General

When my husband and I first toured the 1920s lakefront cottage with our realtor Kris, I wanted to turn around and leave. Burnt orange shag carpet, avocado green countertops, and a smell that suggested the previous owners had some serious plumbing issues. But Kris stopped us at the living room window and pointed outside. “Look past the ugly,” she said. “You’re buying Lake Mendota waterfront with original craftsmanship. Everything else is fixable.”

She was talking about the hand-carved fireplace mantel buried under bad paint jobs, the oak trim framing every window, and these beautiful built-in cabinets hidden behind decades of clutter. Kris had this vision we couldn’t see yet—gut the interior, open up the floor plan, but keep every historical detail that gave the place its soul.

Kris connected us with an house demolition contractor who specialized in lakefront home renovations, which turned out to be crucial. When Madison Demolition Pros showed up for the initial walkthrough, they spent almost two hours just examining things. They were tapping walls, checking load-bearing beams, photographing all the original woodwork, and mapping out utilities. The crew chief kept reassuring us: “We can save that trim,” “Those built-ins are coming out intact,” “This mantel will look incredible refinished.”

I’d imagined demolition meant sledgehammers and dumpsters. Turns out, selective interior demolition for historic lakefront homes is basically architectural surgery. These house demo contractors arrived with specialized equipment—reciprocating saws for precision cuts, pneumatic tools for tile removal, hydraulic jacks for structural support, and industrial dust containment systems that kept the job site surprisingly clean.

Day one, they protected everything worth saving. The fireplace mantel got wrapped in multiple layers of padding. Original hardwood floors got covered with thick plywood. Every piece of hardware from the built-ins was carefully removed, labeled, and stored for refinishing. Then the real work started.

The main goal was opening up the floor plan to capture those Mendota views. The crew installed temporary support beams, then used diamond-blade saws to precisely cut through the partition walls blocking our sightlines. Watching those walls come down and suddenly seeing straight through to the lake was incredible. My husband, who grew up on a lake himself, was taken straight down memory lane.

The kitchen required a complete gut—cabinets, counters, that horrifying drop ceiling, everything. But the crew worked around the original window casings like they were handling museum pieces. They methodically disconnected plumbing and electrical, capped all the lines, then stripped everything down to studs while protecting the vintage trim. They even salvaged old beadboard from behind the cabinets that we’re reusing as an accent wall.

Kris warned us that old lakefront homes always have surprises, and she was right. We discovered water damage near the foundation from decades of lake moisture. Instead of panicking, the demo contractor documented everything, explained exactly what structural repairs we’d need, and adjusted their timeline. Their experience with waterfront properties meant they knew how to handle moisture issues specific to lakefront living.

They also found original hardwood under three layers of flooring in the bedrooms—a discovery that completely changed our renovation budget in the best way possible. The crew carefully removed the top layers using techniques that didn’t damage the wood beneath.

Three weeks later, we stood in what looked like a completely different house. The main floor was open and light-filled. Every historical detail we loved was protected and cataloged. All the junk hiding the home’s potential was gone, properly sorted for recycling and disposal.

Kris was right from that first showing. We didn’t buy a dated cottage—we bought a lakefront gem that just needed the right approach to reveal itself. Finding an interior demolition contractor who understood selective demo and historical preservation made our entire renovation possible. Now we’re rebuilding around those saved elements, and this place is becoming everything Kris envisioned. Best investment we’ve ever made. Thanks you Kris and Madison Demolition Pros!

We all love a good HGTV episode… your mom, your daughter, and your grandma in tow! If there’s a channel that a total crowd please we know that house shopping from the comfort of your couch fits the bill.

If you don’t have time to watch the episode, I’ll give you a quick run down of the show. We’re joining along on a luxury lake-house search in Wisconsin, where a buyer with a multi-million-dollar budget (IS THAT YOU?!) is trying to find the ultimate waterfront dream home. The agent takes them through a few seriously impressive properties, each with its own vibe — from a more traditional lake house with cozy charm and beautiful views to a sleek modern home packed with glass walls and dramatic design moments. Along the way, you can see the buyer weighing that classic dilemma… do you go for warmth and comfort, or the flashy, contemporary showstopper that feels like a vacation resort every day? It really does come down to personal preference. Of course, when hubby wants ‘a’ and wifey wants ‘b’, you know that’s when the real dilemma starts!

By the time they get to the final house on the show, things escalate into full mega-mansion territory. This one has all the bells and whistles — huge entertaining spaces, luxury finishes everywhere, and those panoramic lake views that basically sell the lifestyle on their own. It ends up feeling like the best balance between everyday livability and “wow factor,” which is really the theme of the whole episode. Even if you’re not house-hunting in Wisconsin today, it’s fun to watch the decision process and see how much lifestyle, hosting potential, and emotional connection matter when you’re spending at this level.

The above condo is a tight little studio, great for students, singles, or as a pied-a-terre.

Wow.. can’t go wrong with this behemoth of a property over an acreage with tons of lake frontage.

This is a very roomy condo with over 1000 sf and 2 baths. Plenty of room for a primary, office, and guest unit.

Grounds and grounds galore!

• 2159 Middleton Beach Rd: Vacation year around at this luxury lake house, designed and built to enjoy the lake! Guest house above with 2 bedroom apartment over garage on huge lot. Secluded privacy. Offered at $4,000,000.

• 1136 Vilas Ave: Hilltop Homes LLC new construction. Artisan craftsman home with contemporary flair. Two master suites, total 5BD 6BA, Bonus, Rec and Media rooms. Exquisite detail and finest quality throughout. Offered at $2,750,000.

