Underwrite Bayfield Rental Without a Madeline blend
Updated: Aug 30
A Bayfield note that uses La Pointe's $18,625 is the wrong town. This extract is $24,688 from 135 listings. A note that needs a year the extract did not print is a note you should not Keep. A DSCR that needs a costume from outside Bayfield County is already off Bayfield. Wrong hall is a costume note.
City desks stay with the deed at 34 South Broad. Treasurer Anne Adams answers, and city STR is $750, expires June 30. Seven-day rule in R-1 and R-2, and county Health is. Room tax is 8 percent with a $50 permit. Carry $24,688,, ADR $270, occupancy 36.8 percent, RevPAR $105, peak-3 August July September, August peak, March hole, minus 5.5 percent, supply plus 13.4 percent, stay 2.9, lead 89, Minneapolis origin, Madison second, 48.9 percent professionally managed, Mollie 17, Erin 13, Windseeker 11, sixty thirties at 44.4 percent, one-night 23.0 percent, two-night 31.1 percent, entire-home 57.0 percent, hotel and boutique 42.2 percent, houses 19.3 percent, one-bedroom 54.8 percent, capacity two 32.6 percent, Superhost 59.3 percent, 34 South Broad, (715) 779-5712, STR $750.
La Pointe at $18,625 is another hall, year over year minus 16.9 percent. City year over year is minus 5.5 percent, and supply grew 13.4 percent. Those years do not cancel. Bayfield printed minus 5.5 percent year over year on an one hundred thirty-five listings sample. Supply grew 13.4 percent on the same vintage. La Pointe printed minus 16.9 percent on 38 listings.
Price the Note on $24,688
A DSCR file starts with the published typical year on the city that holds the driveway. For a City of Bayfield parcel, that year is $24,688. It is not a La Pointe median, and it is not a Door County blend. It is 135 listings, ADR $270, occupancy 36.8 percent, RevPAR $105, vintage August 2025 through July 2026. Peak month is August, and july and September sit with it. March is the hole, and stay is 2.9 nights. Lead is 89 days, and professionally managed share is 48.9 percent. Sixty listings set 30-plus. Those are sample facts, not a promise the next deed will print the same night.
A lender who wants a ratio still needs PITI, taxes, insurance, and a vacancy haircut that names March. This page does not invent a purchase price or a coverage number. It names the only published Bayfield year the packet can carry. If the officer asks for last twelve months of actuals on a specific address, send that address. If the officer asks for a La Pointe rent roll, refuse.The buyer packetalready says the same thing in acquisition language. Finance language is stricter. The note does not get a Superior blend.
Confirm the use can exist before you underwrite the use. City permit $750, expires June 30, and seven consecutive days in R-1 and R-2. County Health before night one, and room tax 8 percent after. AirROI Low does not override Chapter 268 Article II. A DSCR that assumes a peninsula field is a costume.City STR rulesare the companion, not a substitute for the treasurer. Underwrite the year.
La Pointe's $18,625 Does Not Travel
A blended La Pointe year is the most common costume in this file. Someone takes Bayfield $24,688 and La Pointe $18,625, splits the difference, and writes a Superior T12 as if the two cells were one rent roll. They are not. They have different occupancy, different sample sizes, different holes, and different stay lengths. Bayfield occupancy is 36.8 percent on 135 listings. La Pointe occupancy is 33.9 percent on 38 listings. Averaging those desks is not diligence, and it is a blend.
La Pointe peak-3 is August, July, June, and bayfield peak-3 is August, July, September. September is peak three here, and it is not their June. La Pointe hole is January, and bayfield hole is March. La Pointe stay is 3.5, and bayfield stay is 2.9. La Pointe professionally managed share is 55.3 percent, and bayfield is 48.9 percent.Two pinskeep the towns apart on the tile. The loan file has to keep them apart on the number. Leave out unverified a third year as missing Bayfield upside.
If the parcel is not in City of Bayfield, stop using $24,688. If the parcel is a La Pointe listings, the published year on that cell is $18,625 and Bayfield does not own it. A note that needs a year the extract did not print is a note you should not Keep. Stay length is 2.9 nights on Bayfield, and that length does not average into 3.5 either. Keep one city, and file one year. Leave the neighbor labeled, and two holes do not become one Superior T12. Shared Minneapolis origin does not become one drive.
