Kinga Ligenza, Realtor® – The Waterfront Guru

Seasonal vs. Four-Season Living

What's the Difference?

One of the first decisions waterfront buyers face is whether to buy a seasonal cottage or a four-season home. While both offer access to the water, they deliver very different lifestyles.

Seasonal cottages are the classic summer escape: rustic, simple, and designed for warm-weather use. Four-season homes, by contrast, are built for comfort and year-round living, with insulation, heating, and winter road access.

Understanding the differences will help you choose the property that best matches your plans - whether you’re dreaming of summer weekends or a full-time move to the lake.

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What Is a Seasonal Cottage?

A seasonal cottage is designed primarily for summer use.

Features

Limited or no insulation
Plumbing that can’t withstand freezing temperatures
May lack central heating (wood stoves or space heaters only)
Often located on private or unplowed seasonal roads

Pros

Lower purchase price compared to four-season homes
Authentic “back-to-basics” cottage charm
Less expensive to maintain

Cons

Cannot be used comfortably in winter
Financing is more difficult - some lenders won’t approve traditional mortgages
Seasonal road access may mean no snow plowing

Best For

Families looking for summer-only retreats
Buyers who value rustic charm over convenience
Investors seeking an affordable entry point into the waterfront market

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What Is a Four-Season Cottage (Year-Round Home)?

A four-season property is built to function like a primary residence- but on the water.

Features

Proper insulation and double-glazed windows
Central heating (propane, oil, electric, or geothermal)
Winterized plumbing systems
Road access maintained year-round by municipalities

Pros

Comfortable in all seasons, from summer swims to winter skating
Easier to finance with standard mortgages
Higher resale demand as more buyers want year-round use

Cons

Higher upfront purchase price
Increased utility and maintenance costs (heating, snow removal)
Less of a “rustic” vibe compared to seasonal cottages

Best For

Retirees relocating full-time to the lake
Families who want to enjoy year-round activities
Buyers who value convenience and modern comfort

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Key Differences to Consider

Usage
• Seasonal: Limited to spring, summer, and early fall.
• Four-Season: Year-round use, including full winters.
Access
• Seasonal: Often on unplowed private roads or boat access only.
• Four-Season: On municipally maintained year-round roads.
Utilities
• Seasonal: May have shallow wells, simple plumbing, or no septic.
• Four-Season: Full septic systems, drilled wells, and modern infrastructure.
Financing
• Seasonal: Harder to secure a mortgage; buyers often need larger down payments.
• Four-Season: Easier financing through traditional lenders.
Resale Value
• Seasonal: Niche buyer pool, slower resale.
• Four-Season: Broader demand, generally stronger resale value.

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Lifestyle Considerations

Weekend Warriors vs. Year-Round Residents
If your plan is quick summer getaways, a seasonal property may suit you perfectly. If you’re considering retiring or working remotely from the lake, four-season is essential.
Activities
Seasonal cottages are great for summer boating and swimming. Four-season homes open up winter activities like snowmobiling, skating, skiing, and ice fishing.
Budget
Seasonal cottages are more affordable upfront, but may require costly upgrades if you ever want to winterize. Four-season homes cost more initially, but provide flexibility from day one.

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Can You Convert a Seasonal Cottage to Four-Season?

Yes - but it’s not always simple.

Insulation and Windows: Walls, floors, and ceilings may need full upgrades.
Plumbing: Water lines must be protected from freezing or replaced entirely.
Heating: You’ll need reliable central heating beyond wood stoves.
Permits: Renovations must meet modern building codes, and shoreline rules may apply if you expand.

Costs vary widely - from $50,000 for basic upgrades to over $200,000 for a full conversion.

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Conclusion

The choice between seasonal and four-season living comes down to how you plan to use your waterfront property. Seasonal cottages deliver affordability and summer charm but limit you to warm-weather enjoyment. Four-season homes provide comfort and flexibility, but at a higher price point and with more upkeep.

Neither is “better” - it’s about matching your property to your lifestyle. If your dream is sipping coffee on the dock each July, a seasonal cottage may be perfect. If you picture snowy walks, winter fires, and skating on the lake, a four-season home is worth the investment.

Choose wisely, and your waterfront property will give you years of memories - no matter the season.