For Sale
VL Black River Rd, Bangor, MI 49013
$285,000
MLS # 26033036 (Michigan Regional Information Center (MichRIC))
29.69 acres
1 / 54
Listing Description
Just outside of Bangor city limits and convenient to M-43 with a straight shot to South Haven and Lake Michigan lakeshore lies this special tract. Nearly 30 acres of rolling hardwoods that plunge into the maple laden banks of South Branch of the Black River. Fish, hunt, camp, recreate, and the potential to build your dream home or cabin. Trail system throughout allows easy access to the river, woods, flats, and bottoms. No shortage of wildlife with deer, turkeys, fish, and waterfowl pouring through this funneled down river bottom and river system. Amazing views and several high and dry flat spots that overlook this scenic winding river! Would love to show you around this special piece of property!
Source: SparkMLS
About this home
Currently offered at $285,000.
Annual property taxes run approximately $1,927 ($161/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 Indiana Michigan Power Company; natural gas by Consumers Energy Company.
Listing Property Details
Property TypeLand
Property SubtypeAcreage
Bathrooms0
Lot Size29.69 acres
Location
CityBangor
MunicipalityBangor Twp
Zip Code49013
CountyVan Buren
School DistrictBangor
Construction & Systems
UtilitiesElectricity Available, None
Sale & Financing
Listed6/30/2026
Terms AcceptedCash, Conventional
Source: SparkMLS
Tax Information
Annual Tax$1,420
Tax Year2025
State Equalized Value$60,700
Taxable Value$25,773
Assessed Value$27,288
Parcel #80-04-001-016-00
Source: Public Records
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 Michael Valliere
Whitetail Properties Real Estate, LLC
Frequently Asked Questions about VL Black River Rd, Bangor, MI 49013
What school district is VL Black River Rd, Bangor, MI 49013 in?
Per MLS# 26033036, this property is served by Bangor. 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# 26033036, the seller has indicated this property accepts the following financing types: Cash, Conventional. Financing acceptance is subject to change — confirm with the listing agent.
How much are property taxes for this home?
Per MLS# 26033036, the most recent reported annual property tax for VL Black River Rd, Bangor, MI 49013 is $1,420 (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 VL Black River Rd, Bangor, MI 49013 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, VL Black River Rd, Bangor, MI 49013 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: Consumers Energy Company. Confirm service details directly with providers.
How safe is this area?
For crime and public safety data, we recommend inquiring directly with the Bangor Twp police department or the Van Buren County sheriff's office.
Map
Tax Estimate
$
Annual tax$1,927
Monthly$161
Millage rate31.7398 mills
Municipality: Bangor Township
School district: BANGOR PUBLIC SCHOOLS
County: Van Buren
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$2,009
Principal & interest$1,849
Property taxes$161
Estimate only. Does not include PMI or other fees. Consult a lender for exact rates.
Utilities
Indiana Michigan Power Company
Investor-Owned
Consumers Energy Company
Investor-Owned
MI Public Service Commission service territory boundaries.
Property
VL Black River Rd, Bangor, MI 49013
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