Town of Bayfield Is Another Municipality
The deed does not travel with a peninsula clerk. City of Bayfield sits at 34 South Broad Street and answers at (715) 779-5712. Treasurer Anne Adams sits on the city STR path and on quarterly room tax. Permit expires June 30, and posted fee is $750. Seven-day rule in R-1 and R-2, and county Health sits at (715) 373-6109. Those desks travel with the deed. A DSCR that names Door County names the wrong hall.
A DSCR that names La Pointe names the wrong hall unless the tax map says La Pointe. Origin is Minneapolis. Origin is not jurisdiction.The city hall registrationis the registration checklist. The finance file only repeats it so the note does not lose the hall. Confirm remittance at the desk that matches the tax map. Tax is not occupancy, but it is a line the underwriter will ask for. Eight percent plus the $50 accommodations permit is this city's line. Late penalty is $100 after the due date.
Do not file La Pointe paper on a Bayfield driveway because the guest might take the ferry. Do not file peninsula paper because the guest might drive south.Startup costskeep the tax path off the furnish fantasy. Carry 34 South Broad and (715) 779-5712 in the packet even when the question is only DSCR. Carry County Health, and carry 8 percent. Then budget 24,688, and the halls do not raise the year. They decide whether the year is legal to try. Keep Broad Street on the packet, and Keep the county line next to it. Wrong hall is a costume note.
Year Over Year Is Minus 5.5 Percent
Bayfield printed minus 5.5 percent year over year on an one hundred thirty-five listings sample. Supply grew 13.4 percent on the same vintage. A packet that hides the minus and shows only $24,688 as if the cell were rising is selling a harbor the extract did not print. Put the sign in the file, and put the supply change next to it. The officer should see that this city moved down while listings were added in the August 2025 through July 2026 window.
Do not treat minus 5.5 percent as a reason to invent a La Pointe recovery. La Pointe printed minus 16.9 percent on 38 listings. Two minuses are still two files. Do not treat the minus as a reason to borrow October from some other calendar. October is not on peak-3 here, and it does not repair the year.Shoulder seasonis the calendar companion. A DSCR that prices every month like August is not reading the extract.
If you have actuals on the subject address, those actuals outrank the typical year. If you do not, $24,688 is the published Bayfield desk. Keep the vintage on the page, and keep March on the page. Peak-3 is August, July, and September, and stay is 2.9 nights. Lead is 89 days, and minneapolis is origin. Professionally managed share is 48.9 percent, and mollie holds 17. Erin holds 13, and windseeker holds 11, and those composition facts do not erase the minus. They also do not authorize a blended forecast with La Pointe plus whatever a broker memo hopes for. File the sign, and put the minus in the first table. Do not hide it behind August.
Visitor Spend Is Not Debt Service
Apple Festival 2026 is October 2 through 4, and that weekend is visitor demand after peak-3. It is not debt service, and ferry photographs are not debt service. Sea-cave day-trippers are not debt service, and park miles are not debt service. Chamber copy that quotes visitor dollars is tourism.Tourism datakeeps those dollars off the extract. The note should keep them off the ratio.
Room tax at 8 percent is remittance, not occupancy. The $50 accommodations permit is paper, not T12. A lender who wants festival headcount in the numerator is asking you to lie. August is already the peak month. The festival sits after the months the extract named. Do not raise DSCR because downtown draws a crowd in early October. Do not raise DSCR because Minneapolis is origin, and origin is the drive. Origin is not revenue, and a ferry photograph is not a coverage ratio. Cave traffic is not PITI, and park miles are not a vacancy haircut. Keep visitor landscape in the appendix, and keep $24,688 in the numerator you actually have.
Typical year is $24,688 on 135 listings, and aDR is $270. Occupancy is 36.8 percent, and revPAR is $105. Peak-3 is August, July, and September, and march is the hole. Year over year is minus 5.5 percent, and supply grew 13.4 percent. Stay is 2.9 nights, and lead is 89 days. Minneapolis is origin, and professionally managed share is 48.9 percent. Sixty listings set 30-plus, and mollie holds 17. La Pointe $18,625 stays labeled, and file visitor spend as visitor spend. File debt service on $24,688. Those two desks do not mix here at all.
