Lake life meets Margaritaville on all-sports Triangle Lake. Tucked below an elevated approach, this home offers a private, tucked-away feel—like pulling into your own summer escape, with the lake waiting at the bottom. Inside, the layout is open and easy, centered around a cozy wood-burning stove. The enclosed three-season cedar room is the perfect spot for morning coffee, afternoon breezes, and winding down after a day on the water. Step outside and it’s pure summer—featuring a stamped concrete patio, custom tiki bar with TV (2024), gas grill hookup, and EZ-Dock with kayak launch. Think boat days, sunset cocktails, weekend gatherings, and that relaxed, “no shoes, no worries” kind of lifestyle. Big-ticket updates are already done: septic (2020), well (2010), new roof and siding (2024), full-house blown-in insulation (2023), and a new boulder retaining wall (2024). A rare opportunity to own a lakefront home that doesn’t just check boxes—it delivers a vibe.
Est. $1,284 per month, based on comparable rentals
Sale and tax history for 2509 Rubbins Rd
Sale History
Tax History
Date
Event
Price
REALCOMP #20261027167
Jun 2, 2026
Sold
$325,000
$444/sq ft
May 2, 2026
Pending
—
Apr 30, 2026
Listed
$325,000
$444/sq ft
Greater Lansing AoR #60988404
Jun 2, 2026
Sold
$325,000
$444/sq ft
Jun 2, 2026
Sold
$325,000
$444/sq ft
May 2, 2026
Pending
—
Apr 30, 2026
Listed
$325,000
$444/sq ft
Apr 29, 2026
Coming Soon
$325,000
$444/sq ft
Apr 29, 2026
Listed
$325,000
$444/sq ft
Lake life meets Margaritaville on all-sports Triangle Lake. Tucked below an elevated approach, this home offers a private, tucked-away feel - like pulling into your own summer escape, with the lake waiting at the bottom. Inside, the layout is open and easy, centered around a cozy wood-burning stove. The enclosed three-season cedar room is the perfect spot for morning coffee, afternoon breezes, and winding down after a day on the water. Step outside and it's pure summer - featuring a stamped concrete patio, custom tiki bar with TV (2024), gas grill hookup, and EZ-Dock with kayak launch. Think boat days, sunset cocktails, weekend gatherings, and that relaxed, “no shoes, no worries†kind of lifestyle. Big-ticket updates are already done: septic (2020), well (2010), new roof and siding (2024), full-house blown-in insulation (2023), and a new boulder retaining wall (2024). A rare opportunity to own a lakefront home that doesn't just check boxes - it delivers a vibe.
MiRealSource-MiMLS #60980314
Apr 17, 2026
Listing Removed
—
Apr 17, 2026
Listing Removed
—
Apr 1, 2026
Listed
$345,000
$471/sq ft
REALCOMP #20261020625
Apr 17, 2026
Listing Removed
—
Apr 1, 2026
Listed
$345,000
$471/sq ft
REALCOMP #20251041257
Oct 3, 2025
Listed
$345,000
$471/sq ft
MiRealSource-MiMLS #60941705
Oct 9, 2025
Listing Removed
—
Oct 9, 2025
Listing Removed
—
Oct 3, 2025
Listed
$345,000
$471/sq ft
Oct 2, 2025
Coming Soon
*
MiRealSource-MiMLS #60298537
Apr 28, 2024
Listing Removed
—
Apr 28, 2024
Listing Removed
—
Apr 13, 2024
Contingent
—
Apr 9, 2024
Pending
—
Apr 7, 2024
Listed
$300,000
$410/sq ft
Apr 5, 2024
Coming Soon
*
REALCOMP #20240021690
Apr 28, 2024
Listing Removed
—
Apr 13, 2024
Contingent
—
Apr 9, 2024
Pending
—
Apr 7, 2024
Listed
$300,000
$410/sq ft
Apr 5, 2024
Coming Soon
*
MiRealSource-MiMLS #60193083
Apr 20, 2023
Listing Removed
—
Apr 20, 2023
Listing Removed
—
Apr 14, 2023
Relisted
—
Apr 8, 2023
Contingent
—
Feb 25, 2023
Listed
$325,000
$444/sq ft
REALCOMP #20230013661
Apr 20, 2023
Listing Removed
—
Apr 14, 2023
Relisted
—
Apr 8, 2023
Contingent
—
Feb 25, 2023
Listed
$325,000
$444/sq ft
Greater Lansing AoR #21623925
Jul 31, 2019
Sold
$239,900
$328/sq ft
Jul 2, 2019
Pending
—
Jun 27, 2019
Listed
$239,900
$328/sq ft
Jun 27, 2019
Listed
$239,900
$328/sq ft
REALCOMP #219062939
Jul 31, 2019
Sold
$239,900
$328/sq ft
Jul 2, 2019
Pending
—
Jun 27, 2019
Listed
$239,900
$328/sq ft
MiRealSource-MiMLS #20738866
Oct 2, 2014
Sold
$124,000
$169/sq ft
Aug 8, 2014
Listing Removed
—
Apr 16, 2014
Listed
$159,500
$218/sq ft
REALCOMP #214033039
Oct 2, 2014
Sold
$124,000
$169/sq ft
Apr 16, 2014
Listed
$159,500
$218/sq ft
Year
Property tax
Land + Additions
Assessment*
2025
$2,572 (+1.6%)
2024
$2,533 (+6.3%)
2023
$2,384 (+9.3%)
2022
$2,181 (−23.2%)
2019
$2,839 (−3.9%)
2018
$2,954 (+0.7%)
2017
$2,933 (−4.6%)
2016
$3,073 (+11.1%)
2015
$2,765 (+40.1%)
2014
$1,973
Public record
Beds
2
Baths
1
Stories
—
Lot width
57 ft.
