20 acres of farm and timber land near Granger, St. Joseph County
10950 Adams Rd, Granger, IN · Parcel 710516100001000011
2025 roll, county file September 2025 · before the 2026 roll
At a glance
- BuildZoning R: rules not on file · 4 buildings mapped (footprints)
- Ground2% wetlands · soils very limited for septic
- AccessFronts a public road
- ValueTax value $537k, 2025 roll · last sale Jul 2002
- Acres20
- Land typeFarm and timber
- ZoningRSingle-family 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
- Wetlands2% of the parcelUSFWS National Wetlands Inventory, as of Oct 2026
- Tax value (county)$537kAssessment, trended yearly; not a market price · 2025 roll
- Last saleJul 2002
- Road accessHas road accessRoads: Census TIGER/Line 2025 roads with IndianaMap road centerlines, Feb 2026
- Road frontage336 ft on Adams Rd
- City or townUnincorporatedSt. Joseph County
Land facts
From public records and official maps, each with its source and date.
- Section, township, rangeSection 16, 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 782–790 ft above sea level; average slope 1.6%USGS 3DEP 1/3 arc-second (about 10 m), NAVD88; about ±1–2 ft · Oct 2026
- HighwaysState Rd 23 is 0.5 mi away and I-80 interchange is 3.1 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.
- Well depth nearbyMedian 55 ft (middle half 50–55 ft)From 13 well logs within 1 mi, drilled 1941–2010; water level 12 ft below ground. Area figures, not this parcel. Indiana DNR well records.
- Public land nearbyAnderson Road Property, 0.3 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 and farmland
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
- Farmland classNot prime farmlandMap unit Brems-Morocco loamy sands, 0 to 1 percent slopes, about 56% of the parcel · USDA NRCS soil survey (SSURGO), survey area IN141, version Aug 2026
- Crop productivity (NCCPI)0.50 of 1National Commodity Crop Productivity Index 3.0 of the main soil, Brems; higher is more productive for non-irrigated commodity crops · USDA NRCS soil survey (SSURGO), version Aug 2026
- Land capability classClass 4s of 8: very severe limits for crops (shallow, droughty or stony soil)Non-irrigated, Brems; class 1 has the fewest limits · USDA NRCS soil survey (SSURGO), version Aug 2026
- Cropland rent$196 an acre a yearCounty average, non-irrigated, 2026 · USDA NASS county cash rents survey, released August 21, 2026
District details at NCES: Penn-Harris-Madison School Corporation
Crops and forest
Public federal records, each with its source and year. Satellite classifications, not farm records.
- Hydric soils1% 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)$190 an acre a yearThe county's 2026 average dryland soil rental rate (was $195): 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 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 rollHome facts
Building footprints (Microsoft, OpenStreetMap) via Overture Maps, as of Sep 2026
- Buildings
- 4 buildings mapped · about 15,200 sq ft of footprint (largest 5,790 sq ft)Measured from building footprints (Microsoft/OpenStreetMap, Sep 2026), not the county roll
- Bedrooms, bathrooms, living area, year built
- Not on Indiana's statewide parcel roll
Property 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
- ~$7,880Estimate before exemptions (homestead and other deductions, local income tax credits): the $536,800 gross assessed value × 18.658 mills; capped by the circuit breaker at 1% (homestead) of $353,300 + 2% (residential / farmland) of $116,200 + 3% (other) of $67,300
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) | $170,000 | $366,800 | $536,800 | +11.2% |
| 2024 (pay 2025) | $171,100 | $311,600 | $482,700 | -11.9% |
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 moderate
- Tornado
- Relatively low
- Strong wind
- Relatively low
- Hail
- Relatively low
- Heat wave
- Relatively low
- Winter weather
- Relatively low
- Lightning
- Relatively low
- Riverine flooding
- Very low
- Wildfire
- Very low
- Earthquake
- 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
- $137,750± $28,150 · census tract (block group sample too small)
- Median home value (owner-reported)
- $381,900± $46,929
- Median rent (gross)
- $2,177± $139 · census tract (block group sample too small)
- Homes lived in by their owners
- 100%± 0 pts
- Median year homes were built
- 1988± 3 yr
- Average commute (one way)
- 22 min± 5 min · census tract (not published for block groups)
- Population
- 670± 243
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.
- 10764 Adams Rd14.7 acres · Residential lot · 0.2 mi
- 51471 Birch Rd2.39 acres · Residential lot · 0.5 mi
- 51000 Yellowstone Dr19.6 acres · Residential lot · 0.5 mi
- 10343 Adams Road3.68 acres · Residential lot · 0.6 mi
- 10620 Anderson Rd2.17 acres · Residential lot · 0.8 mi
- 12409 Adams Rd3.25 acres · Residential lot · 1.4 mi
- 12349 Adams Rd8.87 acres · Residential lot · 1.4 mi
- 11161 Cleveland Rd2.21 acres · Residential lot · 1.8 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.
Estimate
Rough estimate: based on the assessed value of the buildings, scaled by recent home prices, plus typical prices per acre in Indiana. Not tested to our accuracy standard. Half of past estimates were within ±20% (measured across nearby counties); the range covers about 8 in 10.
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: 710516100001000011
Coordinates: 41.7516° N, 86.0808° W