10.44 acres of farm and timber land near Royal Center, Cass County
St Rd 16, Royal Center, IN · Parcel 090415400010000003
2025 roll, county file September 2025 · before the 2026 roll
- Acres10.44
- Land typeFarm and timber
- ZoningWe have not collected a zoning map for Cass County yet
- Flood zoneX · minimal flood hazardFEMA flood map, as of Jul 2026
- Wetlands5% of the parcelUSFWS National Wetlands Inventory, as of Oct 2026
- Tax value (county)$23.8kAssessment, trended yearly; not a market price · 2025 roll
- Last saleNo priced sale · deed Sep 2023One deed for this parcel and 1 other parcel: its total is not this parcel's price
- Road accessHas road accessRoads: Census TIGER/Line 2025 roads with IndianaMap road centerlines, Feb 2026
- Road frontage1,483 ft on N Co Rd 700 WRoad map name; the county roll's address reads St Rd 16
- City or townUnincorporatedCass County
Can I build?
- Fronts a public road
- Zoning not on file
- 5% wetlands
- Soils very limited for septic
Land facts
From public records and official maps, each with its source and date.
- Section, township, rangeSection 15, Township 28 North, Range 1 West, Second Principal MeridianBLM PLSS (CadNSDI), at the parcel's center · Oct 2026
- Septic (soils)Very limitedUSDA NRCS soil survey (SSURGO), septic absorption fields, version Sep 2026
- Ground elevationAbout 723–728 ft above sea level; average slope 1.6%USGS 3DEP 1/3 arc-second (about 10 m), NAVD88; about ±1–2 ft · Oct 2026
Services and surroundings
What serves the area around this parcel, from federal and state maps. Area facts, not a survey of the lot.
- USDA home loan areaInside an eligible areaHousehold income limits also apply. USDA Rural Development map, edited Jul 2023.
- Well depth nearbyMedian 94 ft (middle half 69–124 ft)From 36 well logs within 1 mi, drilled 1957–2013; water level 10 ft below ground; bedrock at 102 ft. Area figures, not this parcel. Indiana DNR well records.
- Public land nearbyFrance Park, 7.7 miCounty land, open to the public. 430 acres. Being nearby does not give access or hunting rights. USGS protected areas map (PAD-US 4.1).
School district and farmland
Public federal records, each with its source and date.
- School districtPioneer Regional School CorporationGrades K–12 · NCES EDGE school district boundaries, school year 2024–25 (Census TIGER 2025 lines), released Mar 2026. A district, not an assigned school
- Farmland classPrime farmland if drainedMap unit Rensselaer loam, till substratum, about 64% of the parcel · USDA NRCS soil survey (SSURGO), survey area IN017, version Sep 2026
- Crop productivity (NCCPI)0.74 of 1National Commodity Crop Productivity Index 3.0 of the main soil, Rensselaer; higher is more productive for non-irrigated commodity crops · USDA NRCS soil survey (SSURGO), version Sep 2026
- Land capability classClass 2w of 8: moderate limits for crops (excess water)Non-irrigated, Rensselaer; class 1 has the fewest limits · USDA NRCS soil survey (SSURGO), version Sep 2026
- Cropland rent$237 an acre a yearCounty average, non-irrigated, 2026 · USDA NASS county cash rents survey, released August 21, 2026
District details at NCES: Pioneer Regional School Corporation
Crops and forest
Public federal records, each with its source and year. Satellite classifications, not farm records.
- Crop history (CDL)2025 corn · 2024 corn · 2023 corn · 2022 soybeans · 2021 cornthe most common class in the 90 m around the parcel's map point, from satellite imagery; a classification, not a farm record · USDA NASS Cropland Data Layer 2021–2025
- Hydric soils66% of the parcelShare of the outline on soils rated hydric: the soil test of a wetland determination and of an NRCS wetland reserve easement (ACEP-WRE) · USDA NRCS soil survey (SSURGO)
- CRP rental rate (county)$239 an acre a yearThe county's 2026 average dryland soil rental rate (was $263): the base of a new Conservation Reserve contract's yearly rent; each field's rate follows its soils · USDA FSA, CRP 2026 county average soil rental rates
Utility service areas
Public service-area maps, each with its source and date. An area, not a connection at this parcel.
- Electric service areaInside the service area of White County REMCRural electric membership co-op · IURC electric service territories map, edited Aug 2026: a visual aid, not the legal ruling.
Environmental records
Public state and federal lists, each with its agency and date. A record is not a finding about this parcel.
- Other recordsOil or gas well nearbyGroundwork check of public lists: Indiana DNR Division of Oil and Gas / Indiana Geological and Water Survey, as of Jun 26, 2025
Mapped ground hazards
State and federal geologic and well maps, each with its agency and date. Distances are from the parcel's map point; a mapped area is not a finding about this parcel.
- Underground coal mineNone mapped within 1/4 miIGWS: Underground coal mines (IDNR, December 2016), as of Dec 2016. Documented underground coal mines since the 1880s, from IDNR mine maps, to December 2016; outlines approximate
Free account: 25 parcel cards a day on the map, with watches and a saved search
Property tax
Indiana DLGF pay-2026 certified rates; DLGF 2025 real property roll, as of Oct 2026
- Tax rate
- 19.837 mills (Boone district: Cass County, Boone Township, Pioneer Regional School Corporation, Royal Center Public Library, Logansport Cass Co Airport Authority, pay 2026)
- Estimated annual tax
- ~$470Estimate before exemptions (homestead and other deductions, local income tax credits): the $23,800 gross assessed value × 19.837 mills
About this estimateHow the figure is made and what it leaves out
Rates: Indiana DLGF, pay 2026. The estimate is the county's taxable value times those rates, before exemptions; it is not a bill. The county treasurer's bill is the official figure.
