Broken Bow cabin for sale in Hochatown
Hidden Pond Lodge – A Turnkey U.S. Income Platform for Global Investors
A fully managed income-producing hard asset in Broken Bow, Oklahoma, with a private pond moat that keeps occupancy about 14 points above the market, open to international and out-of-state buyers.
2025 Gross Revenue
$110,985
Top 10–20% vs market avg $52–54k
Owner net income
$68k/year
3.5-year average after 15% management fee
Occupancy
51%
Market average 37%
Average daily rate
$259–451
Capacity
Sleeps 10
3.5 Baths · 1,920 Sq. Ft.
Guest rating
5.0
100+ verified reviews
View 5-star reviews from 100+ Guests
International investor overview
A U.S. income property built to operate from anywhere
Explore the operating platform, verified performance, international investment case, tax framework, buyer FAQ, and direct-owner terms for this turnkey short-term rental for sale.
Why this is not just a cabin
Hidden Pond Lodge is a cash-flowing vacation rental for sale by owner with the operating infrastructure already in place. The physical asset and the demand engine convey together, subject to the final purchase agreement.
The asset
- 2017-built, 1,920-square-foot lodge on 1.56 acres
- Three king bedrooms, four-bunk loft, 3.5 baths, sleeps 10
- Private stocked pond, decks, hot tub, pedal boat, and outdoor amenities
- More than $107,842 in documented improvements since purchase
The operating platform
- Professional management relationship and established operating playbook
- Direct-booking website, domain, brand assets, and social channels
- OwnerRez performance history and documented financial reporting
- 100+ five-star guest reviews and a repeatable guest experience
The moat: why this asset out-earns the market
The private pond is scarce, visible in the listing story, and usable by guests. Combined with the lodge’s amenities, brand, reviews, and management, it gives Hidden Pond Lodge a durable reason to be chosen over a typical Broken Bow cabin.
| 2025 performance | Hidden Pond Lodge | Market average | Advantage |
|---|---|---|---|
| Occupancy | 51% | about 37% | about +14 points |
| Gross revenue | $110,985 | $52,000–$54,000 | roughly 2× |
| Revenue tier | Top 10–20% | Typical market | Proven outperformance |
| Deferred maintenance | None reported | Property-specific | Lower near-term execution risk |
Source documents, including OwnerRez reports, appraisal materials, and the cap-rate sheet, are available in the investor data room.
The investment case for international capital
U.S.-dollar hard asset
Ownership combines U.S. real estate with U.S.-dollar rental revenue rather than a purely financial claim.
Passive operating model
Professional management, established systems, direct booking, and transferable brand assets support remote ownership.
Drive-market demand
Broken Bow and Hochatown draw about 2.8 million visitors annually, with Beavers Bend, Broken Bow Lake, and Choctaw Landing supporting year-round demand.
Documented operating expenses, a recent capital-improvement program, and established management reduce the carrying and execution burden for an out-of-state or international owner.
Tax considerations for foreign buyers: OBBBA and §871(d)
- IRC §871(d) election: an eligible nonresident alien may elect to treat U.S. real-property income as effectively connected income. A timely election can permit deductions attributable to the property and taxation of net income at graduated rates; Form 1040-NR and related compliance are required. Read the IRS guidance.
- OBBBA depreciation changes: Public Law 119-21 restored a permanent 100% additional first-year depreciation deduction for eligible qualified property acquired after January 19, 2025. Eligibility is asset-specific; land and the building itself should not be assumed to qualify in full. Read the IRS guidance.
- Planning opportunities: a qualified adviser can evaluate depreciation, eligible personal-property components, interest and operating deductions, treaty provisions, withholding, entity choice, estate exposure, and state filings for the buyer’s circumstances.
This is general information, not tax, legal, investment, or accounting advice. Rules and eligibility depend on the buyer, ownership structure, treaty position, assets, use, and timing. Consult qualified U.S. and home-country advisers before acting.
International buyer FAQ
Can a foreign buyer own Hidden Pond Lodge?
Foreign nationals can generally own U.S. real estate. The buyer should use U.S. legal and tax advisers to select an ownership structure and complete required filings.
How does FIRPTA affect a future sale?
FIRPTA can require withholding when a foreign owner sells U.S. real property. Withholding is not necessarily the final tax due, so buyers should obtain transaction-specific advice.
Can the property be operated remotely?
Yes. Hidden Pond Lodge is professionally managed and includes established booking, website, social, review, and operating systems designed for hands-off ownership.
Can rental income be transferred outside the United States?
