant comp is 1910 S 250 ST (MLS 2044576), a nearby Hodges Beach property on an identical 0.22-acre lot with 50 ft of frontage that closed at $1,250,000.
Active Competition
Current Active Listings
Active competition is extremely limited. Only one true SFR lakefront listing competes at the subject's tier — and it is a premium property with 201 feet of frontage commanding nearly $2,000,000. The Ideal Beach condos represent buyer alternatives, not direct comparables.

The subject faces no meaningful SFR lakefront competition in the $1.0M–$1.5M range. This scarcity is a significant pricing advantage.
Pricing Logic
How the Comps Define the Range
The primary anchor is 1910 S 250 ST (MLS 2044576) — same 0.22-acre lot, 50 ft frontage, closed at $1,250,000. The subject is newer, larger, and has more bathrooms, supporting a premium above that sale. Meanwhile, 664 N Bear Lake Blvd at $1,741,150 sets the upper bound — its furnished STR profile, bedroom count, and lot size keep the subject below that ceiling.
Floor Anchor — $895K–$910K
1634 & 1640 S Bear Lake Blvd. Strong frontage, but older construction, smaller footprint, fewer bathrooms. Subject should sit materially above these if condition is good.
Primary Anchor — $1,250,000
1910 S 250 ST (MLS 2044576). Identical lot, nearby Hodges Beach location, 50 ft frontage. Subject's newer build, larger size, and 3 baths justify a premium above this sale.
Upper Indicator — $1,741,150
664 N Bear Lake Blvd (MLS 2085556). Furnished STR, sleeps 17, larger lot. Subject's narrower frontage, no garage, and likely lower rental capacity keep it below this ceiling.
Pricing Strategy
Three Paths to the Market
Choose the tier that best matches the seller's timeline, property condition, and presentation strength. All three tiers reflect genuine market support from MLS-derived comparable sales.
⚡ Aggressive
$1,275,000
Best for faster activity. Recommended if beach usability, parking, condition, or rental eligibility are weaker than expected. Generates strong early showings and competitive positioning.
✅ Balanced — Recommended
$1,325,000
Optimal blend of lakefront scarcity, 2010 construction, 2,340 sq ft, and 3-bath utility. Realistic positioning below premium inventory. Best starting point for most scenarios.
🏅 Premium
$1,395,000
Only recommended if the home is updated, shows exceptionally well, has confirmed rental history or eligibility, quality furnishings, strong beach usability, and premium marketing assets in place.
Buyer Profiles
Most Likely Buyer Profiles & How to Reach Them
Bear Lake buyers are motivated by lifestyle, legacy, recreation, and investment potential. Five distinct buyer profiles represent the highest-probability pool for this property. Each requires a tailored message and channel strategy.
Utah / Idaho Family Legacy Buyer
Higher-income families from Cache Valley, Salt Lake, Davis County, or SE Idaho seeking a multi-generational gathering place.
Message: "Own the Bear Lake gathering place your family will use for generations."
Channels: Facebook/Instagram lifestyle ads, RE/MAX sphere, email to past clients and high-net-worth family buyers, lifestyle video at sunrise/sunset.
STR / Vacation-Income Investor
An investor or second-home buyer seeking personal use plus rental income. Bear Lake comps repeatedly reference nightly rentals and turnkey potential.
Message: "Lakefront ownership with personal use and income potential."
Channels: Investor email campaigns, 1031 exchange outreach, paid social targeting STR and second-home investors. Rental pro forma available upon request if supported.
Bear Lake Upgrade Buyer
A buyer currently owning a condo, shared unit, or non-lakefront cabin who wants to step up to true private frontage.
Message: "Move from lake access to lakefront."
Channels: Direct mail to Garden City condo owners, Ideal Beach and Bear Lake Escape owners, agent-to-agent outreach, broker preview.
Retired / Semi-Retired Lifestyle Buyer
A buyer nearing or in retirement seeking a quieter second home with lake views, family visiting potential, and lifestyle freedom.
Message: "Wake up on Bear Lake and let the family come to you."
Channels: Facebook ads targeting 50+ in UT/ID/WY/AZ/NV, high-quality print brochure, email to luxury second-home databases, YouTube lifestyle video.
Outdoor Recreation / Toy Buyer
A boating, ATV, snowmobile, paddleboard, or ski buyer who wants a Bear Lake basecamp for year-round recreation.
Message: "Your Bear Lake basecamp: boat, beach, ride, ski, repeat."
Channels: Instagram Reels and Facebook video, ads targeting recreation interests, local marina and business cross-promotion, property flyer at Bear Lake businesses.

