Berrien County property record for 16975 River Bluff Dr, New Buffalo, MI 49117
| Property Type | Residential Vacant Land |
|---|---|
| Lot Size | 2.53 acres (110,207 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $1,633 (2025) |
| Deeds & Mortgages | Jul 2021 Transfer Feb 2021 Sale |
| Flood Zone | Zone X (minimal risk) |
| APN | 13-6800-0001-00-3 |
| Primary APN | 13-6800-0001-00-3 |
|---|---|
| Alternative APN |
|
| Lot Area | 110,207 sqft (2.53 acres) |
|---|
| Heating System | Forced Air with A/C |
|---|
| Street Address | 16975 RIVER BLUFF DR |
|---|---|
| City | NEW BUFFALO |
| State | MI |
| Zip | 49117 |
| Property Category | Residential |
| Property Type | Vacant Land > Residential |
| Local Zoning Code | AG-R |
| Legal Description | UNIT 1 RIVER BLUFF LIBER 231 PAGE 1 |
| Legal Subdivision | RIVER BLUFF CONDOMINIUM |
| Legal Unit | 1 |
| Jurisdiction | BERRIEN MI |
| Township / Civil Division | NEW BUFFALO |
| Census Block Group | 2 |
| Census Block | 2074 |
| Census Tract | 11301 |
16975 River Bluff Dr, residential vacant land, is owned by two individuals who acquired it in July 2021.
Source: Berrien County records, as of September 28, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 111 N ELM ST, THREE OAKS, MI 49128-1119 |
| Owner Type | Individual |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Date | Document |
|---|---|
| Jul 23, 2021 | Intrafamily Transfer, Transfer |
| Feb 18, 2021 | Warranty Deed, Transfer |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Jul 14, 2021 |
| Transfer Doc | 003337/627 |
| Record Updated | Oct 29, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | BERRIEN MI |
| Recording Date | Jul 23, 2021 |
| Property Address | 16975 RIVER BLUFF DR, NEW BUFFALO, MI 49117 |
| Document Number | 003337/627 |
| Book / Page | 3337 / 627 |
| Map Reference | LB 231 PG 1 |
| Instrument Date | Jul 14, 2021 |
| Transaction Type | Transfer |
| Record Updated | Nov 9, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Revocable Trust |
| Address | 1103 SUNRISE CIR, MISHAWAKA, IN 46544-8207 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | BERRIEN MI |
| Recording Date | Feb 18, 2021 |
| Property Address | 16975 RIVER BLUFF DR, NEW BUFFALO, MI 49117 |
| Document Number | 0003314/24 |
| Book / Page | 3314 / 24 |
| Map Reference | LB 231 PG 1 |
| Instrument Date | Feb 16, 2021 |
| Transaction Type | Transfer |
| Record Updated | Nov 9, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Tenants by the Entirety |
| Address | 1103 SUNRISE CIR, MISHAWAKA, IN 46544-8207 |
The 2025 property tax bill for 16975 River Bluff Dr was $1,633, up 2.2% from the year before.
Source: Berrien County assessment roll, as of September 28, 2026
| Type | Name |
|---|---|
| State | Michigan |
| County | Berrien County |
| County Subdivision | New Buffalo Township |
| Unified School District | New Buffalo Area School District (KG - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $43,500 (-) | $87,000 (-) | |
| 2025 | $1,633.00 (+2.19%) | $43,500 | $87,000 |
| 2024 | $1,598.00 | ||
| 2023 | $38,500 | $77,000 | |
| 2022 | $1,487.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 16975 River Bluff Dr in Zone X, an area of minimal flood risk, within 100 ft of a high-risk flood zone.
Source: FEMA National Flood Hazard Layer, effective September 10, 2024 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Nearest Special Flood Hazard Area | Zone A, within 100 ft |
| Flood Insurance Requirement | Not required lenders may require it |
| Flood Insurance Cost | Premium on File median of 10 policies |
| Nearby Flood Policies | 10 in force |
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
Wildfire risk around 16975 River Bluff Dr is low, with a 0.01% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 80% of the US · above 51% of Michigan |
|---|---|
| Wildfire Likelihood | 0.01% annual chance |
| Exposure | Direct burnable vegetation |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: FCC Broadband Data Collection, based on 11 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Verizon Fixed Wireless | 300 / 20 |
| Starlink Satellite | 280 / 30 |
May also be available: AT&T, T-Mobile.
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