3.25-acre residential lot near Granger, St. Joseph County
12409 Adams Rd, Granger, IN · Parcel 710507456013000011
2025 roll, county file September 2025 · before the 2026 roll
At a glance
- BuildZoning C: rules not on file
- GroundSoils very limited for septic
- AccessFronts a public road
- ValueTax value $13.7k, 2025 roll · last sale Sep 2019
- Acres3.25
- Land typeVacancy not verifiedNo building found, September 2025
- ZoningCCommercial district · St Joseph County (AGOL org stjocogis) zoning map, map last edited Oct 2026
- Flood zoneX · minimal flood hazardFEMA flood map, as of Jul 2026
- WetlandsNone mappedUSFWS National Wetlands Inventory, as of Oct 2026
- Tax value (county)$13.7kAssessment, trended yearly; not a market price · 2025 roll
- Last saleSep 2019
- Road accessHas road accessRoads: Census TIGER/Line 2025 roads with IndianaMap road centerlines, Feb 2026
- Road frontage549 ft on State Rd 23Road map name; the county roll's address reads Adams Rd
- BuildingNone on the roll
- City or townUnincorporatedSt. Joseph County
Land facts
From public records and official maps, each with its source and date.
- Section, township, rangeSection 7, Township 38 North, Range 4 East, Second Principal MeridianBLM PLSS (CadNSDI), at the parcel's center · Oct 2026
- Septic (soils)Very limitedUSDA NRCS soil survey (SSURGO), septic absorption fields, version Aug 2026
- Ground elevationAbout 786–794 ft above sea level; average slope 3.2%USGS 3DEP 1/3 arc-second (about 10 m), NAVD88; about ±1–2 ft · Oct 2026
- HighwaysState Rd 23 is 157 ft away and I-80 interchange is 2 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 areaOutside the eligible areasHousehold income limits also apply. USDA Rural Development map, edited Jul 2023.
- Traffic countAbout 17,900 vehicles a daySR 23: the 2024 average daily count for the road segment, not the driveway. Federal Highway Administration counts, 2024.
- Well depth nearbyMedian 82 ft (middle half 60–100 ft)From 32 well logs within 1 mi, drilled 1961–2011; water level 24 ft below ground. Area figures, not this parcel. Indiana DNR well records.
- Public land nearbyAnderson Road Property, 1.4 miCounty land, open to the public. 116 acres. Being nearby does not give access or hunting rights. USGS protected areas map (PAD-US 4.1).
School district
Public federal records, each with its source and date.
- School districtPenn-Harris-Madison 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
District details at NCES: Penn-Harris-Madison School Corporation
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 Indiana Michigan Power CompanyInvestor-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
GrangerParcels, flood and zoning0.2%in a FEMA flood zone11,991parcels on the rollProperty tax
Indiana DLGF pay-2026 certified rates; DLGF 2025 real property roll, as of Oct 2026
- Tax rate
- 18.658 mills (Harris Township district: St. Joseph County, Clay Township, Harris Township, Penn-Harris-Madison-School Corporation, Mishawaka Public Library, St. Joseph Airport, pay 2026)
- Estimated annual tax
- ~$260Estimate before exemptions (homestead and other deductions, local income tax credits): the $13,700 gross assessed value × 18.658 mills
How we compute this
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) | $13,700 | Not on the roll | $13,700 | -54.5% |
| 2024 (pay 2025) | $30,100 | Not on the roll | $30,100 | 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. 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 townshipHarris 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.
- Cold wave
- Relatively high
- Tornado
- Relatively moderate
- Strong wind
- Relatively moderate
- Hail
- Relatively moderate
- Winter weather
- Relatively moderate
- Lightning
- Relatively moderate
- Riverine flooding
- Relatively low
- Heat wave
- Relatively low
- Earthquake
- Relatively low
- Wildfire
- Very low
- Landslide
- Very low
- Drought
- No ratingNo expected annual loss computed for this tract
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
- $119,167± $16,073
- Median home value (owner-reported)
- $316,600± $21,115
- Median rent (gross)
- Census sample too small here
- Homes lived in by their owners
- 100%± 0 pts
- Median year homes were built
- 1989± 5 yr
- Average commute (one way)
- 25 min± 7 min · census tract (not published for block groups)
- Population
- 2,181± 453
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 St. Joseph County, nearest first.
- 12349 Adams Rd8.87 acres · Residential lot · under 0.1 mi
- 51471 Birch Rd2.39 acres · Residential lot · 1.2 mi
- 51615 Cherry Rd2.56 acres · Residential lot · 1.2 mi
- 50780 Fox Tr4.94 acres · Residential lot · 1.2 mi
- 10764 Adams Rd14.7 acres · Residential lot · 1.5 mi
- 51459 Elm Rd3.29 acres · Residential lot · 1.8 mi
- 51000 Yellowstone Dr19.6 acres · Residential lot · 1.9 mi
- 14089 State Road 233 acres · Residential lot · 1.9 mi
Land and farm parcels of 1 acre or more in St. Joseph County: 724 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.
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: 710507456013000011
Coordinates: 41.7540° N, 86.1075° W