For Sale
1800 Pipestone Road, Benton Harbor, MI 49022
$7,500,000
MLS # 26017279 (Michigan Regional Information Center (MichRIC))
80 bathsBuilt 197963.76 acres
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Listing Description
Rare large-scale redevelopment opportunity in the heart of Benton Township's primary commercial corridor. The former Orchards Mall site consists of approximately 63.76 acres across multiple parcels, offering exceptional scale, existing infrastructure, and strong positioning for future development. Strategically located along E. Napier Avenue and Pipestone Road with close proximity to I-94, the property benefits from high visibility and regional accessibility. Surrounding national retailers include HomeGoods, Tractor Supply Co., Hobby Lobby, Starbucks, and Chick-fil-A, highlighting continued commercial growth in the immediate area. The existing improvements are considered to have limited contributory value, making this an ideal opportunity for redevelopment, repositioning, or phased development. Suitable for a wide range of uses including retail, mixed-use, or large-format commercial development.
Source: SparkMLS
About this home
80-bath home in Benton Township in Benton Harbor built in 1979.
Asking $7,500,000.
Estimated annual property tax: $153,074, or about $12,756 monthly. Tax figure is from the MLS listing record; verify with the county treasurer for the most current amount.
Electric service is provided by Indiana Michigan Power Company; natural gas by Michigan Gas Utilities Corporation.
Listing Property Details
Property TypeCommercial Sale
Property SubtypeRetail
Bathrooms80
Lot Size63.76 acres
Year Built1979
Location
CityBenton Harbor
MunicipalityBenton Twp
Zip Code49022
CountyBerrien
School DistrictBenton Harbor
Construction & Systems
ConstructionBrick
HeatingNone
UtilitiesPhone Available, Natural Gas Available, Electricity Available, Cable Available, Natural Gas Connected, Electricity Connected, Storm Sewer
InteriorBroadband
Sale & Financing
Listed4/22/2026
Terms AcceptedConventional, Cash
Source: SparkMLS
Tax Information
Annual Tax$153,074
Tax Year2025
Assessed Value$1,440,950
Parcel #11-03-7400-0001-01-8, 11-03-7400-0001-03-4
Source: SparkMLS
Legal Description
See Exhibit A
Property Records
FEMA Flood Zone: Zone X — Minimal flood risk
Source: FEMA NFHLUSDA Rural Development: Not Eligible
Verify eligibility at USDAListed by Christina Castaneda
@properties Christie's International R.E.
Frequently Asked Questions about 1800 Pipestone Road, Benton Harbor, MI 49022
What school district is 1800 Pipestone Road, Benton Harbor, MI 49022 in?
Per MLS# 26017279, this property is served by Benton Harbor. In Michigan, school district boundaries are set by the state and do not always follow city limits.
What financing options are available for 1800 Pipestone Road, Benton Harbor, MI 49022?
Per MLS# 26017279, the seller has indicated this property accepts the following financing types: Conventional, Cash. Financing acceptance is subject to change — confirm with the listing agent.
How much are property taxes for this home?
Per MLS# 26017279, the most recent reported annual property tax for 1800 Pipestone Road, Benton Harbor, MI 49022 is $153,074 (2025). Michigan property taxes are based on a property's taxable value multiplied by the local millage rate. Primary residences qualify for a homestead exemption that lowers the rate.
Is 1800 Pipestone Road, Benton Harbor, MI 49022 eligible for USDA financing?
Per USDA Rural Development boundary data, 1800 Pipestone Road, Benton Harbor, MI 49022 is not in an eligible area. USDA eligibility is based on property location — properties within designated urban zones are excluded. Other low-down-payment options (FHA, VA) may still be available.
What is the FEMA flood zone designation for this property?
Per FEMA's National Flood Hazard Layer, 1800 Pipestone Road, Benton Harbor, MI 49022 is in flood zone X (minimal risk). Flood insurance is not typically required in this zone but may still be advisable. FEMA flood maps are updated periodically — verify the current designation at msc.fema.gov.
Who are the utility providers for this property?
Per Michigan Public Service Commission service territory data: Electric: Indiana Michigan Power Company. Gas: Michigan Gas Utilities Corporation. Confirm service details directly with providers.
How safe is this area?
For crime and public safety data, we recommend inquiring directly with the Benton Twp police department or the Berrien County sheriff's office.
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Monthly payment$48,645
Principal & interest$48,645
Estimate only. Does not include PMI or other fees. Consult a lender for exact rates.
Utilities
Indiana Michigan Power Company
Investor-Owned
Michigan Gas Utilities Corporation
Investor-Owned
MI Public Service Commission service territory boundaries.
Property
1800 Pipestone Road, Benton Harbor, MI 49022
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Municipality
Benton Township
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