• 435 W Dayton St: Views from the rooftop! Beautifully remodeled luxury home that really has that WOW factor.  Deluxe floor plan with four bedrooms, three baths and Bonus room up. Luxury master suite with office, sitting area with fireplace and luxury bath.  Just Reduced to $2,145,000.

• 2918 Lakeland Ave: Waterfront with views. Custom built for the seller with great large areas both formal and informal. Beautiful lot, well cared for home offered at $1,860,000.

• 6111 Exchange St: Large lot with NW contemporary home in desirable McFarland, WI. Well cared for and great views. Custom home for Sellers, Master Suite on Main. Offered at $1,500,000 SOLD.

• 5584 Barbara Dr: Level Building Lot with Views. Cul-de-sac location, Lot size 34,432 SF, Dimensions: 155′ Front (S) x 211′ West Side x 171′ Back (N) x 216′ East Side.  Buyer to pay .5% of purchase price. Offered at $785,000.

• 5833 Balsam Rd: Just twenty minutes from downtown Madison, offered at $800,000. Please call for additional information and interior photos.

• 6206 Pioneer Rd: Private enclave of homes built 202. 4 bd/3.5 ba, 3 car garage, Fine quality finishes, Excellent floorplan, Steps away local park.  Offered at $1,628,000

• 1952 Barber Dr: On Barbers Bay. New construction at North end with lake views. 5bd/4.5 ba, Lots of wonderful spaces. Ready in time for School in Sept. Offered at $2,295,000

Dane County’s lakefront luxury market is experiencing robust demand in early 2026, with median home prices reaching $465,000, up 5.7% year-over-year. The most prestigious properties cluster around Lake Mendota—a 9,842-acre lake with 82-foot depths—particularly in Shorewood Hills, Middleton, and Maple Bluff, where older homes are being torn down and replaced with multi-million dollar estates featuring elevators and extensive storage. Lake Mendota’s proximity to the University of Wisconsin-Madison makes it especially appealing to UW professors and hospital professionals.

Lake Monona, the second-largest in the Yahara chain at 3,359 acres, offers spectacular views of the State Capitol, with waterfront properties commanding premium prices for their iconic vistas. The Yahara River connects these lakes, creating exceptional boating corridors throughout the county. Beyond the famous “Four Lakes” chain—Mendota, Monona, Waubesa, and Kegonsa—luxury buyers are also exploring Lake Koshkonong’s Stony Point peninsula and the Wisconsin River corridor.

Today’s market moves quickly, with homes selling in just 7 days on average in the broader Madison market. Luxury lakefront properties typically feature private piers, boat lifts, gourmet kitchens with Wolf ranges and Sub-Zero refrigerators, heated floors, and expansive decks maximizing water views. Recent listings showcase properties ranging from historic Bauhaus gems to contemporary custom builds with smart home technology. For sellers, the limited inventory creates strong pricing power, especially for properties with substantial lake frontage and level lots. Buyers should expect competition and come prepared with strong offers. The market particularly favors estates in Maple Bluff with larger lots and premiere addresses, while the Monona Terrace area—designed by Frank Lloyd Wright—offers more accessible luxury options with downtown connectivity and cultural amenities. Learn more here.

Our Coldwell Banker Bain brokerage team is a one-stop resource for finding your ideal luxury water front home in the Wisconsin lake region. Our online capabilities feature unlimited search options and complete property profiles on thousands of homes. If it’s on the market, it’s on Coldwell Banker.
On the website, you can register for My Home Planner, which allows you to set search parameters (neighborhood, price range, number of bedrooms), save a list of the homes you’re interested in, compare homes side-by-side, and receive regular updates of new homes on the market that fit your criteria. Touring homes and visiting open houses in the neighborhoods you are interested in is one way to familiarize yourself with the market and develop a relationship us. You can even do virtual tours for most of the properties we list, making it a very convenient process if you’re currently located out of the area.

Once you find a home that fits your needs, let us know that you’re ready to make an offer. Our team will draw up a Contract of Sale, or Purchase and Sale Agreement. This document defines the proposed purchase price, the terms, and the timing of the close on behalf of you, the buyer. The contract also serves as direction to the escrow company to close the transaction. We will present to the seller and then negotiate the terms mutually acceptable to all parties. Of course, the seller is free to accept or reject any offer, or to propose a counteroffer revising the original terms.

In addition to the price you are willing to pay, the formal offer will consist of specific deadlines, including an offer expiration date, a closing date, and possession date. When securing your offer, you must also outline the earnest money deposit amount, which you place in an escrow account or client trust account as a good faith intention to complete the transaction. Your offer is based on contingencies related to financing and inspections. If you have a house to sell elsewhere, your offer may also be contingent on its sale.

During the home buying process,  we will offer you valuable market information by assessing current competition and past sales of similar homes. By preparing a Competitive Market Analysis (CMA for short), we will help you formulate an offer for your desired property. We will also provide you with assistance in evaluating any counteroffers and contingencies that may arise in the process.

Want to know what’s negotiable? There are a wide variety of ways that we can negotiate in a real estate transaction. By working closely together, you’ll be able to generate the best contract possible – that’s suitable for the nuances of your situation. The purchase agreement must clearly outline the seller’s responsibilities, including passing a clear title, maintaining the property in its present condition until closing, and making any agreed-upon repairs to the property.

We can even get creative! Maybe you want the seller to cover your rent while you wait to sell your own house somewhere else. The leverage depends on who has more power given the economy. Are we in a buyers market? Or are we in a sellers market? Here’s a good article to find out.