Berrien County property record for 2265 W Wagner Rd, Buchanan, MI 49107
| Property Type | General Agricultural/Rural |
|---|---|
| Details | 3 bd · 2 ba · 3,120 sqft |
| Lot Size | 11.1 acres (487,436 sqft) |
| Owner | Company Name on File |
| Tax Bill | $2,406 (2025) |
| Deeds & Mortgages | Mar 2021 Mortgage Feb 2020 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 22-0015-0004-02-2 |
| Primary APN | 22-0015-0004-02-2 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 3,120 sqft Total Area |
| 1st Floor Area | 1,560 sqft |
| Basement Area | 1,560 sqft |
| Unfinished Basement | 1,560 sqft |
| Lot Area | 487,436 sqft (11.1 acres) |
|---|---|
| Garage Area | 672 sqft |
| Parking Spaces | 2 Parking Spaces |
| Total Buildings | 2 Buildings |
| Cooling System | HVAC |
|---|---|
| Heating System | Forced Air with A/C |
| Street Address | 2265 W WAGNER RD |
|---|---|
| City | BUCHANAN |
| State | MI |
| Zip | 49107-9336 |
| Property Category | Agriculture or Farming |
| Property Type | Agriculture / Farming > General Agricultural/Rural |
| Local Zoning Code | 174000 |
| Legal Description | BEG 2197.50' W OF E1/4 PST SEC 15 T3S R17W TH N00DEG18'48E 1325.34' TH S89DEG51'54"E 368' TH S00DEG18'48"W 1324.47' TH W 368' TO POB |
| Legal Range | 17W |
| Legal Township | 03S |
| Legal Section | 15 |
| Jurisdiction | BERRIEN MI |
| Township / Civil Division | WEESAW |
| Census Block Group | 2 |
| Census Block | 2010 |
| Census Tract | 11600 |
2265 W Wagner Rd, an agricultural property, is owned by a company that acquired it in June 2004.
Source: Berrien County records, as of September 28, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | PO BOX 530, SAWYER, MI 49125-0530 |
| 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.
| Date | Document |
|---|---|
| Mar 9, 2021 | Deed of Trust, Mortgage · Conventional Mortgage INDEPENDENT BANK |
| Feb 26, 2020 | Intrafamily Transfer, Transfer |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Jun 16, 2004 |
| Deed Sale | Jun 16, 2004 |
| Deed Book / Page | 2518 / 747 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | BERRIEN MI |
| Property Address | 2265 W WAGNER RD, BUCHANAN, MI 49107-9336 |
| Transaction Type | Mortgage |
| Record Updated | Nov 9, 2023 |
| Title Company | FIRST AMERICAN TITLE |
| Name | Verified Name |
|---|
| Document Number | 03316/3467 |
|---|---|
| Date | Mar 9, 2021 |
| Book Page | 3316/3467 |
| Name | INDEPENDENT BANK |
|---|---|
| Type | Bank |
| Address | GRAND RAPIDS, MI 49525 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Mar 1, 2051 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | BERRIEN MI |
| Recording Date | Feb 26, 2020 |
| Property Address | 2265 W WAGNER RD, BUCHANAN, MI 49107-9336 |
| Document Number | 03266/1011 |
| Book / Page | 3266 / 1011 |
| Instrument Date | Feb 21, 2020 |
| 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 | 2265 W WAGNER RD, BUCHANAN, MI 49107-9336 |
The 2025 property tax bill for 2265 W Wagner Rd was $2,406, up 8.7% from the year before.
Source: Berrien County assessment roll, as of September 28, 2026
| Type | Name |
|---|---|
| State | Michigan |
| County | Berrien County |
| County Subdivision | Weesaw Township |
| Unified School District | River Valley School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $198,900 (+6.08%) | $397,800 (+6.08%) | |
| 2025 | $2,406.00 (+8.72%) | $187,500 | $375,000 |
| 2024 | $2,213.00 | ||
| 2023 | $196,500 | $393,000 | |
| 2022 | $2,001.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 2265 W Wagner Rd in Zone X, an area of minimal flood risk, though there have been 2 flood claims nearby since 2018.
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 |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Policies | 2 in force |
| Nearby Flood Claims | 2 (2018) |
| Most Recent Claim | May 2018 · river or lake flooding |
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 2265 W Wagner Rd is low, with less than 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 96% of the US · lower than 91% of Michigan |
|---|---|
| Wildfire Likelihood | Under 0.01% annual chance |
| Exposure | None beyond ember reach |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: FCC Broadband Data Collection, based on 15 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Fiber · Cable in parts of the area | 2,000 / 2,000 |
| Midwest Energy & Communications Fiber | 1,000 / 1,000 |
| Mercury Fiber Fixed Wireless | 150 / 20 |
5G (outdoors only) and 4G LTE
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