Pending
V/L E Kissing Oaks Trail 164, Custer, MI 49405
$39,900
MLS # 25051161 (Michigan Regional Information Center (MichRIC))
0.96 acres
1 / 16
Listing Description
Your Up North Escape Starts Here: RV Oasis at Whiskey Creek! Calling all adventurers! Does the thought of waking up to towering pines and endless wilderness send shivers down your spine? Then Lot 164 at Whiskey Creek Condo Association, bordering the majestic Manistee National Forest, is your dream come true. This deeded RV recreational lot provides unmatched flexibility: Effortless Setup: A newly excavated site with new entry and driveway makes setting up your RV a breeze. No time wasted, just pure relaxation from day one. Dream Big, Build Smart: Want a more permanent haven? Construct a pole barn for storage or create your own rustic cabin retreat. Unwind in Nature: Simply park your RV, step outside, and immerse yourself in the beauty of the surrounding forest.
Source: SparkMLS
About this home
Currently offered at $39,900.
Annual property taxes run approximately $300 ($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. Broadband is available with download speeds up to 280 Mbps from 4 providers.
Listing Property Details
Property TypeLand
Property SubtypeLot
Bathrooms0
Lot Size0.96 acres
Location
CityCuster
MunicipalityEden Twp
Zip Code49405
CountyMason
School DistrictMason Cnty Central
Construction & Systems
UtilitiesElectricity Available, Cable Available, Phone Available, None
Sale & Financing
Listed10/4/2025
Terms AcceptedCash, Land Contract
HOA
HOA Fee$324 / Annually
IncludesSnow Removal, Trash
Source: SparkMLS
Tax Information
Annual Tax$421
Tax Year2022
State Equalized Value$12,000
Taxable Value$3,803
Assessed Value$3,803
Parcel #004-700-164-05
Source: Public Records
Legal Description
NEW PARCEL 2024 SPLIT ON 4-24-23 FROM 004 700 163 01 WHISKEY CREEK CAMPSITE CONDOMINUM UNIT 164.
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 V/L E Kissing Oaks Trail 164, Custer, MI 49405
Which school district serves V/L E Kissing Oaks Trail 164, Custer, MI 49405?
Per MLS# 25051161, V/L E Kissing Oaks Trail 164, Custer, MI 49405 is in the Mason Cnty Central boundaries. School district assignments are determined by property location and may differ from the mailing city. Contact Mason Cnty Central directly to confirm enrollment eligibility.
Can I use FHA or VA financing for this property?
Per MLS# 25051161, this listing accepts Cash, Land Contract financing. Financing acceptance is subject to change — confirm with the listing agent.
What are the property taxes at V/L E Kissing Oaks Trail 164, Custer, MI 49405?
Per public tax records, annual property taxes for this property are $421 (2022). 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, V/L E Kissing Oaks Trail 164, Custer, MI 49405 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 V/L E Kissing Oaks Trail 164, Custer, MI 49405 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 V/L E Kissing Oaks Trail 164, Custer, MI 49405. The maximum advertised download speed is 280 Mbps. 4 internet providers serve this address. Confirm availability and speeds directly with providers.
What utilities serve V/L E Kissing Oaks Trail 164, Custer, MI 49405?
Per Michigan Public Service Commission service territory data: Electric: Great Lakes Energy Cooperative. 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 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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%
$
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Monthly payment$311
Principal & interest$259
Property taxes$25
HOA$27
Estimate only. Does not include PMI or other fees. Consult a lender for exact rates.
Internet
Download
280 Mbps
Upload
30 Mbps
GSO SatelliteSatelliteDSL
4 providers at this address
StarlinkGSO Satellite
280 MbpsViasat IncSatellite
150 MbpsHughesNetSatellite
100 MbpsCarr CommunicationsDSL
30 MbpsFCC Broadband Data Collection (Dec 2025). Max advertised speeds.
Utilities
Great Lakes Energy Cooperative
Co-op
MI Public Service Commission service territory boundaries.
Property
V/L E Kissing Oaks Trail 164, Custer, MI 49405
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