Lake Geneva Condotels: 9 Condo Hotels on Geneva Lake and Delavan Lake
Quick answer: A condotel is a hotel where each room or suite is a condo owned by a private owner and rented to guests through the hotel’s rental program. Lake Geneva has 9, from The Cove and Mill Creek downtown to Timber Ridge at Grand Geneva and Lake Lawn on Delavan Lake.
For guests, they mean bigger suites, often with kitchens. For buyers, they’re a different kind of property than a regular condo, so read the rental program and condo documents before you make an offer.
Condotels run like hotels: front desk, housekeeping, pools. The difference is behind the scenes, where each unit has its own owner, and the owners share in rental revenue under the hotel’s rules.
Which Lake Geneva condotel fits your trip?
Lake Geneva condotels compared
| Condotel | Location | Kitchen | Pool | Standout |
|---|---|---|---|---|
| The Cove | Downtown | Every suite | Indoor + seasonal outdoor | Outdoor pool complex, cabana bar |
| Mill Creek Hotel | Downtown | Platinum suite only | Indoor solarium | Free breakfast, garage |
| Bella Vista Suites | Downtown lakefront | Some suites | Indoor | Salt sauna, spa |
| Harbor Shores | Downtown lakefront | No | Indoor + outdoor | Lake-view balconies |
| The Abbey Resort | Fontana | Most rooms no | Indoor + outdoor | 35,000-sq.-ft. Avani Spa |
| Timber Ridge Lodge | Grand Geneva | Every suite | 50,000-sq.-ft. waterpark | Waterpark, Grand Geneva access |
| Lake Lawn Resort | Delavan Lake | Some units | Indoor + outdoor | 18-hole golf, marina |
| Delavan Lake Resort | Delavan Lake | Kitchenette | Indoor + outdoor | 2-bedroom suites, fireplaces |
| Hayloft Lodge | South shore | Full kitchen | Outdoor | Circa-1900 carriage house |
Downtown Lake Geneva condotels
All 4 sit within a few blocks of the Riviera, the tour-boat piers and Main Street.
The Cove of Lake Geneva
Full kitchensOutdoor poolThe biggest downtown condotel. Studios, lofts, 1-bedroom and 2-bedroom suites all have full kitchens, fireplaces and patios or balconies. There’s a year-round indoor pool, and a summer outdoor complex with a zero-depth area, hot tub and cabana bar.
Lake City Social is attached. Parking is free.
Tip: Loft suites don’t have a private bedroom. Book a 1- or 2-bedroom if you need a door that closes.
Mill Creek Hotel
Free breakfastGarage parkingEvery suite has a Jacuzzi tub and fireplace, and breakfast is included with no resort fee. Parking is in an underground garage with an elevator.
5 suite tiers run from Silver (downtown views) to Platinum (lake view, balcony and the only full kitchen in the building).
Bella Vista Suites
Lake viewsSpaA 4-story all-suite building facing the lake, with in-suite jetted tubs, an indoor heated pool, a Himalayan salt sauna and the Lakeview Spa. Kitchens are in some suites only, so ask when you book. Baker House is next door.
Harbor Shores
Lakefront2 poolsA 5-story lakefront hotel with lake-view balcony rooms and indoor and outdoor pools. Rooms are standard hotel size, so it feels more like a traditional hotel than the suite buildings. Boat rentals are next door.
Grand Geneva, Fontana, Delavan Lake and the south shore
Timber Ridge Lodge
WaterparkFull kitchensAll-suite condos with full kitchens, fireplaces and covered balconies. Moose Mountain Falls, the 50,000-sq.-ft. indoor and outdoor waterpark, has 35-foot slides and a 500-foot lazy river, and guests can use Grand Geneva’s golf, spa and ski hill.
The Abbey Resort
SpaHarborHotel-size rooms with patios or balconies over the pool, harbor or grounds. The draw is the 35,000-sq.-ft. Avani Spa, indoor and outdoor pools, 240 West and the harbor next door. Most rooms don’t have kitchens. More in the resorts guide.
Lake Lawn Resort
GolfDelavan Lake250 acres with about 2 miles of Delavan Lake shoreline, an 18-hole course, a marina, Calladora Spa, indoor and outdoor pools, and restaurants including 1878 on the Lake. Winter brings lakeside igloo dining. Kitchens are in some lodge units only.
Delavan Lake Resort
2-bedroom suitesFireplacesLake-view 2-bedroom suites from about 860 to 1,250 square feet, each with a kitchenette (full-size fridge and dishwasher), a gas fireplace and a pull-out sofa. Indoor and outdoor pools, a fitness room and guest laundry round it out. See the Delavan guide.
Hayloft Lodge
HistoricBoat parkingA circa-1900 carriage house converted to condos in 2000, with original brick, high ceilings and full kitchens. There’s an outdoor pool, sauna and boat-trailer parking, and a public launch nearby. No front desk, so book through vacation rental sites.
How to book a Lake Geneva condotel
Book through the hotel. For hotel-run condotels, the hotel’s own site or front desk gets you housekeeping, amenities and a clear cancellation policy.
