$3,200,000
Eau Claire, MI 49111
MLS# 26057738
1 / 36
Property Description
EXCEPTIONAL 170-ACRE ST. JOSEPH RIVER FARM- APPROXIMATELY 2 MILES OF RIVER FRONTAGE! This remarkable property offer an exceptional combination of productive farmland, mature woodlands, sandy riverbanks, recreational opportunities, and development potential, all within a beautiful, largely untouched natural setting. This properties unique topography folds across three distinct tiers. The lower tier follows the St. Joseph River, featuring rich fertile bottomland soils ideal for agriculture production, along with extensive sandy soil shoreline & gently sloping, low-bank access to the water- perfect for swimming, beach activities & waterfront enjoyment. The middle tier offers a picturesque combination of productive grain fields and woodlands, while the upper tier features additional farmland and wooded acreage, including areas previously dedicated to organic farming of vegetables, flowers, etc. The is also an outdoor enthusiast's paradise! Outstanding opportunities for fishing
Details
Location & Property Info
Cross Streets: Laberdy
Municipality: Berrien Twp
Ownership Type: Private Owned
Office/Contract Info
Auction or For Sale: For Sale
List Price/Acre: 18823.53
Listing Agreement: Exclusive Right To Sell
General Property Info
Property Sub-Type: Acreage
Lot Dimensions: Irregular
Road Frontage: 200
Waterfront: Yes
Body of Water: Saint Joseph River
Statewide Lakes & Rivers: Saint Joseph River
School District: Eau Claire
Association YN: No
Lot Measurement: Acres
Lot Square Footage: 1655280
Lot Acres: 170
Tax Info
Taxable Value: 178956
SEV: 320300
For Tax Year: 2025
Seller's Annual Property Tax: 3385
Tax Year: 2025
Homestead %: 100
Spec Assessment & Type: None Known
Tax ID #: 11-04-0007-0001-00-8
Remarks & Misc
Public Remarks: EXCEPTIONAL 170-ACRE ST. JOSEPH RIVER FARM- APPROXIMATELY 2 MILES OF RIVER FRONTAGE! This remarkable property offer an exceptional combination of productive farmland, mature woodlands, sandy riverbanks, recreational opportunities, and development potential, all within a beautiful, largely untouched natural setting. This properties unique topography folds across three distinct tiers. The lower tier follows the St. Joseph River, featuring rich fertile bottomland soils ideal for agriculture production, along with extensive sandy soil shoreline & gently sloping, low-bank access to the water- perfect for swimming, beach activities & waterfront enjoyment. The middle tier offers a picturesque combination of productive grain fields and woodlands, while the upper tier features additional farmland and wooded acreage, including areas previously dedicated to organic farming of vegetables, flowers, etc. The is also an outdoor enthusiast's paradise! Outstanding opportunities for fishing
Legal: TBD by title office of Seller's choice. Six tax ID#'s included in this sale.
Waterfront Options
Water Access Y/N: Yes
Water Frontage: 7000
Water Type
River: 1
Water Fea. Amenities
Private Frontage: 1
View: 1
Current Use
Agricultural: 1
Hunting: 1
Recreational: 1
Lot Description
Buildable: 1
Building: 1
High Bank: 1
Level: 1
Low Bank: 1
Ravine: 1
Rolling Hills: 1
Tillable: 1
Wooded: 1
Other Structures
Other: 1
Street Type
Public: 1
Util Avail at Street
Electricity Available: 1
Utilities Attached
Electricity Connected: 1
Water
Well: 1
Terms Available
Cash: 1
Conventional: 1
Mineral Rights
Unknown: 1
Sale Conditions
None: 1
Docs at List Office
Aerial Photo: 1
Plat Map: 1
Possession
Close Of Escrow: 1
Location Property Info
County: Berrien
Street #: 5275
Street Name: Love
Suffix: Road
State: MI
Zip Code: 49111
Zip (4): 9765
OfficeContract Info
Status: Active
Current Price: $3,200,000
List Price: $3,200,000
Listing Date: 2026-10-30
Remarks Misc
Directions: Use gps. /about 2 miles from downtown Berrien Springs
Property Features
Water Type: River
Current Use: Agricultural; Hunting; Recreational
Lot Description: Buildable; Building; High Bank; Level; Low Bank; Ravine; Rolling Hills; Tillable; Wooded
Other Structures: Other
Street Type: Public
Util Avail at Street: Electricity Available
Utilities Attached: Electricity Connected
Water: Well
Terms Available: Cash; Conventional
Mineral Rights: Unknown
Sale Conditions: None
Docs at List Office: Aerial Photo; Plat Map
Possession: Close Of Escrow
Supplements
including salmon, walleye, trout etc. Canoeing, kayaking, boating and endless river recreation right at your doorstep. For those seeking a private hunting retreat, the properties expansive acreage, diverse terrain, wooded cover and agricultural fields create an exceptional setting for wildlife habitat and hunting. Loaded with drivable trails. Beyond its ag and rec appeal, this property presents exciting possibilities for future development, subject to applicable approvals. Situated just 2 miles from downtown Berrien Springs, with its convenient access to US-31, the bypass and I-94, this property provides the perfect balance of privacy and accessibility. Most of the land across the river remains undeveloped as well preserving scenic view and the peaceful character of the surrounding landscape. Six individual parcels make up the total 170 acres. Seller will NOT sell off individual parcels. Property also includes two rental houses on the 170 acres. tax info reflects one parcel
Listing Office: D Mottl Realty Group LLC
Listing Agent: Dorothy L Mottl
Last Updated: October - 30 - 2026
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