Lake Geneva and The Southern Lakes Region Condominium - Lake Association-Golf-Town-Condotel 2020-2026 Real Estate Study

By Kim and Joel Reyenga, eXp Realty | YourWiscoHome.com

Quick answer: 2,672 condominiums closed in the Lake Geneva and Southern Lakes Region between 2020 and 2026, and they belong to 4 segments that price nothing alike: lake association, golf, town, and condotel. The most important number on this page is that separating resort and hotel units out of the lake condominium market moves the median from $314,000 to $377,500. Any report that blends them underprices a real lake condominium by $63,500.

This study reports each segment separately, by named community, and explains why a detached house inside a golf community is listed as a condominium.

Four things are called condominiums here

The word covers 4 products with different buyers, different price behavior and different reasons to exist.

Golf sits inside the other rows rather than beside them, because Abbey Springs reports as a Geneva Lake association community and Geneva National reports as non-lake. That is a data artifact, not a market reality, so both get their own treatment further down.

The condotel problem, and why it costs sellers money

This is the finding worth the whole page.

Resort, hotel and fractional condominium units trade in this region alongside residential lake condominiums, and most market reporting blends them together because the MLS does not separate them. They are not the same product. A fractional interest in a resort hotel room and a 3-bedroom lake condominium have almost nothing in common except the word on the deed.

156 condotel units closed between 2020 and 2026 at a $98,750 median. The 623 residential lake condominiums closed at a $377,500 median.

Blend them, and the lake condominium market reads $314,000.

The blended figure understates a genuine lake condominium by $63,500. It is the clearest example in this region of why pricing starts with the right comparable set. If you own one and someone prices it against a blended median, you are being underpriced by roughly the cost of a boat. Every lake condominium figure on this page uses the separated number.

Where the condotel volume sits: The Abbey Resort in Fontana at 65 sales, Lake Lawn Resort in Delavan at 46, Delavan Lake Resort at 30, Browns Lake Resort Village at 13, and Willow Run at 1.

Lake association condominiums

623 residential closings tied to the 26 lakes, at a $377,500 median. Annual detail, including condotel as the MLS reports it:

The segment is up 59.6 percent from 2020 on the blended basis, with the trailing 12 months running 102 sales at a $375,000 median, essentially flat against the prior 12 months.

The named communities

45 real lake condominium communities exist after normalizing 114 raw MLS spellings. These are the ones with 5 or more closings.

Geneva Lake communities occupy 8 of the 21 and hold the top of the price range, with Fontana Club at $1,475,000 and Bay Colony at $900,000.

Slip density varies enormously by community

Look down the confirmed slip column. Island View on Browns Lake shows 16 documented transferable slips across 23 sales. Bay Colony shows 14 across 23. Vista Del Lago shows 11 across 15. Lauderdale Shores shows 10 across 13.

Then look at Abbey Springs, Interlaken and Geneva Landings: the 3 largest communities in the region by volume, with 312 combined sales and zero confirmed transferable slips among them.

That does not mean those communities have no water access. It means their slips are association-controlled and allocated by waiting list rather than deeded to units, which is exactly how Abbey Springs runs its Lakefront Yacht Club. A slip that comes with the unit and a slip that comes with your place on a list are different assets, and the lake association study covers what documented slips are worth.

Golf communities

Both golf communities are condominium ownership throughout, and both raise the same question from buyers.

Why a detached house is listed as a condominium

At Geneva National and at Abbey Springs, the land itself is a condominium. A detached single family home is built on a condominium lot and carries a condominium association fee, so it is legally and in the MLS a condominium even though it looks like conventional single family real estate in every other respect.

Out-of-area agents routinely assume the listing is miscoded. It is not. It changes what you owe monthly and which comparable sales apply, and it does not affect financing the way people fear.

Geneva National

520 closings between 2020 and 2026, at a $409,000 historical median. That makes Geneva National the largest condominium community in the region by a wide margin, roughly 4 times the next.

The trailing 12 months ran 70 sales at a $613,750 median, up 41.8 percent over the prior 12 months, with 36 units active. That is the sharpest move of any major community in this study, and it reflects both the mix of what sold and the resort investment on the property. For month-to-month conditions see the latest market update.

Geneva National is a Lake Como property in the Town of Geneva, occupying both shores. It runs 2 named fees. The Community Fee is paid by every owner and covers sewer and water, 24-hour security, roadways and the Swim and Racquet Club. The Master Fee is paid only by multi-family condominium owners and covers building, roof, paint, snow and grounds. Single family owners do not pay a Master Fee and handle their own landscaping.

Ownership carries no golf privileges and no golf discount. Destination Geneva National sells memberships to the public on the same terms it sells them to owners.

A data note: 15 further sales are tagged to Lake Como under the Geneva National name in the lake dataset. They are reported in the lake community table above and not added to the 520, to avoid double counting.

Abbey Springs

125 closings at a $675,000 median, the largest lake association condominium community in the region and the second largest condominium community overall.

The trailing 12 months ran 24 sales at a $676,500 median, down 8.6 percent, with 4 units active. Volume is healthy and pricing is flat to slightly soft, which is a different picture than Geneva National.

