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Single Family ResidenceResidential
$2,293,703$634 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 89How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026

17154 RIVER BLUFF DR

UNION PIER, MI 49129
3
Beds
5
Baths
3,618 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
1.86 ac
Lot SizeThe size of the land the home sits on, from county records.
2022
Year BuiltThe year the home was originally built, according to county records.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$2.3M
$2M low$2.5M high
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$1,293,703
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$1,034,962
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.37%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$1,000,000
INDEPENDENT BANK · 5.75% 1 · recorded Jan 18, 2023

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$13,596 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$828,700 (2026)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$792,000
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$1,657,400

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.11 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.1 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyBERRIEN
Lot (acres)The size of the land the home sits on, from county records.1.86
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(4)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

M
New Buffalo Middle SchoolA
Middle · Grades 6–8 · 2.2 mi
H
New Buffalo Senior High SchoolB+
High · Grades 9–12 · 2.2 mi
E
New Buffalo Elementary SchoolA-
Elementary · Grades PK–5 · 3.9 mi

District: New Buffalo Area School District

Neighborhood · ZIP 49129These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.193
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.87
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.27

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.36%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.26%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.15%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.1%
PopulationHow many people live in this area.464
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.82 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$71,424
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$103,858
Average tempThe average temperature here across a full year.50°F
Annual precipHow much rain and melted snow falls here in a typical year.39 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.46%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.Yes

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

17154 River Bluff Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Among the most valuable homes in Berrien County
  • Costs more per square foot than 97% of homes in Berrien County
  • Bigger than 97% of homes in Berrien County
  • Has a bigger lot than 92% of homes in Union Pier 49129
  • Among the newest homes in Union Pier 49129

What homes are worth in Union Pier 49129

Each bar is how many homes fall in that price range. The marker is this home.

This home
$283K$3.9M

This home is worth more than 94% of homes in Union Pier 49129.

How it measures up in Union Pier 49129

The dot is this home. The mark in the middle is the typical home in Union Pier 49129.

Estimated value$2,293,703
CheaperTypical $798,286Pricier

Pricier than 94% of homes nearby

Price per ft²$634
CheaperTypical $486Pricier

Pricier than 77% of homes nearby

Living area3,618 ft²
SmallerTypical 1,736 ft²Bigger

Bigger than 92% of homes nearby

Lot size1.86 ac
SmallerTypical 0.44 acBigger

Bigger than 92% of homes nearby

Year built2022
OlderTypical 1962Newer

Newer than almost all homes nearby

How 17154 River Bluff Dr ranks against every home in each area.
MeasureThis homeUnion Pier 49129Berrien County
Estimated valuepricier than$2,293,70394% of homesalmost all homes
Price per ft²pricier than$63477% of homes97% of homes
Living areabigger than3,618 ft²92% of homes97% of homes
Lot sizebigger than1.86 ac92% of homes81% of homes
Year builtnewer than2022almost all homesalmost all homes

About 17154 River Bluff Dr

How much is 17154 River Bluff Dr, Union Pier, MI worth?

The TopHap Estimate for 17154 River Bluff Dr, Union Pier, MI is $2,293,703 as of Jul 14, 2026. The likely range is $2,047,726 to $2,539,680. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 17154 River Bluff Dr, Union Pier, MI last sell?

17154 River Bluff Dr, Union Pier, MI last sold on Mar 20, 2012, according to the county's recorded deed.

How big is 17154 River Bluff Dr, Union Pier, MI?

17154 River Bluff Dr, Union Pier, MI has 3 bedrooms, 5 bathrooms, 3,618 square feet of living space and a 1.86-acre lot.

When was 17154 River Bluff Dr, Union Pier, MI built?

17154 River Bluff Dr, Union Pier, MI was built in 2022, making it 4 years old.

What schools serve 17154 River Bluff Dr, Union Pier, MI?

17154 River Bluff Dr, Union Pier, MI is assigned to New Buffalo Middle School (middle), rated A; New Buffalo Senior High School (high), rated B+; New Buffalo Elementary School (elementary), rated A-. All sit in New Buffalo Area School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 17154 River Bluff Dr, Union Pier, MI compare to other homes in Union Pier 49129?

Among the 1,227 homes in Union Pier 49129, it is worth more than 94% of them ($2,293,703 against a typical $798,286), its price per square foot is higher than 77% of them ($634 against a typical $486), it is bigger than 92% of them (3,618 ft² against a typical 1,736 ft²), its lot is bigger than 92% of them (1.86 ac against a typical 0.44 ac) and it is newer than almost all of them (2022 against a typical 1962). Measured against all of Berrien County, it is worth more than almost all homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 17154 River Bluff Dr, Union Pier, MI?

The 2025 property tax bill for 17154 River Bluff Dr, Union Pier, MI was $13,596. The county assessed it at $828,700.

Closest homes

More homes in Union Pier 49129

Assigned schools

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