Indiana pay-2026 taxes: second installment due November 10, 2026. Pay or check a bill at the Cass County Treasurer.
Sources: Indiana Code 6-1.1-22-9 and 6-1.1-15-1.1; the Department of Local Government Finance due dates. Checked Oct 13, 2026.
Value history
| Year | Land | Improvements | Total | Change |
|---|---|---|---|---|
| 2025 (pay 2026) | $23,800 | Not on the roll | $23,800 | -7.0% |
| 2024 (pay 2025) | $25,600 | Not on the roll | $25,600 | +20.2% |
Roll values set for property tax · Indiana DLGF parcel roll · as of Sep 2025
What land sells for nearby
Land in Cass County sold for:
- 10 acres or more: $7,900–$9,000 an acre (10 sales, Oct 2025–Sep 2026); median $8,200
- Lots under 1 acre: $4.9k–$10.0k a lot (12 sales, Nov 2023–Sep 2026); median $5,500
- 1 to 10 acres: $8.5k–$15.0k an acre (11 sales, Nov 2023–Sep 2026); median $11.8k
The middle half (25th to 75th percentile) and the median of arm's-length single-parcel land sales. Each size uses its own months (the shortest of 12, 24 or 36 that holds enough sales), so the sizes' counts need not add up to another figure on this page. Source: STATS Indiana sales disclosure forms, valid for trending by the county assessor, vacant land with no improvement on the parcel at the sale. Recorded sales, not an estimate of any parcel.
Local jurisdictions
- Civil townshipBoone TownshipDLGF taxing districts (IGIO Taxing_Districts_2024) on the 2025 roll's district code · Jul 30, 2024
Owner: on the county assessment roll (not shown here) · Request removal
Hazards
FEMA National Risk Index for this census tract, not this parcel. As of Dec 2025.
- Strong wind
- Relatively high
- Cold wave
- Relatively high
- Tornado
- Relatively moderate
- Hail
- Relatively moderate
- Winter weather
- Relatively moderate
- Lightning
- Relatively moderate
- Drought
- Relatively moderate
- Riverine flooding
- Relatively low
- Heat wave
- Relatively low
- Earthquake
- Relatively low
- Landslide
- Relatively low
- Wildfire
- Very low
About these ratingsFEMA's index and what it measures
Ratings come from FEMA's National Risk Index (v1.20, planning-level) and the public federal and state maps named on each row, not a private climate model. FEMA rates each census tract from expected annual losses, community resilience and social vulnerability, for planning; it is not an assessment of this parcel.
Recorded flood claims
OpenFEMA NFIP Redacted Claims v3 · Insured buildings near this parcel, not the parcel itself, as of Sep 2026
- Claims since 1978
- Fewer than 10In this census tract
Neighborhood (Census)
Census ACS 2020–2024 5-year, as of Jan 2026
- Median household income
- $101,389± $22,954 · this block group
- Median home value (owner-reported)
- $200,800± $53,711 · this block group
- Median rent (gross)
- $840± $22 · census tract (block group sample too small)
- Homes lived in by their owners
- 100%± 0 pts · this block group
- Median year homes were built
- 1973± 20 yr · this block group
- Average commute (one way)
- 31 min± 7 min · census tract (not published for block groups)
- Population
- 780± 204 · this block group
Figures for the census block group around this parcel (a few hundred homes), not this property. ± is the Census 90% margin of error; a figure comes from the larger census tract when the block group's sample is too small. This product uses Census Bureau data but is not endorsed or certified by the Census Bureau.
Nearby parcels
Land and farm parcels of 1 acre or more in Cass County, nearest first.
- 2.55 acres of residential land near Royal Center0.2 mi
- 3.86 acres of residential land near Royal Center0.3 mi
- 3.53 acres of residential land near Royal Center1.5 mi
- 2.06 acres of residential land near Royal Center1.6 mi
- 3.23 acres of residential land near Royal Center2.2 mi · Parcel 090424400050000003
- 5.22 acres of residential land near Royal Center2.2 mi
- 3.23 acres of residential land near Royal Center2.2 mi · Parcel 090424400051000003
Land and farm parcels of 1 acre or more in Cass County: 350 parcel pages
About these numbersSources, county file September 2025
Tax value
Tax value: the county's yearly assessment (gross assessed value, trended every year), not a market price. County file, September 2025.
Gross assessed value (the county assessor's market value-in-use, trended every year), not a market estimate. Farmland is assessed by the state's base-rate formula, well below what farmland sells for.
Estimate
Rough estimate: based on typical prices per acre for land this size in Cass and nearby counties. Not tested to our accuracy standard. Half of past estimates were within ±45% (measured across nearby counties); the range covers about 8 in 10. Land only; any building is not included.
Parcel outline
The outline and its edge lengths are measured on the parcel map the map draws; the aerial loads from the public imagery named under it.
Source
Indiana DLGF parcel roll (Indiana Gateway) and IGIO statewide parcel boundaries, county file Sep 1, 2025.
Record
Public records can be wrong; check before you act.
Parcel: 090415400010000003
Coordinates: 40.8683° N, 86.5074° W