CASS COUNTY, MI | 1.64 acres | Power On-Site | Cleared Homesite | Paved Road Frontage Sold

  • $26,900


Cheap Land in Michigan near Paradise Lake

Owner Financing Available!

This tranquil country setting lies just 12 minutes outside Cassopolis and offers a flat, cleared homesite with on-site power.

  • On-Site Power
  • Cleared, Flat Homesite
  • Paved Road Frontage
  • Very Buildable: No Floodplain or Wetlands
  • Just 5 mins to Paradise Lake boat ramp
  • Priced about 16% Below Market

PROPERTY: This 1.64 acre parcel of land, with 100 feet of paved road frontage on Williamsville Street, is a hidden gem waiting to be discovered. Nestled behind a natural wall of pines, poplars, and oaks, you’ll find a flat, cleared homesite with a power pole and meter, assuring that modern conveniences are just a flip of a switch away for the next home here. The existence of house here years ago means that a well and septic system also is likely to exist but their location and condition are unknown, so we’ve priced this lot assuming new water & septic installations will be required. The flexible AG-2 Agricultural zoning opens up a world of possibilities, allowing for a wide variety of uses and residential styles, including mobile homes. Your building plans won’t be thwarted by floodplains or wetlands encroachments either, because this lot is high and dry. Location is key in real estate, and the short 2 minute drive to Paradise Lake and 12 minute drive to Diamond Lake (in Cassopolis) will be a welcome luxury for any fisherman or water lover. Don’t miss out on this excellent opportunity at an unbeatable Acretown price!

The best and most updated source of information on this property will always be at

Call or text Scott directly at 314.639.9777 or email if you have any questions or would like to make an offer. We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!

Best Deal in the Market – Check Zillow or Realtor and You’ll Agree!


After opening this map, you may see even more information about the area by clicking on Map Legend, then Overlays.


  • ADDRESS (street # estimated – use GPS for navigation): 17285 Williamsville St, Cassopolis MI 49031
  • SIZE: 1.64 acres
  • GPS COORDINATES: 41.871243, -85.900978
  • APN: 14-010-011-195-15
  • ABRIDGED LEGAL DESCRIPTION: 195C 361-1012 E 100 FT OF W 1100 FT OF N 1/2 SW 1/4 SE 1/4. SEC 11
  • FULL LEGAL DESCRIPTION: download here
  • PLAT MAP/SURVEY: none (get County’s boundary/KML file here – opens in Google Earth)
  • TITLE: General Warranty deed (clean – no back taxes, no liens)
  • MINERAL RIGHTS: any mineral rights we own will convey to buyer (we have no knowledge of severance of mineral rights by a previous owner)
  • DIMENSIONS (approximate): 100′ x 660′
  • FLOODPLAIN: none, no wetlands
  • ELEVATION: 919 feet
  • TERRAIN: generally flat
  • CONDITION: cleared near road, power pole on-site, wooded remainder
  • ACCESS: 100 feet of direct frontage on Williamsville Street, a paved public road
  • POWER: power pole on-site
  • WATER: well is believed to have been installed but location and condition not verified
  • WASTEWATER: septic system is believed to have been installed but location and condition not verified
  • TAXES: $214.40 in 2022
  • HOA: none
  • RESTRICTIONS/ZONING: A-2 Agricultural (summarized below; see full doc here, page 56-58)
    • single family home, minimum floor area = 1000 sf
    • mobile homes OK as long as they satisfy minimum sf requirement of 1000 sf
    • multi-family home OK with permit
    • accessory buildings like garages, sheds, play houses OK
    • some commercial uses OK by permit, like day care, kennels, tree farm, vet clinic
    • setbacks: 60 feet from road (front), 20 feet from side, 35 feet from rear
    • NOTE: the 2 acre minimum to build does NOT apply to this lot, as it was platted before this regulation was passed (verified by Calvin Township Zoning Manager Doug Kuhlman,
  • SCHOOL DISTRICTS: Sam Adams (Elementary) – Cassopolis (Middle School) – Cassopolis (High School)
  • NEAREST CITIES: Cassopolis < Three Rivers < South Bend, IN
  • NEAREST AIRPORTS: South Bend International (41 mins), Chicago Midway International (2 hrs 29 mins)

Owner Financed Land in Michigan | Power On-Site | Paved Road Frontage | 5 mins to Lake Boat Ramp


You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.

DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.

  • From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
  • You can also click “Send to Phone” if you’re viewing this on your computer
  • And “Save” to download the directions so they’ll still work if you lose cell service.

