6.29 acres of residential land near Mishawaka, St. Joseph County
55260 Fir Rd, Mishawaka, IN · Parcel 710902103002000022
2025 roll, county file September 2025 · before the 2026 roll
At a glance
- BuildZoning not on file
- GroundPublic sewer
- AccessFronts a public road
- ValueTax value $22.8k, 2025 roll · last sale Jan 2021
- Acres6.29
- Land typeVacancy not verifiedNo building found, September 2025
- ZoningWe have not collected a zoning map for City of Mishawaka yet
- Flood zoneX · minimal flood hazardFEMA flood map, as of Jul 2026
- WetlandsNone mappedUSFWS National Wetlands Inventory, as of Oct 2026
- Tax value (county)$22.8kAssessment, trended yearly; not a market price · 2025 roll
- Last saleJan 2021
- Road accessHas road accessRoads: Census TIGER/Line 2025 roads with IndianaMap road centerlines, Feb 2026
- Road frontage126 ft on Fir Rd
- BuildingNone on the roll
- City or townMishawaka
- SewerConnectedPer the county assessor's record · 2025 roll
- WaterPublicPer the county assessor's record · 2025 roll
Land facts
From public records and official maps, each with its source and date.
- Who zones itCity of Mishawaka
- Section, township, rangeSection 2, Township 37 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, version Aug 2026
- Ground elevationAbout 745–746 ft above sea level; average slope 0.7% (flat)USGS 3DEP 1/3 arc-second (about 10 m), NAVD88; about ±1–2 ft · Oct 2026
- HighwaysI-80 is 1.9 mi away and I-80 interchange is 2.6 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 50 ft (middle half 44–70 ft)From 23 well logs within 1 mi, drilled 1965–2013; water level 14 ft below ground. Area figures, not this parcel. Indiana DNR well records.
- Public land nearbyHarmony Park, 1.6 miCity land, open to the public. 56 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 Urban land-Gilford 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: Penn-Harris-Madison School Corporation
Crops and forest
Public federal records, each with its source and year. Satellite classifications, not farm records.
- Land cover (CDL)Deciduous forest 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
- Forest type (LANDFIRE)Northern & Central Native Ruderal ForestRuderal Forest, conifer and hardwood; the most common vegetation type in the 90 m around the map point · LANDFIRE 2024 Existing Vegetation Type (USGS / USFS)
- Hydric soils48% 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 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.
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
MishawakaParcels and flood2.5%in a FEMA flood zone17,445parcels on the rollProperty tax
Indiana DLGF pay-2026 certified rates; DLGF 2025 real property roll, as of Oct 2026
- Tax rate
- 36.087 mills (Mishawaka - Phm School district: St. Joseph County, Penn Township, Mishawaka Civil City, Penn-Harris-Madison-School Corporation, Mishawaka Public Library, St. Joseph Airport, South Bend Public Transportation, pay 2026)
- Estimated annual tax
- ~$460Estimate before exemptions (homestead and other deductions, local income tax credits): the $22,800 gross assessed value × 36.087 mills; capped by the circuit breaker at 2% (residential / farmland) of $22,800
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) | $22,800 | Not on the roll | $22,800 | No change |
| 2024 (pay 2025) | $22,800 | Not on the roll | $22,800 | 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 townshipPenn 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.
- Hail
- Relatively moderate
- Cold wave
- Relatively moderate
- Tornado
- Relatively low
- Strong wind
- Relatively low
- Riverine flooding
- Relatively low
- Winter weather
- Relatively low
- Lightning
- Relatively low
- Earthquake
- Relatively low
- Heat wave
- Very 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
- $68,750± $25,118
- Median home value (owner-reported)
- $129,800± $48,706
- Median rent (gross)
- $1,173± $316
- Homes lived in by their owners
- 86%± 10 pts
- Median year homes were built
- 1951± 7 yr
- Average commute (one way)
- 21 min± 8 min · census tract (not published for block groups)
- Population
- 779± 208
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.
- 55396 Fir Rd4.98 acres · Residential lot · 0.2 mi
- 3.96 acres of residential land near Mishawaka0.2 mi
- 2.43 acres of residential land near Mishawaka0.4 mi
- 2.72 acres of residential land near Mishawaka0.5 mi
- 55098 Filbert Rd2.86 acres · Residential lot · 0.6 mi
- 54655 Fir Rd6.33 acres · Residential lot · 0.7 mi
- 55727 Elder (Vl Next To) Rd2.5 acres · Residential lot · 0.7 mi
- 14499 Day Rd4.5 acres · Residential lot · 0.7 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: 710902103002000022
Coordinates: 41.6922° N, 86.1540° W