1.87-acre lot in the farm and timber tax class near Royal Center, Cass County
US 35, Royal Center, IN · Parcel 090423400002000004
2025 roll, county file September 2025 · before the 2026 roll
At a glance
- BuildZoning not on file
- Ground5% wetlands · soils very limited for septic
- AccessFronts a public road
- ValueTax value $2,400, 2025 roll · no priced sale · deed Dec 2014
- Acres1.87About 1.77 of 1.87 acres outside mapped wetlands and floodway
- Land typeFarm and timber
- ZoningWe have not collected a zoning map for Town of Royal Center 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)$2,400Assessment, 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 Dec 2014One 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 frontage418 ft on US Hwy 35
- City or townRoyal Center
Land facts
From public records and official maps, each with its source and date.
- Who zones itTown of Royal Center
- Section, township, rangeSection 23, 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 729–736 ft above sea level; average slope 2.2%USGS 3DEP 1/3 arc-second (about 10 m), NAVD88; about ±1–2 ft · Oct 2026
- HighwaysUS Hwy 35 is 59 ft away and US Hwy 31 interchange at State Rd 931 is 28.8 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.
- Traffic countAbout 4,900 vehicles a dayUS 35: the 2024 average daily count for the road segment, not the driveway. Federal Highway Administration counts, 2024.
- Well depth nearbyMedian 111 ft (middle half 98–122 ft)From 30 well logs within 1 mi, drilled 1959–2013; water level 18 ft below ground; bedrock at 107 ft. Area figures, not this parcel. Indiana DNR well records.
- Public land nearbyFrance Park, 6.9 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 Crosier loam, 0 to 3 percent slopes, about 35% of the parcel · USDA NRCS soil survey (SSURGO), survey area IN017, version Sep 2026
- Crop productivity (NCCPI)0.71 of 1National Commodity Crop Productivity Index 3.0 of the main soil, Crosier; 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, Crosier; 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 developed (open space) · 2022 developed (open space) · 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 soils33% 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 Duke EnergyInvestor-owned utility · 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
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
- 32.815 mills (Royal Center district: Cass County, Boone Township, Royal Center Civil Town, Pioneer Regional School Corporation, Royal Center Public Library, Logansport Cass Co Airport Authority, pay 2026)
- Estimated annual tax
- ~$48Estimate before exemptions (homestead and other deductions, local income tax credits): the $2,400 gross assessed value × 32.815 mills; capped by the circuit breaker at 2% (residential / farmland) of $2,400
How we compute this
Pay or check a bill at the Cass County Treasurer.
Due dates
Value history
| Year | Land | Improvements | Total | Change |
|---|---|---|---|---|
| 2025 (pay 2026) | $2,400 | Not on the roll | $2,400 | -7.7% |
| 2024 (pay 2025) | $2,600 | Not on the roll | $2,600 | +23.8% |
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: $8.5k–$15.0k an acre (11 sales, Nov 2023–Sep 2026); median $11.8k
- Lots under 1 acre: $4.9k–$10.0k a lot (12 sales, Nov 2023–Sep 2026); median $5,500
- 10 acres or more: $7,900–$9,000 an acre (10 sales, Oct 2025–Sep 2026); median $8,200
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
How we compute this
Recorded flood claims
OpenFEMA NFIP Redacted Claims v3, as of Sep 2026
- Claims since 1978
- Fewer than 10Insured buildings in this census tract
How we compute this
Neighborhood (Census)
Census ACS 2020–2024 5-year, as of Jan 2026
- Median household income
- $52,159± $11,353
- Median home value (owner-reported)
- $86,200± $11,768
- Median rent (gross)
- $828± $45
- Homes lived in by their owners
- 72%± 4 pts
- Median year homes were built
- 1939 or earlier
- Average commute (one way)
- 31 min± 7 min · census tract (not published for block groups)
- Population
- 966± 278
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.
How we compute this
Nearby parcels
Land and farm parcels of 1 acre or more in Cass County, nearest first.
- 2.06 acres of residential land near Royal Center0.8 mi
- 2.55 acres of residential land near Royal Center1.1 mi
- 3.86 acres of residential land near Royal Center1.2 mi
- 3.23 acres of residential land near Royal Center1.2 mi
- 3.23 acres of residential land near Royal Center1.3 mi
- 10 acres of residential land near Royal Center2.0 mi
- 3.7 acres of residential land near Royal Center2.1 mi
- 4430 N US 353.87 acres · Residential lot · 2.5 mi
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: 090423400002000004
Coordinates: 40.8585° N, 86.4924° W