44.4 Percent 30-Plus Is Not Filled March
Sixty listings, 44.4 percent, set 30-plus, and that is the common minimum. Two-night sits at 31.1 percent, and one-night sits at 23.0 percent. Stay is 2.9 nights, and occupancy is 36.8 percent. March is the hole. Those facts do not collapse into a filled-month story. Leave out unverified the reason.Remote staysKeep the desk, and they do not convert 30-plus into March occupancy. A 30-plus setting may be a different product, and it may be a calendar habit. You do not get to pick a story for the lender.
Keep the setting, and Keep occupancy separately. budget 24,688 as the year, not as eight months sold. Capacity two at 32.6 percent still caps what a month looks like on this sample. One-bedroom share is 54.8 percent. Do not underwrite a twelve-guest inn this sample is not. Lead 89 days is planning time, and it is not a filled hole. Minneapolis origin is origin, and it is not a winter desk promise. Leave out unverified a filled March from a 30-plus filter.
Typical year is $24,688 on 135 listings, and aDR is $270. Occupancy is 36.8 percent, and peak-3 is August, July, and September. March is the hole, and year over year is minus 5.5 percent. Stay is 2.9 nights, and lead is 89 days. Minneapolis is origin, and professionally managed share is 48.9 percent. Sixty listings set 30-plus, 44.4 percent, and la Pointe $18,625 stays labeled. La Pointe 30-plus is 68.4 percent on their cell. Keep that filter too.
Wisconsin Use Facts Only
Use this Wisconsin cell, and city of Bayfield $24,688. Town of Bayfield is another municipality. Do not import leftover figures from other leftover geos. Do not import weekly percent costumes, and do not import a peninsula year. Do not import a leftover scrape as Bayfield, and wisconsin here means Bayfield's extract and Bayfield's halls. AirROI Low is a scrape. Named desks are 34 South Broad and County Health at (715) 373-6109. Keep the city stack in the packet.
Shoulder seasonis the calendar.DIY versus hireis Mollie 17, Erin 13, Windseeker 11, and 48.9 percent professionally managed.Who books a Bayfield rentalis Minneapolis and August, and those pages stay in this county. They do not borrow another state's occupancy, and they do not borrow another cluster's ADR. A DSCR that needs a costume from outside Bayfield County is already off Bayfield. File this city, and leave the rest off the note.
Typical year is $24,688 on 135 listings, and aDR is $270. Occupancy is 36.8 percent, and revPAR is $105. Peak-3 is August, July, and September, and march is the hole. Year over year is minus 5.5 percent, and supply grew 13.4 percent. Stay is 2.9 nights, and lead is 89 days. Superhost share is 59.3 percent, and la Pointe $18,625 stays labeled. File Wisconsin facts that belong to this driveway, and leave every other leftover geo off the note.
What a Lender Packet Should Carry
Carry $24,688,, ADR $270, occupancy 36.8 percent, RevPAR $105, peak-3 August July September, August peak, March hole, minus 5.5 percent, supply plus 13.4 percent, stay 2.9, lead 89, Minneapolis origin, Madison second, 48.9 percent professionally managed, Mollie 17, Erin 13, Windseeker 11, sixty thirties at 44.4 percent, one-night 23.0 percent, two-night 31.1 percent, entire-home 57.0 percent, hotel and boutique 42.2 percent, houses 19.3 percent, one-bedroom 54.8 percent, capacity two 32.6 percent, Superhost 59.3 percent, 34 South Broad, (715) 779-5712, STR $750, expires June 30, seven-day rule in R-1 and R-2, County Health (715) 373-6109, room tax 8 percent, accommodations permit $50, La Pointe $18,625 labeled.
Leave Apple Festival headcount off the ratio. Leave ferry traffic off the ratio. Leave a Door County calendar off the ratio.The visitor guidecan sit in an appendix. The note cares about the year and the hall. Cite only $24,688 this year, and dSCR on that number. Keep the cell the driveway actually has, and october stays off peak three. March stays the hole, and the minus stays with the parcel.
Typical year is $24,688 on 135 listings, and occupancy is 36.8 percent. Peak-3 is August, July, and September, and march is the hole. Year over year is minus 5.5 percent, and stay is 2.9 nights. Minneapolis is origin, and la Pointe $18,625 stays labeled. Town of Bayfield is another hall, and never blend. File this Wisconsin cell only, and stop there.