STR / Investor marketing: Do not promise rental income unless documented. Use language such as "potential," "buyer to verify rental regulations," and "rental pro forma available upon request if supported." No-garage note: Proactively show parking areas, storage options, and nearby marina alternatives in all recreation-buyer marketing.
Marketing Strategy
Launch Strategy: Sell the Experience, Not Just the House
Bear Lake buyers buy a lifestyle. Every marketing asset should lead with the water, the frontage, the recreation, and the memories — not the square footage. A premium launch requires premium presentation from day one.
Professional Photography & Video
Golden-hour lakefront photography, drone video showing frontage, shoreline, proximity to Garden City, and Bear Lake views. Short-form vertical video for Instagram and Facebook.
Lifestyle Content
Beach chairs, paddleboards, dining area, sunset, family gathering, and firepit shots. Show buyers the life they are purchasing, not just the structure.
Floor Plan / 3D Walkthrough
Matterport or floor plan showing the 2,340 sq ft layout and 3-bath utility. Feature sheet with frontage specs, lot size, sq ft, beds/baths, and year built.
Agent & Database Outreach
Direct agent-to-agent outreach to Bear Lake, Logan, Cache Valley, Salt Lake, Davis County, and Idaho agents. Email campaigns to second-home, investor, and relocation buyer databases.
Buyer Verification Packet
Frontage documentation, rental rules, utilities summary, HOA/CC&R disclosure, easements, dock/boat rights, and shoreline restrictions — ready for serious buyers from launch.
Listing Narrative
Sample MLS Listing Narrative
Rare Bear Lake lakefront opportunity in Garden City. This 3-bedroom, 3-bath home offers 2,340 square feet of living space on a 0.22-acre lot with 40.5 feet of Bear Lake frontage. Built in 2010, the home provides a more modern and functional lakefront experience than many older Bear Lake cabins, with room for family, guests, and year-round enjoyment.
Spend summers on the water, evenings watching the lake, and winters within reach of Beaver Mountain and surrounding recreation. Whether used as a private family retreat, a second home, or a potential vacation-rental investment subject to buyer verification, this property delivers the rarest feature in the Bear Lake market: true waterfront ownership.
Pre-Launch Checklist
Data Requests Before Launch
Confirm the following before finalizing the list price, marketing materials, and MLS remarks. Missing or conflicting data in any of these areas could materially affect buyer confidence and negotiation outcomes.
Frontage & Site
  • Confirm survey/plat and 40.5 ft of frontage
  • Confirm beach usability and seasonal water conditions
  • Confirm dock/boat rights and shoreline restrictions
  • Confirm HOA, CC&Rs, and access easements
Rental & Use
  • Confirm short-term rental legality and any rental history
  • Confirm nightly rental income history if applicable
  • Confirm furnishings included or excluded from sale
Parking & Storage
  • Confirm parking capacity on lot
  • Confirm any potential storage or garage options
  • Confirm nearby marina or off-site storage alternatives
Condition & Systems
  • Confirm current condition, updates, and finishes
  • Confirm roof, HVAC, water heater, and utilities status
  • Confirm whether professional measurements are available
Final Recommendation
Launch at $1,325,000
The recommended launch price is $1,325,000. This price recognizes the scarcity of true Bear Lake frontage, the subject's newer 2010 construction, 2,340 sq ft layout, and 3-bath utility — while accounting for the narrower 40.5 ft frontage and lack of garage.
If Condition & Presentation Are Strong
Test closer to $1,375,000–$1,395,000 if rental eligibility is confirmed, beach usability is excellent, home shows exceptionally well, and premium marketing assets are in place.
If Faster Activity Is Preferred
Price at $1,275,000–$1,299,000 for an aggressive market position — ideal if property condition is average, parking/storage is limited, or the seller prioritizes a quick, clean transaction.

Prepared by Cannon Thompson · RE/MAX Peaks · (208) 821-8510 · cannonthompson@remaxpeaks.com
This CMA is an estimate of market value and is not an appraisal. For lending purposes, contact a licensed appraiser.