7.39 acres of residential land near South Bend, St. Joseph County
V/L-Rear of 17088 St Rd #23, South Bend, IN · Parcel 710429477023000005
County file September 2025
- Acres7.39
- Land typeVacancy not verifiedNo building found, September 2025
- ZoningZoning set by City of Mishawaka; no zoning map on file
- Flood zoneX
- Tax value (county)$27.4kFrom the county’s last revaluation, not a market price
- Last recorded saleMay 13, 2010
- Road accessHas road accessRoads: Census TIGER/Line 2025 roads with IndianaMap road centerlines, Feb 2026
- BuildingNone on the roll
- City or townMishawaka
Land facts
From public records and official maps, each with its source and date.
- Section, township, rangeSection 28, Township 38 North, Range 3 East, Second Principal MeridianBLM PLSS (CadNSDI), at the parcel's center · Oct 2026
- Septic (soils)Very limitedUSDA NRCS soil survey (SSURGO), septic absorption fields · Oct 2026
- Ground elevationAbout 748–760 ft above sea levelUSGS 3DEP 1/3 arc-second (about 10 m), NAVD88; about ±1–2 ft · Oct 2026
Services and surroundings
Public federal and state records, each with its source and date. Area facts, not a survey of this parcel.
- USDA home loan areaOutside the eligible areasUSDA Rural Development eligibility map, last edited Jul 2023, read Oct 2026. Household income limits also apply
- Well depth nearbyMedian 66 ft (middle half 50–90 ft)33 well logs within 1 mi, drilled 1931–2013; water level 28 ft below ground (Indiana DNR well records). Area figures, not this parcel
- Public land nearbyEdison Park, 1.6 miCity Land, open to the public, 136 acres (USGS PAD-US 4.1). Nearby is not access, and never a hunting right
School district and farmland
Public federal records, each with its source and date.
- School districtSouth Bend Community School CorporationGrades pre-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 classNot prime farmlandMap unit Urban land-Tyner complex, 0 to 1 percent slopes, most of the parcel · USDA NRCS soil survey (SSURGO), survey area IN141, version Aug 2026
- Land capability classClass 8 of 8: not for crops, pasture or timberNon-irrigated, Urban land; class 1 has the fewest limits · USDA NRCS soil survey (SSURGO), version Aug 2026
District details at NCES: South Bend Community School Corporation
Crops and forest
Public federal records, each with its source and year. Satellite classifications, not farm records.
- Forest type (LANDFIRE)Eastern Cool Temperate Urban Deciduous ForestDeveloped-Upland Deciduous Forest, developed; the most common vegetation type in the 90 m around the map point · LANDFIRE 2024 Existing Vegetation Type (USGS / USFS)
- Hydric soilsNone mappedShare 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 Mishawaka UtilitiesMunicipal utility · IURC electric service territories map, edited Aug 2026: a visual aid, not the legal ruling
- Water system areaInside the service area of Mishawaka UtilitiesPublic water system IN5271009 · EPA public water system service areas, edited May 2026; boundary supplied by local government. Not a water line at the lot
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
South BendParcels, flood and zoning1.7%in a FEMA flood zone46,831parcels on the rollProperty tax
Indiana DLGF pay-2026 certified rates; DLGF 2025 real property roll · as of Oct 2026
- Tax rate
- 40.477 mills (Mishawaka - Clay district: St. Joseph County, Clay Township, Mishawaka Civil City, South Bend Community School Corporation, St. Joseph County Public Library, St. Joseph Airport, South Bend Public Transportation, pay 2026)
- Estimated annual tax
- ~$640Estimate before exemptions (homestead and other deductions, local income tax credits): the $27,400 gross assessed value × 40.477 mills; capped by the circuit breaker at 2% (residential / farmland) of $27,400 plus the voter-approved referendum rate, which is outside the cap
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.
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) | $27,400 | None | $27,400 | No change |
| 2024 (pay 2025) | $27,400 | None | $27,400 | No change |
Roll values set for property tax · Indiana DLGF parcel roll · as of Sep 2025
What land sells for nearby
Land in St. Joseph County sold for:
- Lots under 1 acre: $4,000–$6,000 a lot (11 sales, Oct 2025–Sep 2026); median $5,000
The middle half (25th to 75th percentile) and the median of arm's-length single-parcel land sales. 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.
Owner: on the county assessment roll (not shown here) · Request removal
Hazards
FEMA National Risk Index v1.20, planning-level · For this census tract, not this parcel · as of Dec 2025
- Cold wave
- Relatively High
- Tornado
- Relatively Moderate
- Strong wind
- Relatively Moderate
- Hail
- Relatively Moderate
- Winter weather
- Relatively Moderate
- Riverine flooding
- Relatively Low
- Heat wave
- Relatively Low
- Lightning
- Relatively Low
- Earthquake
- Relatively Low
- Wildfire
- Very Low
- Landslide
- Very Low
- Drought
- No RatingFEMA computed no expected annual loss for this census tract; not a statement about this parcel
- Sinkhole area (karst)
- Not in a mapped sinkhole areaAt the parcel's map point · Indiana Geological and Water Survey, sinkhole areas (Misc. Map 65) · as of Oct 2026
Ratings are from 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
- $52,154± $15,657 · this block group
- Median home value (owner-reported)
- $207,100± $83,923 · this block group
- Median rent (gross)
- $1,442± $162 · this block group
- Homes lived in by their owners
- 46%± 10 pts · census tract (block group sample too small)
- Median year homes were built
- 1992± 6 yr · this block group
- Average commute (one way)
- 21 min± 9 min · census tract (not published for block groups)
- Population
- 790± 279 · 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 St. Joseph County, nearest first.
- 5510 Shaughn St3.32 acres · Residential lot · under 0.1 mi
- 4.42 acres of residential land near Mishawaka0.3 mi
- 5.43 acres of residential land near Mishawaka0.6 mi
About these numbersSources, county file September 2025
Tax value
Tax value from the county’s last revaluation, 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.
Land type
No building found: county roll (2025) and building footprints (Overture Maps with Microsoft and OpenStreetMap, Sep 2026) · County assessor roll; Overture Maps 2026-09-23.1
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: 710429477023000005
Coordinates: 41.7134° N, 86.1960° W