Owners can generally transfer available funds through compliant banking channels after expenses, reserves, tax obligations, and any withholding requirements are addressed.
Is financing available to international buyers?
Some U.S. lenders offer foreign-national loan programs, typically with larger down payments and additional documentation. Terms depend on the buyer and lender.
Can due diligence and closing be completed remotely?
Many diligence and closing steps can be handled remotely through secure document exchange, electronic signatures, title services, and approved remote-notary procedures.
Direct-owner terms and contact
- Asking price: $849,000
- Offering: for sale by owner and currently offered directly, not represented here as an active MLS listing
- Conveyance: furnishings, brand, website, domain, social assets, reviews, and operating materials convey as defined in the final purchase agreement
- Data room: OwnerRez reports, appraisal, cap-rate sheet, improvement records, and diligence materials available to qualified prospects
Lou Zettler
214-205-5774
social@hiddenpondlodge.com
Virtual and in-person tours available.
Request the Investor Data Room
Tell us where you’re investing from. You’ll receive the investor overview and market report by email; full OwnerRez reports, appraisal, and cap-rate materials are available on request.
Property Overview: 3-King Bedroom Cabin
Hidden Pond Lodge, Pine Hill West, Broken Bow, OK. 2017-new built cabin blends rustic charm with modern luxury on private 1.56 acres—ideal for family getaways or STR income.
Interior Features
- Gourmet kitchen with stainless appliances
- Spacious loft 4 Bunks + Play
- Premium new mattresses
- Modern rustic décor
- 3 bedrooms + loft
- 3.5 bathrooms, sleeps 10+
Outdoor Amenities
- Fishing Pond, Catch & Release
- Authentic TeePee – 18′ with Cots
- Teather Ball, Horse shoes
- String lights, Fire Pit & Chairs
- Corn Hole, Frisbe Golf
- Lounging Decks over Water
Premium Amenities
- High-speed WiFi 6, 40-amp EV charger
- Plush leather seating and modern smart TVs
- Hot tub for year-round relaxation
- Private 1.56-acre lot with stocked pond views
- Direct pond access with pedal boat and fishing gear
- Pet Friendly & Playset/playground area for families
Prime Hochatown Location
Perfectly situated near all major Broken Bow attractions in Beavers Bend & Broken Bow Lake.
- Choctaw Casino – Minutes away
- Beavers Bend State Park
- Broken Bow Lake
- Restaurant Row
- Animal parks & nature trails
- Hochatown attractions
Proven Short-Term Rental Performance: $110k+ Revenue
In a saturated market, Hidden Pond stands out. While many struggle with declining bookings and sell below market, this property delivers consistent revenue—fully managed by Treeline-Saltline Vacations (15% fee, transferable).
Proven Revenue
2025: $110,985 gross – 20% above market average
Low Operating Costs
$1,852/yr property insurance, minimal maintenance
Turnkey Ready
Branded logo, website, domain, Social Media & Clawbot included
Growth Potential
Airbnb “Guest Favorite”
3/7/2026 – 94 Nights Pre-Booked
Over $107,842 in Capital Improvements – Zero Deferred Maintenance for the Next Owner
Grand total capital investment since purchase
$107,842+ (documented 2022–2026)
(Improvements only – excludes utilities, mortgage, and normal operating costs)
Category Breakdown with Exact Dates & Costs (Major & Minor Items)Appliances & Kitchen (New 2023–2026)
Appliances & Kitchen
- Washer & dryer (Speed Queen) – Jan 2023: $2,964
- Refrigerator (Russell’s) – Jan 2026: $1,430
- Stove/oven (Russell’s) – Feb 2026: $935
- Dishware, utensils, Keurig, etc. – 2022–2025: $1,850
Subtotal: $7,179
Next replacement: 8–12 years (most items already new).
Hot Tub & Outdoor Living (Refreshed 2024)
- Hot tub motor & pump – Mar 2024: $1,130
- Hard-plumbed Napoleon grill – Apr 2024: $764
- Outdoor patio sofa & cushions – May 2024: $898
- Seamless gutters – Apr 2024: $1,760
Subtotal: $4,552
Next major: Hot tub cover 3–5 years (~$400)
Deck, Tipi & Structures
- Full deck stain (Eric Green) – May 2022: $1,600
- Native American Tipi package + custom logo – Oct 2022–2023: $5,338
- Gravel, driveway, drainage, RR ties (Raymond Jewell multiple) – 2022–2024: $21,841
Subtotal: $28,779
Deck restain next: 2025–2026 (~$1,600)
Landscaping, Pond & Grounds
- Pond fish stocking & treatments (Newell Fish, Aquacide) – 2022–2025: $3,200+
- Playset, games, pedal boat, solar lights, fencing: $6,500+
- Mulch, tools, deer/food feeders: $2,800+
Subtotal: $12,500+
Annual ongoing: ~$2,500
Safety & Interior
- Security cameras + annual fees (SpyPoint/Blink) – 2022–2025: $3,200
- Fire extinguishers, safety bars, first-aid: $800
- Mattresses, couches, linens, rugs (2022): $7,000+
- Paint, lighting, shelving, window tint: $4,500+
Subtotal: $15,500+
Other Capital (Signs, Website, LP compliance, etc.)