Ask about the layout. Owners decorate their own units, so photos vary. Confirm bedrooms, kitchen and view before you pay.
Request the view by name. Lakeside at Bella Vista, Platinum at Mill Creek, harbor view at The Abbey, lake view at Delavan Lake Resort.
Budget for taxes. Lake Geneva charges an 8% room tax, and Wisconsin sales tax is added on top.
Condotels by season
Summer: Peak. Book July and August weekends early, especially downtown.
Fall: Midweek rates drop after Labor Day.
Winter: Timber Ridge’s waterpark and in-suite fireplaces make it the best season for a suite.
Spring: The quietest time, and the easiest to request a specific unit.
Best by category
| Category | Pick | Why |
|---|---|---|
| Best downtown suite | The Cove | Full kitchens, big outdoor pool |
| Best breakfast | Mill Creek Hotel | Free hot breakfast, no resort fee |
| Best lake view | Bella Vista Suites | Faces the lake on Wrigley Drive |
| Best waterpark | Timber Ridge Lodge | 50,000 sq. ft., year-round |
| Best spa | The Abbey | 35,000-sq.-ft. Avani Spa |
| Best golf | Lake Lawn Resort | 18 holes on Delavan Lake |
| Most space | Delavan Lake Resort | 2-bedroom suites up to 1,250 sq. ft. |
| Most character | Hayloft Lodge | Circa-1900 carriage house |
Thinking about buying a condotel unit?
A condotel unit is real estate, but it isn’t a regular condo. You own the unit, and the hotel controls how it’s rented, how often you can stay, and what it looks like.
In Metro MLS, condotel sales around Lake Geneva from January 2025 to August 2026 ran from about $40,000 to $240,000 depending on the building, and most closed in cash. Prices change, so check current listings.
What to check before you buy
The rental program agreement. How revenue is split between you and the hotel, what fees come out first, and whether joining is required.
Owner-use limits. Some buildings cap how many nights owners can stay each year. Get the exact rule in writing.
Condo fees, reserves and assessments. Read the budget, the reserve study and recent meeting minutes for planned renovations.
Furnishing standards. Hotels can require owners to pay for furniture and finish updates on a set schedule.
Financing. Many lenders won’t finance hotel-operated condo projects, and Fannie Mae generally won’t buy those loans. Expect to pay cash or use a portfolio lender.
Insurance and taxes. Ask what the building’s master policy covers and who collects and remits room tax.
Know this: Rental income isn’t guaranteed. Occupancy, rates and the hotel’s share all change year to year. Wisconsin law gives condo buyers 5 business days to cancel after receiving the condo documents, so use that time to read everything.
Comparing other property types around the lake? See the Lake Geneva weekend getaway guide and the Lake Geneva community guide.
Frequently asked questions
What is a condotel?
A hotel where each room or suite is an individually owned condominium. Owners can stay in their unit, and the hotel rents it to guests the rest of the time through a rental program.
How many condotels are in Lake Geneva?
9 in the Lake Geneva area: The Cove, Mill Creek Hotel, Bella Vista Suites and Harbor Shores downtown, The Abbey Resort in Fontana, Timber Ridge Lodge at Grand Geneva, Lake Lawn Resort and Delavan Lake Resort on Delavan Lake, and Hayloft Lodge on the south shore.
Which Lake Geneva hotels have full kitchens?
Every suite at The Cove and Timber Ridge Lodge has a full kitchen, and Hayloft Lodge units do too. Delavan Lake Resort suites have kitchenettes. Bella Vista and Lake Lawn have kitchens in some units, and Mill Creek only in its Platinum suite.
Are there condo hotels on Delavan Lake?
Yes. Lake Lawn Resort has 271 rooms, lofts and suites on 250 acres, and Delavan Lake Resort has 58 two-bedroom suites on South Shore Drive.
Does Timber Ridge Lodge have a waterpark?
Yes. Moose Mountain Falls is a 50,000-square-foot indoor and outdoor waterpark with 35-foot slides and a 500-foot lazy river, on the Grand Geneva grounds.
Can you buy a condotel unit in Lake Geneva?
Yes. Units come up for sale in most of these buildings. Before buying, review the rental program agreement, owner-use limits, condo fees, reserves and financing options, because each building’s rules are different.
Can you get a mortgage on a condotel?
It’s harder than a regular condo. Many lenders won’t finance hotel-operated condo projects, and most recent Lake Geneva condotel sales closed in cash. Talk to a lender before you make an offer.
Is condotel rental income guaranteed?
No. Income depends on occupancy, nightly rates, the hotel’s revenue split and fees, and it changes from year to year. Ask for the rental program agreement and recent owner statements.
Looking at a suite with your name on the deed?
Kim and Joel Reyenga with eXp Realty cover condotels and condos around Geneva Lake and Delavan Lake, from Center Street and Wrigley Drive downtown to Grand Geneva and the Delavan Lake shoreline.
Search Geneva Lake properties Equal Housing Opportunity. Reyenga Team, eXp Realty.