3446 Maquam Shore Rd
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Description
Welcome to one of Franklin County's most treasured seasonal destinations - a sprawling 6+ acre waterfront campground offering an extraordinary 440 feet of privately owned lake frontage & a rare opportunity to own not just real estate, but a thriving community. This beloved campground features 76 seasonal leased campsites, including 10 highly sought-after waterfront sites that keep campers returning year after year. At the heart of the property you'll find gathering spaces designed for connection...Welcome to one of Franklin County's most treasured seasonal destinations - a sprawling 6+ acre waterfront campground offering an extraordinary 440 feet of privately owned lake frontage & a rare opportunity to own not just real estate, but a thriving community. This beloved campground features 76 seasonal leased campsites, including 10 highly sought-after waterfront sites that keep campers returning year after year. At the heart of the property you'll find gathering spaces designed for connection - a pavilion for events, bath house, office building, dock, & endless room to enjoy lake life. A recently built tiny home adds charm & flexibility - a perfect Airbnb or guest rental opportunity. Three on-site apartments provide reliable passive income, while an elevated manufactured home with a spacious garage offers comfortable owner accommodations. Just a short drive to Burlington, Canada, and the many festivals, farmers markets & lakefront events that fill the operating season with energy, this campground becomes a gathering place not just for its campers, but for the greater community. The property operates on well water & a private septic system, supporting the array of operations with established infrastructure in place. The two conventional house sites on the property function as full-time, year-round residences, continuing to operate seamlessly despite the off-season - adding stability & further income potential. A destination where summer traditions are made, neighbors become lifelong friends & the rhythm of lake life is vibrant - a truly special opportunity to steward a cherished Vermont retreat into its next chapter. With multiple revenue streams, strong seasonal demand, & a reputation as a staple of the area, this one-of-a-kind Lake Champlain campground is more than an investment - it's a legacy property ready for its next visionary owner. Opportunities like this rarely come to market...life is better by the lake!
- Listed by Nicole Broderick • Coldwell Banker Hickok and Boardman • Phone: 802-522-7877
Property Details for 3446 Maquam Shore Road
Water Body Type
Lake
Water ViewYes
Waterfront PropertyYes
ZoningMulti Use
LISTING UPDATED: 03/16/2026 01:30 PM
Property Details for 3446 Maquam Shore Road
| Status | Active |
|---|---|
| MLS # | 5076764 |
| Days on Market | 32 |
| Taxes | $23,609 / year |
| HOA Fees | - |
| Condo/Co-op Fees | - |
| Compass Type | Multi Family |
| MLS Type | Multi Family |
| Year Built | 1970 |
| Lot Size | 6.30 AC / 274,428 SF |
| County | Franklin County |
Location
Listing Courtesy of Coldwell Banker Hickok and Boardman
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Building Information for 3446 Maquam Shore Road
Stories1Residences4Year Built1970Building Size-Lot Size6.30 AC / 274,428 SF
Payment Calculator
$14,100 per month
30 year fixed, 6.11% Interest
Principal and Interest
$12,133
Property Taxes
$1,967
HOA Dues
$0
The Payment Calculator is for illustrative purposes only.
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1Property Information for 3446 Maquam Shore Road
Summary
Location and General Information
- City: St. Albans Town
- County: VT-Franklin
- Directions: From I-89, take St. Albans Highway to S Main St. Turn right onto S Main, then left onto Lake Street. Lake Street merges to Lake Road, follow for approximately 3 miles and keep right onto Maquam Shore Rd. After approximately 1 mile, the campground is on the left. 911 Address is 600 Maquam Shore Rd.
- Latitude: 44.873381595232885
- Longitude: -73.177168093254096
- Road Frontage: Yes
- Seasonal: Yes
- State: VT
- Street Designation: Road
- Zip Code: 05478
Taxes and HOA Information
- SPAN Number: 552-174-11729
- Tax Year: 2026
- Taxes TBD: No
Parking
- Garage: Yes
- Garage Capacity: 3.00
- Driveway: Dirt, Paved
Property
Lot Information
- Lot Features: Country Setting, Lake Access, Lake Frontage, Lake View, Lakes, Level, Open, Waterfront, Neighborhood, Beach Access
- Lot Size Acres: 6.3
- Road Frontage Length: 480.0
- Water Frontage Length: 440.0
- Water Body Access: Yes
- Water Body Name: Lake Champlain
- Waterfront Property Rights: Exclusively Owned
Property and Assessments
- Property Class: Multi-Family
- Construction Status: Existing
- Easements: Unknown
- Flood Zone: Unknown
- PreConstruction: No
- Surveyed: Yes
- Water Body Restrictions: Unknown
- Year Built: 1970
Utilities
- Electric Company: Green Mountain Power
- Fuel Company: Berger HG & Son Oil Co.
