6.82–8.24 acres of residential land near South Bend, St. Joseph County
23399 St Road 23, South Bend, IN · Parcel 710829251013000010
2025 roll, county file September 2025 · before the 2026 roll
At a glance
- BuildZoning R: rules not on file
- Ground42% wetlands · soils very limited for septic
- AccessFronts a public road
- ValueTax value $3,900, 2025 roll · last sale Mar 2013
- Acres6.82County roll: 6.82 ac. Drawn outline measures 8.24 ac (county GIS, Sep 2025)
- Land typeVacancy not verifiedNo building found, September 2025
- 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
- Wetlands42% of the parcelUSFWS National Wetlands Inventory, as of Oct 2026
- Tax value (county)$3,900Assessment, 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 saleMar 2013
- Road accessHas road accessRoads: Census TIGER/Line 2025 roads with IndianaMap road centerlines, Feb 2026
- Road frontage375 ft on Drake StRoad map name; the county roll's address reads St 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 29, 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, version Aug 2026
- Ground elevationAbout 719–735 ft above sea level; average slope 4.2%USGS 3DEP 1/3 arc-second (about 10 m), NAVD88; about ±1–2 ft · Oct 2026
- HighwaysState Rd 23 is 764 ft away and US Hwy 20 interchange at State Rd 23 is 1.2 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.
- Well depth nearbyMedian 118 ft (middle half 91–133 ft)From 12 well logs within 1 mi, drilled 1959–2004; water level 62 ft below ground. Area figures, not this parcel. Indiana DNR well records.
- Public land nearbyBellville Gardens, 1.9 miCity land, open to the public. 45 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 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 classFarmland of statewide importanceMap unit Maumee mucky loamy fine sand, 0 to 1 percent slopes, about 81% of the parcel · USDA NRCS soil survey (SSURGO), survey area IN141, version Aug 2026
- Crop productivity (NCCPI)0.55 of 1National Commodity Crop Productivity Index 3.0 of the main soil, Maumee; higher is more productive for non-irrigated commodity crops · USDA NRCS soil survey (SSURGO), version Aug 2026
- Land capability classClass 3w of 8: severe limits for crops (excess water)Non-irrigated, Maumee; 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.
- Land cover (CDL)Open water 2024–2025; woody wetlands 2021–2023No crop in these years; the most common class in the 90 m around the parcel's map point, from satellite imagery · USDA NASS Cropland Data Layer 2021–2025
- Hydric soils91% 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 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.
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
Mapped features from IGWS 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. Not checked here: surface coal mines, oil and gas wells, landslides.
- 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
- ~$83Estimate before exemptions (homestead and other deductions, local income tax credits): the $3,900 gross assessed value × 21.399 mills
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) | $3,900 | Not on the roll | $3,900 | -78.9% |
| 2024 (pay 2025) | $18,500 | Not on the roll | $18,500 | +3.4% |
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:
- 1 to 10 acres: $8.0k–$48.8k an acre (11 sales, Nov 2023–Sep 2026); median $15k
- Lots under 1 acre: $4,000–$9,500 a lot (13 sales, Oct 2025–Sep 2026); median $7,000
- 10 acres or more: $8.2k–$17.3k an acre (13 sales, Oct 2025–Sep 2026); median $11.9k
The middle half (25th to 75th percentile) and the median of recorded land sales (one parcel each, or one multi-parcel farm sale of bare land counted once). 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; farm acreage (farm class, 10+ acres, no buildings): also the sales the assessor marked not valid for trending when the form gives none of the disqualifying answers (related parties, partial interest, court order, sheriff, quitclaim, trade, land contract and the like), because Indiana assessors do not trend farm sales; a multi-parcel farm sale of bare land counts once, at its price per total acre. Recorded sales, not an estimate of any parcel.
Local jurisdictions
- Civil townshipGreene 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
- Riverine flooding
- Relatively low
- Heat wave
- Relatively low
- Lightning
- Relatively low
- Earthquake
- Relatively low
- Landslide
- Relatively low
- Wildfire
- Very low
- Drought
- No ratingNo expected annual loss computed for this tract
Recorded flood claims
OpenFEMA NFIP Redacted Claims v3, as of Sep 2026
- Claims since 1978
- Fewer than 10Insured buildings in this census tract
Neighborhood (Census)
Census ACS 2020–2024 5-year, as of Jan 2026
- Median household income
- $65,179± $28,636
- Median home value (owner-reported)
- $256,800± $64,565
- Median rent (gross)
- Census sample too small here
- Homes lived in by their owners
- 94%± 10 pts
- Median year homes were built
- 1971± 16 yr
- Average commute (one way)
- 33 min± 11 min · census tract (not published for block groups)
- Population
- 862± 215
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.
Nearby parcels
Land and farm parcels of 1 acre or more in St. Joseph County, nearest first.
- 3.72 acres of residential land near South Bendunder 0.1 mi
- 3.14 acres of residential land near South Bendunder 0.1 mi
- 3.88 acres of residential land near South Bend0.3 mi
- 59818 S Mayflower Rd22.8 acres · Residential lot · 0.4 mi
- 22649 Ice Trail V/L3.25 acres · Residential lot · 0.8 mi
- 60003 Myrtle Road6.84 acres · Residential lot · 0.8 mi
- 5.25 acres of residential land near South Bend0.8 mi
Land and farm parcels of 1 acre or more in St. Joseph County: 724 parcel pages
Sources & methodSources, county file September 2025
Property tax
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.
Hazards
Ratings come from FEMA's National Risk Index (v1.20, planning-level) and the 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. No rating: FEMA computed no expected annual loss for this census tract; not a statement about this parcel.
Recorded flood claims
Insured buildings near this parcel, not the parcel itself. FEMA counts claims on buildings with NFIP flood insurance, so land that never had an insured building has no claims to count. The count is the parcel's census block group when it has 10 or more, else its tract's; a count under 10 prints as "Fewer than 10". Source: OpenFEMA NFIP Redacted Claims v3.
Neighborhood (Census)
± is the Census 90% margin of error; a figure comes from the larger census tract when the block group's sample is too small.
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: 710829251013000010
Coordinates: 41.6309° N, 86.3195° W