2.9–4.78-acre lot in the farm and timber tax class near Royal Center, Cass County
Royal Center Pike, Royal Center, IN · Parcel 090415400024000003
2025 roll, county file September 2025 · before the 2026 roll
At a glance
- BuildZoning not on file
- GroundSoils very limited for septic
- AccessFronts a public road
- ValueTax value $6,600, 2025 roll · no priced sale · deed Jun 2009
- Acres2.9County roll: 2.9 ac. Drawn outline measures 4.78 ac (county GIS, Sep 2025)
- 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
- WetlandsNone mappedUSFWS National Wetlands Inventory, as of Oct 2026
- Tax value (county)$6,600Assessment, trended yearly; not a market price · 2025 roll. County values this low are common for strips, rear or unbuildable pieces, land valued for farm use and lots in weak markets; it is the county's figure, not a price
- Last saleNo priced sale · deed Jun 2009One 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 frontage772 ft on N Co Rd 775 WRoad map name; the county roll's address reads Royal Center Pike
- City or townUnincorporatedCass County
Land facts
From public records and official maps, each with its source and date.
- Who zones itCass County, outside city limitsUnincorporated land
- 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 724–728 ft above sea level; average slope 1.4%USGS 3DEP 1/3 arc-second (about 10 m), NAVD88; about ±1–2 ft · Oct 2026
- HighwaysUS Hwy 35 is 436 ft away and US Hwy 31 interchange at State Rd 931 is 30 mi away, in a straight lineCensus TIGER/Line 2025 roads with IndianaMap road centerlines · Feb 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 100 ft (middle half 75–127 ft)From 37 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, 8 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 88% 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
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 soybeans · 2024 corn · 2023 soybeans · 2022 corn · 2021 soybeansthe 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 soils89% 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)
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. Distances are from the parcel's map point; a record is not a finding about this parcel.
- Red flags10 environmental lists checked · landfills, voluntary cleanups and dry cleaners not checkedGroundwork check of public lists: Indiana Department of Environmental Management (IDEM), as of Apr 2026–Oct 2026; Indiana DNR Division of Oil and Gas / Indiana Geological and Water Survey, as of Jun 26, 2025; Indiana Geographic Information Office (from US EIA / DHS HIFLD), as of 2019; U.S. Fish and Wildlife Service, as of Aug 31, 2026; USGS Gap Analysis Project, as of 2025; U.S. EPA, as of Oct 15, 2026
- Oil and gas wellsNone within 1/4 mi of the parcel's map pointGroundwork check of public lists: Indiana DNR Division of Oil and Gas / Indiana Geological and Water Survey, as of Jun 26, 2025
Mapped ground hazards
Mapped features from IGWS 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. Not checked here: surface coal mines, oil and gas wells, landslides.
- 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
- ~$130Estimate before exemptions (homestead and other deductions, local income tax credits): the $6,600 gross assessed value × 19.837 mills
Pay or check a bill at the Cass County Treasurer.
Value history
| Year | Land | Improvements | Total | Change |
|---|---|---|---|---|
| 2025 (pay 2026) | $6,600 | Not on the roll | $6,600 | -7.0% |
| 2024 (pay 2025) | $7,100 | Not on the roll | $7,100 | +20.3% |
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:
- 1 to 10 acres: $7.6k–$14.8k an acre (12 sales, Nov 2023–Sep 2026); median $10.2k
- Lots under 1 acre: $4.9k–$10.0k a lot (12 sales, Nov 2023–Sep 2026); median $5,500
- 10 acres or more: $7,600–$9,000 an acre (19 sales, Oct 2025–Sep 2026); median $8,500
The middle half (25th to 75th percentile) and the median of recorded land sales (one parcel each, or one multi-parcel farm sale of bare land counted once). 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; farm acreage (farm class, 10+ acres, no buildings): also the sales the assessor marked not valid for trending when the form gives none of the disqualifying answers (related parties, partial interest, court order, sheriff, quitclaim, trade, land contract and the like), because Indiana assessors do not trend farm sales; a multi-parcel farm sale of bare land counts once, at its price per total acre. 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
Recorded flood claims
OpenFEMA NFIP Redacted Claims v3, as of Sep 2026
- Claims since 1978
- Fewer than 10Insured buildings in this census tract
Neighborhood (Census)
Census ACS 2020–2024 5-year, as of Jan 2026
- Median household income
- $101,389± $22,954
- Median home value (owner-reported)
- $200,800± $53,711
- Median rent (gross)
- $840± $22 · census tract (block group sample too small)
- Homes lived in by their owners
- 100%± 0 pts
- Median year homes were built
- 1973± 20 yr
- Average commute (one way)
- 31 min± 7 min · census tract (not published for block groups)
- Population
- 780± 204
Figures for the census block group around this parcel (a few hundred homes), not this property. 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.
- 3.86 acres of residential land near Royal Center0.1 mi
- 2.55 acres of residential land near Royal Center0.2 mi
- 3.53 acres of residential land near Royal Center1.3 mi
- 2.06 acres of residential land near Royal Center1.8 mi
- 5.22 acres of residential land near Royal Center2.0 mi
- 3.23 acres of residential land near Royal Center2.3 mi
- 900 N-W of 900 W/N Side of Rd29.9 acres · Residential lot · 3.0 mi
- 4430 N US 353.87 acres · Residential lot · 3.7 mi
Land and farm parcels of 1 acre or more in Cass County: 350 parcel pages
Sources & methodSources, county file September 2025
Property tax
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.
Property tax · Due dates
Indiana pay-2026 taxes: second installment due November 10, 2026.
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.
Hazards
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
Insured buildings near this parcel, not the parcel itself. FEMA counts claims on buildings with NFIP flood insurance, so land that never had an insured building has no claims to count. The count is the parcel's census block group when it has 10 or more, else its tract's; a count under 10 prints as "Fewer than 10". Source: OpenFEMA NFIP Redacted Claims v3.
Neighborhood (Census)
± is the Census 90% margin of error; a figure comes from the larger census tract when the block group's sample is too small.
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: 090415400024000003
Coordinates: 40.8718° N, 86.5089° W