Berrien County property record for 2795 Pipestone Rd, Benton Harbor, MI 49022
| Property Type | Residential Vacant Land |
|---|---|
| Lot Size | 12 acres (522,720 sqft) |
| Owner | Trust Name on File |
| Last Sale | $72,000 (Jun 1997) |
| Tax Bill | $1,078 (2025) |
| Deeds & Mortgages | Nov 2022 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 19-0004-0025-01-4 |
| Primary APN | 19-0004-0025-01-4 |
|---|---|
| Alternative APN |
|
| Lot Area | 522,720 sqft (12 acres) |
|---|
| Heating System | Forced Air with A/C |
|---|
| Street Address | 2795 PIPESTONE RD |
|---|---|
| City | BENTON HARBOR |
| State | MI |
| Zip | 49022 |
| Property Category | Residential |
| Property Type | Vacant Land > Residential |
| Local Zoning Code | R-A RE |
| Legal Description | COM AT NW COR OF SW QTR OF NW QTR OF SEC 4 T5S R18W TH E 697.6' TH S 792'TO C/L OF HWY TH WR'LY ALONG HWY TO W LINE OF SEC TH N TO BEG |
| Legal Range | 18W |
| Legal Township | 05S |
| Legal Section | 04 |
| Jurisdiction | BERRIEN MI |
| Township / Civil Division | SODUS |
| Census Block Group | 1 |
| Census Block | 1011 |
| Census Tract | 1900 |
2795 Pipestone Rd, residential vacant land, is held in a trust since November 2022.
Source: Berrien County records, as of September 28, 2026
| Owner of Record | Trust Name on File |
|---|---|
| Mailing Address | PO BOX 470, SAINT JOSEPH, MI 49085-0470 |
| Owner Type | Individual |
| 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.
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Jun 2, 1997 · Amount on File |
| Deed Sale | Jun 2, 1997 · Amount on File |
| Prior Sale | Sep 11, 1991 |
| Deed Book / Page | 1817 / 1300 |
| Last Transfer Date | Nov 8, 2022 |
| Transfer Doc | 03391/1640 |
| Record Updated | Oct 29, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | BERRIEN MI |
| Recording Date | Nov 8, 2022 |
| Property Address | 2795 PIPESTONE RD, BENTON HARBOR, MI 49022 |
| Document Number | 03391/1640 |
| Book / Page | 3391 / 1640 |
| Instrument Date | Oct 31, 2022 |
| Instrument | 2022366702 |
| Transaction Type | Transfer |
| Record Updated | Nov 9, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 370 RIDGEWAY ST, SAINT JOSEPH, MI 49085-1051 |
| Name | Verified Name |
|---|---|
| Address | 370 RIDGEWAY ST, SAINT JOSEPH, MI 49085-1051 |
The 2025 property tax bill for 2795 Pipestone Rd was $1,078, up 2.7% from the year before.
Source: Berrien County assessment roll, as of September 28, 2026
| Type | Name |
|---|---|
| State | Michigan |
| County | Berrien County |
| County Subdivision | Sodus Township |
| Unified School District | Benton Harbor Area Schools (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $41,000 (-0.24%) | $82,000 (-0.24%) | |
| 2025 | $1,078.00 (+2.67%) | $41,100 | $82,200 |
| 2024 | $1,050.00 | ||
| 2023 | $41,400 | $82,800 | |
| 2022 | $929.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 2795 Pipestone Rd in Zone X, an area of minimal flood risk.
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 |
| Flood Insurance Cost | Premium on File median of 15 individual policies |
| Nearby Flood Policies | 43 units insured incl. 28 condo units |
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 2795 Pipestone Rd 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 | 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 54 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Cable | 2,000 / 250 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: AT&T, Mercury Fiber.
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