Abbey Springs sits above Geneva Lake in the Village of Fontana-on-Geneva Lake, established 1971, with the same land-condominium structure. Unlike Geneva National, every owner shares the same amenity package at the same cost regardless of product type: privileges at the Rec Center and the Lakefront Yacht Club, which has a beach, swimming piers, boat slips and in-and-out marina service. Slips and marina service run on a waiting list. Golf is a separate membership, open to the public.

Town condominium

1,893 non-lake condominium closings across 158 communities. This is the largest condominium segment by volume and the one nobody writes about.

Up 69.7 percent since 2020, the steepest climb of any segment in this study, with the trailing 12 months at 318 sales and a $347,450 median. Town condominium is a different buyer than any of the other 3 segments: someone who wants a downtown, a lock-and-leave, and no shoreline maintenance. It is also the easiest segment to prepare for sale as a second home, since there is no shoreline to maintain.

The largest communities outside Geneva National:

The spread here is the story. Chapman Villas at $480,000 and Mill Creek at $99,500 are both town condominiums in the same region. Segment-level medians are close to useless at this level, and a community-level comparable is the only thing that prices one of these correctly. Thin comparable sets inside a small association are also where appraisal gaps open up.

What this means if you own a condominium here

Three things follow from the data.

Know which of the 4 segments you are in before anyone quotes you a number. A blended condominium median mixes a fractional resort room with a Geneva Lake unit at Fontana Club. Neither owner is served by it.

Community matters more than segment. Within lake association condominiums the range runs from $165,000 at Lauderdale Shores to $1,475,000 at Fontana Club. Within town condominiums it runs $99,500 to $480,000. The right comparable is almost always inside your own association.

Document your slip if you have one, and never let marketing outrun what the association documents support. In the communities where slips are deeded, they are a large share of value. In the communities where they are waitlisted, saying so accurately protects the transaction.

Methodology

Data comes from a flexmls export of 15,555 Single Family and Condominium records covering full calendar years 2020 through 2026 year to date, as of August 21, 2026, deduplicated to 14,799 closed sales. The trailing 12 month window runs August 22, 2025 through August 21, 2026.

Lake association condominium means a condominium tied to one of the 26 lakes by body of water, recognized lake condominium community, or MLS water-rights evidence: 779 closings, of which 623 are residential and 156 are condotel. Physically waterfront condominium units remain in this segment and are never classified as lakefront, which is covered in the lakefront study.

Community names were normalized before medians were computed. The MLS community field is free text, and 114 raw lake condominium strings resolve to 45 real communities while 212 non-lake strings resolve to 158. Merges were curated by hand rather than fuzzy matched, because Abbey Springs, The Abbey Resort, Abbey Harbor, Abbey Villas and Abbey Ridge are 5 separate communities. Medians were recomputed from underlying sold prices.

Medians describe the mix of properties sold in a period. They are not a repeat-sales index and should not be read as the appreciation of any individual property.

Frequently asked questions

How much do condos cost at Geneva National?

Geneva National recorded 520 closings between 2020 and 2026 at a $409,000 historical median, making it the largest condominium community in the region. The trailing 12 months ran 70 sales at a $613,750 median, up 41.8 percent over the prior 12 months, with 36 units active.

What is a condotel?

A condotel is a resort or hotel unit sold as condominium ownership, often as a fractional interest. In this region 156 condotel units closed between 2020 and 2026 at a $98,750 median, against $377,500 for residential lake condominiums. Blending the two produces a $314,000 figure that describes neither product accurately.

Why is a single family home listed as a condominium at Geneva National or Abbey Springs?

Because the land itself is a condominium in both communities. A detached home is built on a condominium lot and pays a condominium association fee, so it is legally and in the MLS a condominium. This is correct, not a listing error, and it changes which comparable sales apply.

What is the largest condominium community near Lake Geneva?

Geneva National, with 520 closings since 2020. Abbey Springs is second at 125, followed by Interlaken on Lake Como at 104 and Geneva Landings on Delavan Lake at 83.

Do lake condominiums come with a boat slip?

It depends entirely on the community. Island View on Browns Lake recorded 16 confirmed transferable slips across 23 sales and Bay Colony recorded 14 across 23. Abbey Springs, Interlaken and Geneva Landings recorded none across 312 combined sales, because their slips are association-controlled and allocated by waiting list rather than deeded to units. Ask the association before assigning value.

Which condominium segment has appreciated most since 2020?

Town condominium, up 69.7 percent from a $218,000 median in 2020 to $370,000 in 2026 year to date. Lake association condominium rose 59.6 percent over the same period on a blended basis.

Find out what your condominium is worth

Condominium is the segment where the wrong comparable does the most damage. A blended market number mixes a fractional resort room with a Geneva Lake unit, and even inside one segment the range runs 10 to 1 between communities.

We have run every condominium closing in the region back to 2020, separated the condotel product out, and normalized 326 raw community names down to the associations that actually exist. If you own here, we will price you against your own association rather than a regional average. Call Kim and Joel Reyenga at (262) 325-9867, or request a property valuation.

Start with the regional overview if you are still choosing a community, or browse current condominium listings. Community detail on Fontana lives in our guide to selling a home in Fontana.