17090 River Bluff Dr, Union Pier, MI 49129 Property Records

Berrien County property record for 17090 River Bluff Dr, Union Pier, MI 49129

Property Summary

Property Type	Single Family Home
Details	3 bd · 1 ba · 2,557 sqft · built 2017
Lot Size	1.2 acres (52,272 sqft)
Owner	Company Name on File
Last Sale	$50,000 (Jun 2016)
Tax Bill	$5,129 (2025)
Deeds & Mortgages	Oct 2023 Transfer Oct 2023 Transfer
Flood Zone	Zone X (minimal risk)
APN	`13-6800-0005-00-9`

Property Details

APN / Parcel Number

Primary APN	`13-6800-0005-00-9`
Alternative APN	`11-13-6800-0005-00-9`

Interior

Bedrooms	3 Beds
Full Baths	1 Bath
Building Area	2,557 sqft Living Area
1st Floor Area	2,557 sqft
Basement Area	2,557 sqft
Unfinished Basement	2,557 sqft

Exterior

Year Built	Built 2017
Effective Year Built	Effective 2017
Lot Area	52,272 sqft (1.2 acres)
Garage Area	950 sqft
Parking Spaces	4 Parking Spaces

Utilities, Heating & Cooling

Heating System	Forced Air with A/C

Location & Zoning

Street Address	17090 RIVER BLUFF DR
City	UNION PIER
State	MI
Zip	49129-9477
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	AG-R
Legal Description	UNIT 5 RIVER BLUFF LIBER 231 PAGE 1
Legal Subdivision	RIVER BLUFF CONDOMINIUM
Legal Unit	5
Jurisdiction	BERRIEN MI
Township / Civil Division	NEW BUFFALO
Census Block Group	2
Census Block	2074
Census Tract	11301

Owner

17090 River Bluff Dr is owned by a company that acquired it in October 2023 and is owner-occupied.

Source: Berrien County records, as of September 28, 2026

Owner of Record	Company Name on File
Mailing Address	17090 RIVER BLUFF DR, UNION PIER, MI 49129-9477
Occupancy	Owner Occupied
Owner Type	Company
Vesting	Life Estate

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Date	Document
Oct 19, 2023	Intrafamily Transfer, Transfer
Oct 19, 2023	Intrafamily Transfer, Transfer

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Jun 6, 2016 · Amount on File
Deed Sale	Jun 6, 2016 · Amount on File
Deed Book / Page	3138 / 1005
Last Transfer Date	Oct 2, 2023
Transfer Doc	03414/1926
Record Updated	Oct 29, 2026

October 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	BERRIEN MI
Recording Date	Oct 19, 2023
Property Address	17090 RIVER BLUFF DR, UNION PIER, MI 49129-9477
Document Number	03414/1926
Book / Page	3414 / 1926
Map Reference	LB 231 PG 1
Instrument Date	Oct 2, 2023
Instrument	2023391370
Transaction Type	Transfer
Record Updated	Nov 9, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	17090 RIVER BLUFF DR, UNION PIER, MI 49129-9477

October 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	BERRIEN MI
Recording Date	Oct 19, 2023
Property Address	17090 RIVER BLUFF DR, UNION PIER, MI 49129-9477
Document Number	03414/1921
Book / Page	3414 / 1921
Instrument Date	Oct 2, 2023
Instrument	2023391369
Transaction Type	Transfer
Record Updated	Nov 9, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Living Trust

Tax Assessment & Valuation

The 2025 property tax bill for 17090 River Bluff Dr was $5,129 with a homeowner's exemption, up 878.8% from the year before.

Source: Berrien County assessment roll, as of September 28, 2026

Property Jurisdictions

Type	Name
State	Michigan
County	Berrien County
County Subdivision	New Buffalo Township
Unified School District	New Buffalo Area School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026		$317,600 (+9.82%)	$635,200 (+9.82%)
2025	$5,129.00 (+878.82%) Homeowner's exemption	$289,200	$578,400
2024	$524.00
2023		$225,500	$451,000
2022	$511.00

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

FEMA maps place 17090 River Bluff Dr in Zone X, an area of minimal flood risk, within 500 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 500 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

Wildfire risk around 17090 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.

Internet Providers

Source: FCC Broadband Data Collection, based on 8 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Starlink Satellite	280 / 30
T-Mobile Fixed Wireless	25 / 3

May also be available: AT&T, Verizon.

Cell Coverage

5G (outdoors only) and 4G LTE

Nearby Properties on River Bluff Dr

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