17170 River Bluff Dr, Union Pier, MI 49129 Property Records

Berrien County property record for 17170 River Bluff Dr, Union Pier, MI 49129

Property Summary

Property Type	Single Family Home
Details	2.5 ba · 2,450 sqft · built 2006
Lot Size	2.12 acres (92,347 sqft)
Owner	Trust Name on File
Tax Bill	$10,013 (2025)
Deeds & Mortgages	Apr 2022 Line of Credit Jun 2023 Sale + 2 more
Flood Zone	Zone X (minimal risk)
APN	`13-6800-0010-00-2`

Property Details

APN / Parcel Number

Primary APN	`13-6800-0010-00-2`
Alternative APN	`11-13-6800-0010-00-2`

Interior

Full Baths	2.5 Baths
Half Baths	1 Half Bath
Stories	2 Stories
Building Area	2,450 sqft Living Area
1st Floor Area	1,225 sqft
Basement Area	1,225 sqft
Unfinished Basement	1,225 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 2006
Effective Year Built	Effective 2006
Architectural Style	Colonial
Lot Area	92,347 sqft (2.12 acres)

Utilities, Heating & Cooling

Cooling System	HVAC
Heating System	Forced Air with A/C

Location & Zoning

Street Address	17170 RIVER BLUFF DR
City	UNION PIER
State	MI
Zip	49129-9478
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	AG-R
Legal Description	UNIT 10 RIVER BLUFF LIBER 231 PAGE 1
Legal Subdivision	RIVER BLUFF CONDOMINIUM
Legal Unit	10
Jurisdiction	BERRIEN MI
Township / Civil Division	NEW BUFFALO
Census Block Group	2
Census Block	2074
Census Tract	11301

Owner

17170 River Bluff Dr is owner-occupied and held in a trust since October 2020.

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

Owner of Record	Trust Name on File
Mailing Address	17170 RIVER BLUFF DR, UNION PIER, MI 49129-9478
Occupancy	Owner Occupied
Owner Type	Company
Vesting	Trust

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
Apr 29, 2022	Deed of Trust, Mortgage · Line of Credit TEACHERS CU
Jun 1, 2023	Warranty Deed, Transfer FIRST AMERICAN TITLE
Oct 22, 2020	Intrafamily Transfer, Transfer
Jun 14, 2019	Warranty Deed, Transfer · ARM GUARANTEED RATE INC

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Oct 21, 2010
Deed Sale	Oct 21, 2010
Deed Book / Page	2936 / 1811
Last Transfer Date	Oct 15, 2020
Transfer Doc	03296/2628
Record Updated	Oct 29, 2026

April 2022: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	BERRIEN MI
Property Address	17170 RIVER BLUFF DR, UNION PIER, MI 49129-9478
Transaction Type	Mortgage
Record Updated	Nov 9, 2023
Title Company	NOT AVAILABLE, MERIDIAN TITLE CORPORATION

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	17170 RIVER BLUFF DR, UNION PIER, MI 49129-9478

Mortgage

Document Number	03372/1559
Date	Apr 29, 2022
Book Page	3372/1559
Instrument	2022351676

Lender

Name	TEACHERS CU
Type	Credit Union
Address	SOUTH BEND, IN 46601

Agreement

Type	Line of Credit
Amount	Amount on Record
Term	240 Months
Due	Apr 29, 2042

Interest

Rate Type	Adjustable Rate
Change Frequency	Monthly

June 2023: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	BERRIEN MI
Recording Date	Jun 1, 2023
Property Address	17170 RIVER BLUFF DR, UNION PIER, MI 49129-9478
Document Number	03404/4454
Book / Page	3404 / 4454
Map Reference	LB 231 PG 1
Instrument Date	May 17, 2023
Instrument	2023381666
Transaction Type	Transfer
Record Updated	Nov 9, 2023
Title Company	FIRST AMERICAN TITLE

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	10386 TOWN LINE RD, UNION PIER, MI 49129

October 2020: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	BERRIEN MI
Recording Date	Oct 22, 2020
Property Address	17170 RIVER BLUFF DR, UNION PIER, MI 49129-9478
Document Number	03296/2628
Book / Page	3296 / 2628
Map Reference	LB 231 PG 1
Instrument Date	Oct 15, 2020
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	Revocable Living Trust
Address	17170 RIVER BLUFF DR, UNION PIER, MI 49129-9478

June 2019: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	BERRIEN MI
Recording Date	Jun 14, 2019
Property Address	17170 RIVER BLUFF DR, UNION PIER, MI 49129-9478
Document Number	03240/1890
Book / Page	3240 / 1890
Map Reference	LB 231 PG 1
Instrument Date	Jun 7, 2019
Transaction Type	Transfer
Record Updated	Nov 9, 2023
Title Company	NOT AVAILABLE, FAT

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Tenants by the Entirety
Address	1440 W LAKE ST, CHICAGO, IL 60607-1410

Mortgage

Document Number	0032401369
Date	Jun 14, 2019
Instrument	3240/1369

Lender

Name	GUARANTEED RATE INC
Type	Non-Lending Institution

Agreement

Type	ARM
Amount	Amount on Record
Term	361 Months
Due	Jul 1, 2049

Interest

Rate Type	Adjustable Rate
Rate	3.25%
Adjustable	Adjustable Rate Rider
Type Change Date	Jul 1, 2029
Change Frequency	Annually
Min Rate At Change	2.25%
Max Rate At Change	8.25%
Index	1-Year LIBOR
Max Rate	8.25%

Tax Assessment & Valuation

The 2025 property tax bill for 17170 River Bluff Dr was $10,013 with a homeowner's exemption, down 0.8% 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		$417,500 (-15.74%)	$835,000 (-15.74%)
2025	$10,013.00 (-0.81%) Homeowner's exemption	$495,500	$991,000
2024	$10,095.00
2023		$312,800	$625,600
2022	$5,075.00

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

Flood

FEMA maps place 17170 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 17170 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 6 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Starlink Satellite	280 / 30
Verizon Fixed Wireless	25 / 6
T-Mobile Fixed Wireless	25 / 3

Cell Coverage

5G (outdoors only) and 4G LTE

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