- Road sign & branding – 2024–2025: $3,300
- LP tank raise & code-compliant lines – May 2024: $1,836
- Website, domain, hosting: $2,100+
Subtotal: $7,236
Future Capital Reserve Projection (Buyer’s Peace of Mind)
- Next 1–3 years: $4,000–$6,000 (filters, cushions, Tipi spray, quarterly pest, minor paint)
- 3–7 years: $8,000–$12,000 (mattresses, outdoor furniture, possible grill refresh)
- 7–15 years: $15,000–$25,000 (appliances, hot tub, deck rebuild)
- 15+ years: Roof (never), HVAC (2030+), major systems
Buyer Takeaway
You are purchasing a property where the current owner has already spent over $100,000 refreshing every system, appliance, and amenity. There is zero deferred maintenance. With the attached maintenance schedule, your only future costs are routine and fully budgeted. All receipts, warranties, and the complete Apple Numbers spreadsheet will transfer at closing.
Hidden Pond Lodge Financials & Documents
Access complete financial documentation, appraisals, and performance reports. All documents are verified and ready for review. Terms: FSBO – Buyer covers own broker fees.
09/2025 Appraisal
$1,010,000
Professional appraisal PDF with full property analysis
Sent by email after your brief intro
OwnerRez Reports
2024–2026
Complete booking history, gross/net revenue, occupancy rates
Sent by email after your brief intro
Booking Projections
$115k+ (2026)
Detailed revenue projections based on current trends
Sent by email after your brief intro
Expense Spreadsheet
Detailed PDF
Complete breakdown of all upgrades and investments
Sent by email after your brief intro
Buyer Tools
Free Buyer Resources — No Form Required
Get oriented before you dive into the numbers. Download these free guides and come to your showing ready to move.
Non-Binding FSSO Walkthrough · 14 pages
FSBO Buyer’s Pathway to Purchase
How an Oklahoma For Sale By Owner cabin purchase works — from first conversation to keys in hand. Covers the contract, disclosures, title work, financing, mortgage payoff, and remote/online closing options.
Free · PDF · Instant
A 1-page fillable PDF
Letter of Intent
The first formal step toward making an offer. A short, non-binding form a prospect fills in, signs, and returns to align on price, earnest money, financing, and closing date — before the formal purchase contract is drafted.
Free · Fillable PDF
Broken Bow Cabin Investment Market Outlook
Looking ahead, the market outlook is positive. Property values are projected to appreciate at approximately 3% annually as supply growth has slowed dramatically and tourism demand continues to build.
Bookings and visitor numbers are rising, with many owners already reporting stronger calendars for summer and holiday periods. Top-performing cabins routinely generate $110k+ gross revenue annually.
Hidden Pond Lodge stands out in this recovering market. Its verified $110,985 gross revenue in 2025 (OwnerRez reports available) and 51% occupancy place it firmly in the elite tier — well above the market averages of $52k–$61k gross and 37% occupancy.
This combination of stabilization, projected appreciation, and growing demand positions Hidden Pond Lodge as a low-risk, high-return opportunity for investors seeking reliable income, strong cash flow, and long-term value growth in one of Oklahoma’s most popular vacation destinations.
Average Market Property
- Revenue: $52–54k/year — below market potential
- Occupancy: 37% — declining bookings
- Maintenance: deferred issues and hidden costs
Hidden Pond Lodge
- Revenue: $110,985/year — Top 10–20% performer
- Occupancy: 51% — consistent bookings
- Maintenance: zero deferred; $100,000 plus invested
Broken Bow Cabin Investment Market Outlook
Independent Market Intelligence
Property Management Options in Broken Bow / Hochatown (May 2026)
Schedule a Private Tour or Request Financials
Serious buyers only. Virtual and in-person tours available.
214-205-5774 · social@hiddenpondlodge.com · Lou Zettler · @LouZettler on X
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