For Sale
6465 Fox Den 197, Custer, MI 49405
$49,900
MLS # 26016577 (Michigan Regional Information Center (MichRIC))
1.41 acres
1 / 17
Listing Description
First Time on the Market: The Premier Lot in Whiskey Creek offers a rare opportunity to own one of the largest single lots in the association! Lot #197 offers over 1.4 acres of mostly level, deeded land with 173' of frontage on Fox Den Rd. Already equipped with electrical service, this lot is ready for your RV today. Enjoy the rarest perk in West Michigan: the right to build your pole barn before a residence. Whether you're looking for a year-round RV spot, a custom retreat, or a massive storage barn for your gear, the options are endless. Bordered by thousands of acres of public land and featuring low $324/year dues, you'll have access to private beaches, ponds, a clubhouse, and over 150 acres of common ground.
Source: SparkMLS
About this home
Currently offered at $49,900.
Property tax estimate: $300 per year ($25/month). Estimate is based on county assessor records and current millage rates; actual tax may vary with PRE status and recent assessment changes.
Electric service is provided by Great Lakes Energy Cooperative.
Listing Property Details
Property TypeLand
Property SubtypeLot
Bathrooms0
Lot Size1.41 acres
Location
CityCuster
MunicipalityEden Twp
Zip Code49405
CountyMason
School DistrictMason Cnty Central
Construction & Systems
UtilitiesElectricity Available, Phone Available, Electricity Connected
Sale & Financing
Listed4/19/2026
Terms AcceptedCash
HOA
HOA Fee$325 / Annually
IncludesTrash
Source: SparkMLS
Tax Information
Annual Tax$316
Tax Year2025
State Equalized Value$12,000
Taxable Value$3,570
Assessed Value$3,570
Parcel #004-700-197-01
Source: Public Records
Legal Description
SPLIT ON 1-4-2012 FROM 004-700-197-00 NEW 2012 WHISKEY CREEK CAMKP CONDO. UNIT 197
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 Kevin S. Bishop
NextHome Realty Now
Frequently Asked Questions about 6465 Fox Den 197, Custer, MI 49405
What school district is 6465 Fox Den 197, Custer, MI 49405 in?
Per MLS# 26016577, this property is served by Mason Cnty Central. In Michigan, school district boundaries are set by the state and do not always follow city limits.
Can I use FHA or VA financing for this property?
Per MLS# 26016577, the seller has indicated this property accepts the following financing types: Cash. Financing acceptance is subject to change — confirm with the listing agent.
How much are property taxes for this home?
Per MLS# 26016577, the most recent reported annual property tax for 6465 Fox Den 197, Custer, MI 49405 is $316 (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 6465 Fox Den 197, Custer, MI 49405 eligible for USDA financing?
Per USDA boundary maps, this property is located in a USDA-eligible area, which means qualified buyers may be able to finance with 0% down through the USDA Rural Development program. Confirm current eligibility directly with USDA.
What is the FEMA flood zone designation for this property?
Per FEMA's National Flood Hazard Layer, 6465 Fox Den 197, Custer, MI 49405 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: Great Lakes Energy Cooperative. Confirm service details directly with providers.
How safe is this area?
For crime and public safety data, we recommend inquiring directly with the Eden Twp police department or the Mason County sheriff's office.
Map
Tax Estimate
$
Annual tax$300
Monthly$25
Millage rate25.0280 mills
Municipality: Eden TOWNSHIP
School district: MASON COUNTY EASTERN SD
County: Mason
Estimate based on SEV for a new buyer (taxable value resets to SEV on transfer). Actual taxes may vary. MI Treasury PT Estimator
Mortgage Calculator
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Monthly payment$376
Principal & interest$324
Property taxes$25
HOA$27
Estimate only. Does not include PMI or other fees. Consult a lender for exact rates.
Utilities
Great Lakes Energy Cooperative
Co-op
MI Public Service Commission service territory boundaries.
Property
6465 Fox Den 197, Custer, MI 49405
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