If for some reason you’re having trouble with that link, you can navigate to GPS coordinates 41.871243, -85.900978.

WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .

  1. Download the property boundary file (called a KML or KMZ file) here. You may be prompted to click “download” one more time, so do that . . . OR you may be prompted to immediately open the file with Google Earth and, in that case, do that and ignore the remaining steps. Otherwise . . .
  2. Open Google Earth
  3. Go to the main menu (the three horizontal lines at the top left of the screen), then Projects > Open > Import KML file > select the KML file you just downloaded (it should show up on that screen).

Now you should be able to see the property lines on the map, and the green dot represents where you’re currently standing. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it.


Access a world of recreation at your doorstep, with Paradise Lake just 4 minutes up the road, a tranquil reservoir spanning 185 acres and offering scenic views, boating and fishing opportunities, or head 6 minutes northeast toward Dr. Lawless International Dark Sky Park, featuring cross-country ski trails, biking and hiking trails, disc golf, volleyball courts, fishing, horseshoe pits, and picnicking spots on over 800 acres, and serene dark skies perfect for stargazers. 10 minutes to the northwest is the village of Cassopolis, hosting grocery stores, local restaurants, fast food chains and medical clinics, while the nearest Walmart is in Elkhart, 21 minutes south. If you’re looking for major retailers or some elite college sports action, South Bend, home of the Notre Dame Fighting Irish, is just about 40 minutes away.

NEARBY Paradise Lake (4 minutes), Dr. Lawless International Dark Sky Park (6 minutes), Grand Mere State Park (55 minutes), Silver Beach County Park (1 hour), Warren Dunes State Park (1 hour), Indiana Dunes National Park (1 h 11 minutes), Potawatomi Zoo (44 minutes), Wellfield Botanic Gardens (23 minutes), Hall of Heroes Superhero Museum (21 minutes), Diamond Lake Golf Club (10 minutes).

CASSOPOLIS (10 minutes, nearest grocery store and county seat)

  • RETAIL – Dussel’s Farm Market & Greenhouses, Harding’s Market, Family Dollar, K B Village Express, Hayden & Sons True Value Hardware, and more.
  • RESTAURANTS – The Twirl, Stone Lake Bar and Grill, Broadway Cafe, George’s Cafe, The Holden Green Tavern, McDonald’s, Subway, and more.
  • MEDICAL SERVICES? Yes, Cassopolis Family Clinic Network, Natural Solutions of MI, Rite Aid Pharmacy, and more.
  • RECREATIONAL – Pioneer Log Cabin Museum, Diamond Lake

ELKHART, IN (21 minutes, nearest Walmart)

  • RETAIL – Walmart, Martin’s Super Market, Kroger, Beardsley Market, Shoppes on Six, Five Below, Central Hardware & Plumbing, and more.
  • RESTAURANTS – Cappy’s Northside Bar and Grill, Chubby Trout, El Maguey Grill, Callahan’s Restaurant, Wendy’s, McDonald’s, and more.
  • MEDICAL SERVICES? Yes, Elkhart Clinic – Main Office, Osmc Medical center, Everside Health Elkhart County Clinic, Walgreens, CVS.
  • RECREATIONAL – Wellfield Botanic Gardens, Potawatomi Zoo, Simonton Lake Public Access, Four Lakes Country Club.

SOUTH BEND, IN (40 minutes, nearest major city, home of the Notre Dame Fighting Irish)


OWNER FINANCING: We do offer owner financing under the following terms:

  • Down Payment = $5980
  • Monthly Payment = $553.89
  • Term = 60 months

If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at and we’ll get you set up!

OUTSIDE FINANCING: Your best deal for financing will come from a local bank or credit union and we can help you find a great deal. Land loans typically require about 15-25% down.

Rural 1st is America’s leading land lender for rural properties and they require as little as 15% down on a 10 or 15-year fixed land loan, with no PMI, and they prefer a credit score of 720 or better. Please contact Michael Wirth by phone or email at (502) 553-8152 or They do serve Michigan.


Call or text Scott directly at 314.639.9777 or email at if you’d like to discuss an offer.

FOR SALE BY OWNER: We are investors, and are selling this lot For-Sale-By-Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a Realtor, then you’re welcome to have them contact us on your behalf.


WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).

DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, build-ability, and approved/allowable use-age for the property. We are happy to help however we can.

17285 Williamsville St
Cassopolis, MI 49031
Lot Size:
For Sale
Property Type:

Call 314.639.9777 for more details

Property Location