Lot depth
—
Lot size
0.45 Acres
Year renovated
—
Sq. Ft.
732
Year built
1940
Style
Single Family Residential
County
Livingston County
APN
4710-27-101-011
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Jun 30, 2026.
Property details
Parking
Parking/Garage Information
Parking Features: No Garage
Interior
Bathroom Information
# of Full Bathrooms: 1
Heating & Cooling
Cooling: None, Ceiling Fan(s)
Has Heating
Heating: Wood Stove, Forced Air, Natural Gas
Interior Features
Interior Features: High Speed Internet
Appliances: Gas Water Heater
Has Fireplace
Fireplace Features: Great Room, Wood Burning Stove
Room Information
# of Rooms Total: 4
Basement Details: Crawl Space
Exterior
Exterior Features
Exterior Features: Lighting
Patio And Porch Features: Enclosed, Patio, Porch
Roof: Asphalt
Pool Information
Pool Features: None
Building Information
Entry Location: GroundLevel
Above Grade Finished Area: 732
Above Grade Finished Area Units: Square Feet
Levels: One
Construction Materials: Vinyl Siding
Has Home Warranty
Property Features
On Waterfront
Waterfront Features: Lake Front, Seawall, Waterfront
Has View
Other Structures: Shed(s)
Property Information
Property Type: Residential
Property Sub Type: Single Family Residence
Raw Mls Property Sub Type: SingleFamilyResidence
Lot Information
Water Body Name: Triangle Lake
Road Surface Type: Gravel
Lot Size Dimensions: 57 x 280
Lot Size Units: Acres
Lot Size Acres: 0.35
Financial
Tax Information
Tax Annual Amount: $2,392
Utilities
Utility Information
Water Source: Private, Well
Sewer: Septic Tank
Location
Schools Information
High School District: Howell
Location Information
Directions: Coon Lake to Triangle Lake South to Rubbins
Subdivision Name: MCCLATCHEYS TRIANGLE LAKE ESTATES
Cross Street: Triangle Lake & Coon Lake
Public facts
Beds: 2
Baths: 1.0
Sq. Ft.: 732
Stories: —
Lot Size: 0.45 acres
Style: Single Family Residential
Year Built: 1940
Year Renovated: —
County: Livingston County
APN: 4710-27-101-011
Home facts updated by county records on Jun 30, 2026
Other
Listing Information
List AOR: RealcompIILtd
Around this home
Schools
Parker Middle School
Public K-8 • Assigned • 2.9mi
6/10
Howell High School
Public 9-12 • Assigned • 5.8mi
7/10
Provided by GreatSchools
Climate risks
1/10 Flood Factor
Minimal risk of a flood reaching the building in the next 30 years
3/10 Fire Factor
0.15% chance of being in a wildfire in next 30 years
2/10 Heat Factor
7 days above 96° expected this year, 15 days in 30 years
2/10 Wind Factor
Minor risk of severe winds over next 30 years
2/10 Air Factor
1 unhealthy days expected this year, 2 days in 30 years
Provided by First Street
Historical weather
Howell, MI • 48843
Average low and high temperatures (°F)
27
15
34
18
51
31
60
40
67
48
79
60
83
65
79
60
76
55
65
44
48
36
35
23
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
93/ 100
Exceptional sunlight
Sunscore
There appears to be minimal shading by surrounding buildings, terrain, and vegetation.
9.5 hrs
6.2 hrs
JuneDecember
Provided by Shadowmap
Estimated sale price
$331,000 – $401,000
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