Berrien County property record for 2865 Watson Rd, Sodus, MI 49126
| Property Type | Single Family Home |
|---|---|
| Details | 2 bd · 2 ba · 1,942 sqft · built 1973 |
| Lot Size | 0.93 acres (40,511 sqft) |
| Owner | Individual Name on File |
| Last Sale | $250,000 (Nov 2022) |
| Tax Bill | $2,289 (2025) |
| Deeds & Mortgages | Nov 2022 Sale & Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 19-3050-0020-00-4 |
| Primary APN | 19-3050-0020-00-4 |
|---|---|
| Alternative APN |
|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 4 Stories |
| Building Area | 1,942 sqft Living Area |
| 1st Floor Area | 1,136 sqft |
| Basement Area | 702 sqft |
| Unfinished Basement | 702 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1973 |
|---|---|
| Effective Year Built | Effective 1973 |
| Architectural Style | Bi-Level |
| Lot Area | 40,511 sqft (0.93 acres) |
| Lot Dimensions | 390 ft deep x 100 ft wide |
| Garage Area | 372 sqft |
| Parking Spaces | 1 Parking Space |
| Heating System | Hot Water |
|---|
| Street Address | 2865 WATSON RD |
|---|---|
| City | SODUS |
| State | MI |
| Zip | 49126-9708 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | R-A RE |
| Legal Description | LOT 20 HARBOR ACRES NO 2 |
| Legal Subdivision | HARBOR ACRES #2 |
| Legal Lot Number | 20 |
| Legal Unit | 20 |
| Jurisdiction | BERRIEN MI |
| Township / Civil Division | SODUS |
| Census Block Group | 1 |
| Census Block | 1037 |
| Census Tract | 1900 |
2865 Watson Rd is owned and occupied by an individual who bought it in November 2022.
Source: Berrien County records, as of September 28, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 2865 WATSON RD, SODUS, MI 49126-9708 |
| Occupancy | Owner Occupied |
| 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.
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Nov 3, 2022 · Amount on File |
| Deed Sale | Nov 3, 2022 · Amount on File |
| Prior Sale | Oct 14, 2008 · Amount on File |
| Deed Document Number | 2022366336 |
| Deed Book / Page | 3390 / 3219 |
| Record Updated | Oct 29, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | BERRIEN MI |
| Recording Date | Nov 3, 2022 |
| Property Address | 2865 WATSON RD, SODUS, MI 49126-9708 |
| Document Number | 03390/3219 |
| Book / Page | 3390 / 3219 |
| Map Reference | LB 15 PG 5 |
| Instrument Date | Oct 31, 2022 |
| Instrument | 2022366336 |
| Transaction Type | Transfer |
| Record Updated | Nov 9, 2023 |
| Title Company | NEAR NORTH TITLE GROUP |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $1,875.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Joint Tenants with Right of Survivorship |
| Address | 2865 WATSON RD, SODUS, MI 49126-9708 |
| Document Number | 0033903221 |
|---|---|
| Date | Nov 3, 2022 |
| Instrument | 3390-3221 |
| Name | LOANDEPOT.COM LLC |
|---|---|
| Type | Mortgage Company |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Nov 1, 2052 |
The 2025 property tax bill for 2865 Watson Rd was $2,289 with a homeowner's exemption.
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 | $126,700 | $253,400 | |
| 2025 | $2,289.00 | ||
| 2023 | $88,900 | $177,800 | |
| 2022 | $1,493.00 |
Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.
FEMA maps place 2865 Watson Rd 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 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 2865 Watson 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 | 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 86 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Cable | 2,000 / 250 |
May also be available: Mercury Fiber, T-Mobile, Verizon.
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