3.25-acre residential lot near South Bend, St. Joseph County
22649 Ice Trail V/L, South Bend, IN · Parcel 710828127002000010
County file September 2025
- Acres3.25
- Land typeVacancy not verifiedNo building found, September 2025
- ZoningRSingle-family district
- Flood zoneX
- Tax value (county)$25kFrom the county’s last revaluation, not a market price
- Last recorded saleJun 15, 2007
- Road accessHas road accessRoads: Census TIGER/Line 2025 roads with IndianaMap road centerlines, Feb 2026
- Road frontage826 ft on State Rd 23
- 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 28, Township 37 North, Range 2 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 750–772 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
- Traffic countAbout 9,200 vehicles a daySR 23, 2024 average daily count for the road segment, not the driveway (FHWA Highway Performance Monitoring System)
- Well depth nearbyMedian 122 ft (middle half 116–138 ft)13 well logs within 1 mi, drilled 1953–2004; water level 62 ft below ground (Indiana DNR well records). Area figures, not this parcel
- Public land nearbyBeverly D Crone Restoration Area, 1.5 miCounty Land, open to the public, 106 acres (USGS PAD-US 4.1). Nearby is not access, and never a hunting right
School district
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
District details at NCES: South Bend Community 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
- Water system areaInside the service area of South Bend Water WorksPublic water system IN5271014 · EPA public water system service areas, edited May 2026; boundary source not stated. 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
- 21.399 mills (Greene Township district: St. Joseph County, Greene Township, Liberty Township, John Glenn School Corporation, South Bend Community School Corporation, St. Joseph County Public Library, St. Joseph Airport, pay 2026)
- Estimated annual tax
- ~$530Estimate before exemptions (homestead and other deductions, local income tax credits): the $25,000 gross assessed value × 21.399 mills
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) | $25,000 | None | $25,000 | No change |
| 2024 (pay 2025) | $25,000 | None | $25,000 | +50.6% |
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
- Landslide
- Relatively Low
- Wildfire
- 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
- $65,179± $28,636 · this block group
- Median home value (owner-reported)
- $256,800± $64,565 · this block group
- Median rent (gross)
- Census sample too small here
- Homes lived in by their owners
- 94%± 10 pts · this block group
- Median year homes were built
- 1971± 16 yr · this block group
- Average commute (one way)
- 33 min± 11 min · census tract (not published for block groups)
- Population
- 862± 215 · 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.
- 7.91 acres of residential land near South Bend0.2 mi
- 59081 Magnolia Rd13.1 acres · Residential lot · 0.2 mi
- 22681 Ireland Road8.37 acres · Residential lot · 0.3 mi
- 59259 Magnolia Rd7.47 acres · Residential lot · 0.4 mi
- 59050 Magnolia Road6.25 acres · Residential lot · 0.5 mi
- 6.5 acres of residential land near South Bend0.6 mi
- 17 Magnolia 58800 Tr5.4 acres · Residential lot · 0.6 mi
- 59818 S Mayflower Rd22.8 acres · Residential lot · 1.0 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: 710828127002000010
Coordinates: 41.6342° N, 86.3048° W