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 modern multifamily property, or design a custom lakeside home, this property offers endless possibilities in one of New Buffalo's most desirable areas. Don't miss the chance to make your vision a reality in this bustling, picturesque community!
Reach out today to explore this incredible opportunity!
Active
Price increase: $100K (6/9)
$475,000
446 E Buffalo St, New Buffalo, MI 49117
--beds
--baths
0.6Acres
Land
Built in ----
0.6 Acres Lot
$-- Zestimate®
$--/sqft
$-- HOA
What's special
Exceptional property
- 372 days |
- 86 |
- 4 |
Zillow last checked:
Listing updated:
Listed by:
Andrew Valaitis 630-805-2202,
Keller Williams Realty SWM 269-469-2911
Source: MichRIC,MLS#: 25034518
Facts & features
Property
Lot
- Size: 0.6 Acres
- Dimensions: 60 x 396
Details
- Parcel number: 116211500013000
- Zoning description: GBD
Utilities & green energy
- Sewer: Public Sewer
- Water: Public
- Utilities for property: Natural Gas Available, Electricity Available, Cable Available, None
Community & HOA
Location
- Region: New Buffalo
Financial & listing details
- Tax assessed value: $26,670
- Annual tax amount: $1,222
- Date on market: 7/14/2025
- Listing terms: Cash,Conventional
- Electric utility on property: Yes
Estimated market value
Not available
Estimated sales range
Not available
$1,169/mo
Price history
| Date | Event | Price |
|---|---|---|
| 6/9/2026 | Price change | $475,000+26.7% |
Source:  MichRIC #25034518 Report a problem | ||
| 3/19/2025 | Price change | $375,000-11.8% |
Source: MichRIC #23133057 Report a problem | ||
| 3/5/2024 | Price change | $425,000-8.6% |
Source: MichRIC #23133057 Report a problem | ||
| 9/7/2023 | Listed for sale | $465,000+95.8% |
Source: MichRIC #23133057 Report a problem | ||
| 7/1/2021 | Listing removed | -- |
Source: BHHS Chicago Report a problem | ||
| 4/2/2019 | Listed for sale | $237,500+14.5% |
Source: Berkshire Hathaway HomeServices KoenigRubloff Realty Group #19012062 Report a problem | ||
| 1/1/2019 | Listing removed | $207,500 |
Source: Berkshire Hathaway HomeServices KoenigRubloff Realty Group #17004234 Report a problem | ||
| 3/1/2018 | Price change | $207,500+7.8% |
Source: Berkshire Hathaway HomeServices KoenigRubloff Realty Group #17004234 Report a problem | ||
| 2/4/2017 | Listed for sale | $192,500+4.1% |
Source: Berkshire Hathaway HomeServices KoenigRubloff Realty Group #17004234 Report a problem | ||
| 5/28/2015 | Listing removed | $185,000 |
Source: Keller Williams Realty SWM #2934516 Report a problem | ||
| 6/14/2014 | Listed for sale | $185,000 |
Source: Keller Williams Realty Southwest Michigan #2934516 Report a problem | ||
| 2/16/2014 | Listing removed | $185,000 |
Source: Keller Williams Realty Southwest Michigan #2934516 Report a problem | ||
| 2/14/2014 | Listed for sale | $185,000 |
Source: Keller Williams Realty Southwest Michigan #2934516 Report a problem | ||
| 1/2/2014 | Listing removed | $185,000 |
Source: Keller Williams Realty Southwest Michigan #2934516 Report a problem | ||
| 3/26/2012 | Price change | $185,000-13.1% |
Source: Keller Williams Realty Southwest Michigan #2934516 Report a problem | ||
| 5/26/2011 | Listed for sale | $213,000 |
Source: Keller Williams Realty SWM #2934516 Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | $1,222 +51.7% | $49,500 +60.2% |
| 2024 | $806 | $30,900 +21.7% |
| 2023 | -- | $25,400 -12.1% |
| 2022 | $1,185 | $28,900 |
| 2021 | -- | $28,900 +14.7% |
| 2020 | $1,888 -24% | $25,200 -37.6% |
| 2019 | $2,486 -1.1% | $40,400 -25.3% |
| 2018 | $2,513 +1.9% | $54,100 -36.3% |
| 2017 | $2,466 +0.3% | $84,900 -3.5% |
| 2016 | $2,459 +51.7% | $88,000 +35.6% |
| 2015 | $1,621 | $64,900 -1.7% |
| 2014 | -- | $66,000 -0.5% |
| 2013 | -- | $66,300 +36.1% |
| 2012 | -- | $48,700 -47.6% |
| 2011 | -- | $92,900 |
| 2010 | -- | $92,900 -25.4% |
| 2009 | -- | $124,500 +72.4% |
| 2008 | -- | $72,200 -1% |
| 2007 | -- | $72,900 -0.4% |
| 2006 | -- | $73,200 +0.8% |
| 2005 | -- | $72,600 +11% |
| 2004 | -- | $65,400 +1.7% |
| 2003 | -- | $64,300 +15.6% |
| 2002 | -- | $55,645 +26.5% |
| 2001 | -- | $44,000 |
Find assessor info on the county website
Monthly payment
Climate risks
Neighborhood: 49117
Nearby schools
GreatSchools rating
- 8/10New Buffalo Elementary SchoolGrades: PK-5Distance: 1.4 mi
- 9/10New Buffalo Middle SchoolGrades: 6-8Distance: 0.5 mi
- 7/10New Buffalo Senior High SchoolGrades: 9-12Distance: 0.5 mi
Schools provided by the listing agent
- Elementary: New Buffalo Elementary School
- Middle: New Buffalo Middle School
- High: New Buffalo Senior High School
Source: MichRIC. This data may not be complete. We recommend contacting the local school district to confirm school assignments for this home.
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A local agent can set up tours, give advice and negotiate with sellers.
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