For Sale
446 E Buffalo Street, New Buffalo, MI 49117
$475,000
MLS # 25034518 (Michigan Regional Information Center (MichRIC))
0.6 acres
1 / 5
Listing Description
Unlock the potential of this exceptional property located in the heart of New Buffalo, offering a unique combination of commercial and residential possibilities! Situated just blocks away from the scenic Lake Michigan shoreline, this expansive lot boasts 60 feet of frontage along Buffalo/US 12, 396 feet of frontage on Wilson Street, and an additional 60 feet along E Merchant. Zoned General Business District, this versatile parcel is perfect for a wide range of developments, including a thriving business, multifamily housing, or even your dream home with rental opportunities. The high visibility and prime location provide excellent traffic exposure and easy access to local amenities, ensuring your investment will flourish. Whether you're looking to create a commercial hub, build a
Source: SparkMLS
About this home
Listed at $475,000.
Annual property taxes run approximately $1,222 ($102/month). 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 SEMCO Energy Gas Company. Broadband is available with download speeds up to 1,200 Mbps from 7 providers.
Listing Property Details
Property TypeLand
Property SubtypeLot
Bathrooms0
Lot Size0.6 acres
Location
CityNew Buffalo
MunicipalityNew Buffalo City
Zip Code49117
CountyBerrien
School DistrictNew Buffalo
Construction & Systems
WaterPublic
SewerPublic Sewer
UtilitiesNatural Gas Available, Electricity Available, Cable Available, None
Sale & Financing
Listed7/13/2025
Original Price$375,000
Terms AcceptedCash, Conventional
Source: SparkMLS
Tax Information
Annual Tax$1,222
Tax Year2025
Assessed Value$26,670
Parcel #11-62-1150-0013-00-0
Source: SparkMLS
Legal Description
Exclusive right to sell
Property Records
FEMA Flood Zone: Zone X — Minimal flood risk
Source: FEMA NFHLUSDA Rural Development: Eligible — 0% Down Payment Available
Verify eligibility at USDAListed by Andrew Valaitis
Keller Williams Realty SWM
Frequently Asked Questions about 446 E Buffalo Street, New Buffalo, MI 49117
Which school district serves 446 E Buffalo Street, New Buffalo, MI 49117?
Per MLS# 25034518, 446 E Buffalo Street, New Buffalo, MI 49117 is in the New Buffalo boundaries. School district assignments are determined by property location and may differ from the mailing city. Contact New Buffalo directly to confirm enrollment eligibility.
What financing options are available for 446 E Buffalo Street, New Buffalo, MI 49117?
Per MLS# 25034518, this listing accepts Cash, Conventional financing. Financing acceptance is subject to change — confirm with the listing agent.
What are the property taxes at 446 E Buffalo Street, New Buffalo, MI 49117?
Per public tax records, annual property taxes for this property are $1,222 (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.
Can I use a USDA Rural Development loan for this property?
Per USDA Rural Development boundary data, 446 E Buffalo Street, New Buffalo, MI 49117 is in an eligible area. USDA RD loans offer 0% down payment for qualified buyers. Verify current eligibility at the USDA eligibility site, as boundaries are updated periodically.
Is 446 E Buffalo Street, New Buffalo, MI 49117 in a flood zone?
Per FEMA flood maps, this property is designated as Zone X, a minimal-risk flood area. 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.
What internet service is available at this address?
Per FCC Broadband Data Collection filings, fiber internet is not currently available at 446 E Buffalo Street, New Buffalo, MI 49117. The maximum advertised download speed is 1.2 Gbps. 7 internet providers serve this address. Confirm availability and speeds directly with providers.
What utilities serve 446 E Buffalo Street, New Buffalo, MI 49117?
Per Michigan Public Service Commission service territory data: Electric: Indiana Michigan Power Company. Gas: SEMCO Energy Gas Company. Sewer: Public Sewer. Water: Public. Confirm service details directly with providers.
What is the crime rate in this area?
For crime and public safety data, we recommend inquiring directly with the New Buffalo City police department or the Berrien County sheriff's office.
Map
Mortgage Calculator
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Monthly payment$3,081
Principal & interest$3,081
Estimate only. Does not include PMI or other fees. Consult a lender for exact rates.
Internet
Download
1.2 Gbps
Upload
35 Mbps
CableLicensed Fixed WirelessGSO SatelliteSatelliteDSL
7 providers at this address
FCC Broadband Data Collection (Dec 2025). Max advertised speeds.
Utilities
Indiana Michigan Power Company
Investor-Owned
SEMCO Energy Gas Company
Investor-Owned
MI Public Service Commission service territory boundaries.
Property
446 E Buffalo Street, New Buffalo, MI 49117
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Municipality
New Buffalo
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