- Electric: Circuit Breaker(s)
- Sewer: On-Site Septic Exists, Private
- Water Source: Drilled Well
- Utilities: Propane, Other, Phone
- Water Access Details: Beach Access
- Separate Utilities: Yes
- Internet: Cable Internet, Satellite Internet
Interior and Exterior Features
Exterior Features
- Association Amenities: Snow Removal, Beach Access, Beach Rights, Common Acreage, Docks, RV Parking, Trash Removal
- Construction Materials: Wood Frame, Vinyl Siding
- Roof: Shingle
- Total Ranges: 4
Interior Features
- Basement: Yes
- Basement Access Type: Interior
- Basement Description: Unfinished
- Total Full Baths: 5
- Flooring: Combination
- Heating: Propane, Oil, Baseboard, Heat Pump
- Cooling: None
- Total Refrigerators: 4
- Total Rooms Above Ground: 19
- Total Stories: 1
Multi Family
Income & Expenses Information
- Gross Income: $23,357,199.00
- Net Income: $130,997.58
- Operating Expense Incl: Heat, Insurance, Maintenance, Trash, Utilities
- Operating Expense: $102,574
Multi-Family Information
- Total Units: 4
- Total 1 BR Units: 1
- Total 2 BR Units: 3
- Total 3+ BR Units: 0
Unit Information
Unit 1
- Unit 1 Baths: 1
- Unit 1 Bedrooms: 1
- Unit 1 Level Number: 1
- Unit 1 Rental Amt Freq: Monthly
- Unit 1 Status: Leased
- Unit 1 Rental Amount: $1,600.00
- Unit 1 Info: Appliances Included, CO Detector, Electric, Heat Included, Smoke Detector
Unit 2
- Unit 2 Baths: 1
- Unit 2 Status: Leased
- Unit 2 Level Number: 1
- Unit 2 Rental Amt Freq: Monthly
- Unit 2 Bedrooms: 2
- Unit 2 Rental Amount: $1,750.00
- Unit 2 Info: Appliances Included, CO Detector, Electric, Oil Heat, Heat Included, Smoke Detector
Unit 3
- Unit 3 Baths: 1
- Unit 3 Level Number: 1
- Unit 3 Rental Amt Freq: Monthly
- Unit 3 Status: Leased
- Unit 3 Bedrooms: 2
- Unit 3 Rental Amount: $1,300.00
- Unit 3 Info: Appliances Included, CO Detector, Smoke Detector
- Unit 3 Tenant Pays: All Utilities
Unit 4
- Unit 4 Level Number: 1
- Unit 4 Style: Manufactured Home
- Unit 4 Rooms: 10
- Unit 4 Baths: 2
- Unit 4 Bedrooms: 2
- Unit 4 Info: Appliances Included, CO Detector, Den, Dishwasher, Dryer, Gas Fireplace, Gas Heat, Laundry Hookup, Primary BR w/ BA, Microwave, Porch, Refrigerator, Smoke Detector, Storage, Washer
Rental
Rent Information
- Total Leases: 1
Property History for 3446 Maquam Shore Road
| Date | Event & Source | Price | Appreciation |
|---|---|---|---|
| Feb 16, 2026 | Listed (Active) New England Real Estate Network #5076764 | $2,500,000 | — |
| May 4, 2000 | Sold (Public Record) Public Record #546540804 | $600,000 | — |
| Date | Event & Source | Price |
|---|---|---|
| 02/16/2026 | Listed (Active) New England Real Estate Network #5076764 | $2,500,000 |
| 05/04/2000 | Sold (Public Record) Public Record #546540804 | $600,000 |
For completeness, Compass often displays two records for one sale: the MLS record and the public record.
Public Records for 3446 Maquam Shore Road
Taxable ValueLand$800Additions$973,500Total$974,300
Tax Record2019$18,588 ($1,549 / month)
Home Facts
Lot Size274,428 SqFtStyleMobile / Manufactured HomeCountyFRANKLINAPN(174) 000000SA00270
Schools near 3446 Maquam Shore Road
This home is within Maple Run Unified School District.
Rating | School | Type | Grades | Distance |
|---|---|---|---|---|
| Public - | PK to 8 | |||
| Public - | 9 to 12 | |||
| Public - | 9 to 12 |
Rating | School | Distance |
|---|---|---|
St. Albans Town Educational Center PublicPK to 8 | ||
Northwest Technical Center Public9 to 12 | ||
Bellows Free Academy Uhsd #48 Public9 to 12 |
School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.
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No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity. Subject to change at any time. Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties make no guarantee, warranty or representation regarding the accuracy of any waterfront feature, water view or waterfront view.
Listing Courtesy of Coldwell Banker Hickok and Boardman
Copyright 2026 PrimeMLS, Inc. All rights reserved. This information is deemed reliable, but not guaranteed. The data relating to real estate displayed on this Site comes in part from the IDX Program of PrimeMLS. The information being provided is for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data last updated 03/20/2026 06:58 PM