Frequently Asked Questions
What figures should anchor a City of Bayfield DSCR file?
AirROI's City of Bayfield extract, vintage August 2025 through July 2026, shows a $24,688 typical year across 135 listings, with a $270 average daily rate, 36.8 percent occupancy, and $105 RevPAR. August is the confirmed peak revenue month. Those are the numbers that belong on a Bayfield loan file, not a neighboring town's figures or an unpublished projection.
Can La Pointe's $18,625 figure be blended into a Bayfield underwriting file?
No. La Pointe is a separate town with its own $18,625 typical year across 38 listings, 33.9 percent occupancy, and a 3.5-night average stay, tracked on its own AirROI extract. Averaging La Pointe's smaller, lower-occupancy sample into Bayfield's $24,688 figure describes neither market accurately. If the parcel is actually in La Pointe, the $24,688 number shouldn't be used at all.
Which municipal desks apply to a City of Bayfield short-term rental loan file?
City Hall sits at 34 South Broad, with the treasurer's office reachable at (715) 779-5712 for the short-term rental license, which carries a $750 fee and expires June 30 each year. A seven-day minimum-stay rule applies in the R-1 and R-2 zoning districts. County Health can be reached at (715) 373-6109, and the county's lodging tax runs 8 percent plus a $50 accommodations permit.
What does the year-over-year revenue change mean for a Bayfield loan file?
Bayfield's extract shows revenue down 5.5 percent year over year while active supply grew about 13.4 percent, a combination worth naming directly in a lender packet rather than smoothing over. La Pointe's own year-over-year figure, a steeper 16.9 percent decline, describes a different town's trend and shouldn't be read as evidence about Bayfield's trajectory.
Does Apple Festival weekend revenue belong in a Bayfield DSCR calculation?
No. Apple Festival runs October 2 through 4, 2026, and that weekend's ferry traffic, sea-cave day trips, and festival foot traffic are visitor demand, not booked rental revenue on the file. The county's 8 percent room tax is a remittance obligation, not a measure of occupancy. Keep festival-driven visitor activity out of the revenue numerator entirely.
Does a 30-plus-night minimum-stay setting mean Bayfield's slow months are actually filling up?
No. A meaningful share of Bayfield's 135 listings set a 30-plus-night minimum, but two-night stays remain the most common minimum-stay setting across the sample at 31.1 percent. A minimum-stay filter describes a booking-policy choice, not proof that a soft month like the depths of winter is actually booked. Underwrite the full year's occupancy, not a subset of listings sold on a long-stay setting.
What Wisconsin-specific facts should stay in a Bayfield lender packet?
Bayfield's own extract and Bayfield's own municipal desks - City Hall at 34 South Broad and County Health at (715) 373-6109 - rather than figures imported from another Lake Superior or Door County market. La Pointe's $18,625 can appear only as a clearly labeled comparison, never blended into Bayfield's own number.
What's the typical guest profile for a Bayfield short-term rental?
The sample shows an average stay of 2.9 nights, booked roughly 89 days in advance, with Minneapolis as the leading origin market and Madison the second-largest. About 48.9 percent of Bayfield's listings carry professional management. None of that changes the market's $24,688 typical-year figure, but it's useful context for a lender asking about guest demand patterns.
What should a complete Bayfield lender packet include?
The $24,688 typical year on 135 listings with its ADR, occupancy, and RevPAR; the confirmed year-over-year revenue and supply changes; City Hall's license fee and expiration date; County Health's contact information; the county room tax rate; and La Pointe's $18,625 figure, clearly labeled as a separate town rather than folded into Bayfield's own numbers.
Related Reading
More Bayfield, Wisconsin reading already live on Crest & Cove.
Work with Crest & Cove Creative
A Bayfield listing priced and marketed off La Pointe's $18,625 average undersells a city market that actually posted $24,688 across 135 listings this past year. Guests and pricing both suffer when the wrong town's numbers set expectations.
We help Bayfield hosts build listing copy and pricing around the city's own performance instead of a neighboring town's lower number. Getting the comparison market right is what keeps a listing priced for what it can actually earn.
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