Is New Buffalo, MI quiet?

As of early 2026, 94% of users say it's quiet

Would people walk alone at night in New Buffalo, MI?

As of early 2026, 92% of users say people would walk alone at night

Is a car needed in New Buffalo, MI?

As of early 2026, 83% of users say car is needed

Is New Buffalo, MI dog-friendly?

As of early 2026, 82% of users say it's dog friendly

Are yards well-kept in New Buffalo, MI?

As of early 2026, 79% of users say yards are well-kept

Does New Buffalo, MI show holiday spirit?

As of early 2026, 77% of users say there's holiday spirit

Do residents of New Buffalo, MI plan to stay at least 5 years?

As of early 2026, 72% of users say they plan to stay for at least 5 years

Is parking easy in New Buffalo, MI?

As of early 2026, 71% of users say parking is easy

Is there wildlife in New Buffalo, MI?

As of early 2026, 67% of users say there's wildlife

Do kids play outside in New Buffalo, MI?

As of early 2026, 61% of users say kids play outside

Are the streets well-lit in New Buffalo, MI?

As of early 2026, 61% of users say streets are well-lit

Is New Buffalo, MI walkable to grocery stores?

As of early 2026, 55% of users say it's walkable to grocery stores

Are neighbors friendly in New Buffalo, MI?

As of early 2026, 50% of users say neighbors are friendly

Is New Buffalo, MI walkable to restaurants?

As of early 2026, 48% of users say it's walkable to restaurants

Does New Buffalo, MI have sidewalks?

As of early 2026, 44% of users say there are sidewalks

Are there community events in New Buffalo, MI?

As of early 2026, 38% of users say there are community events

How big is 446 E Buffalo St?

446 E Buffalo St in New Buffalo, MI is about 0.60 acres (26,136 sq ft).

What is the price per acre for 446 E Buffalo St?

446 E Buffalo St in New Buffalo, MI is listed at $475,000, or about $790K per acre .

What do residents say about New Buffalo?

Residents describe New Buffalo, MI as quiet, dog-friendly, and well-kept. Most residents say you need a car. See homes for sale in New Buffalo, MI .

What are the closest schools to 446 E Buffalo St?

The closest schools to 446 E Buffalo St in New Buffalo, MI are New Buffalo Elementary School (Pre-K, rated 8/10), New Buffalo Middle School (rated 9/10), New Buffalo Senior High School (rated 7/10).

FOR SALE

0.6 ACRES

446 E Buffalo St
New Buffalo, MI 49117

$475,000

Est. Mortgage $2,934/mo*

Get Pre-Qualified

$475,000

Est. Mortgage $2,934/mo*

Get Pre-Qualified

(on 0.60 acres)

Home Highlights

Listed

180+ days ago

Local Information

Map ViewExplore the area around 446 E Buffalo St.
Schools1 Preschool School1 Elementary School1 Middle School1 High School
Shop & Eat

-- mins to

Commute Destination

About this House

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!

Last check for updates: 1 day ago

Listing courtesy of Andrew Valaitis, (630) 805-2202

Keller Williams Realty SWM, (269) 469-2911

Source: MichRIC, MLS#25034518

Also Listed on MichRIC, Realcomp II.

Home Details for 446 E Buffalo St

Active Status
MLS Status: Active

Interior Features
Appliances & Utilities Utilities: Natural Gas Available, Electricity Available, Cable Available, None
Gas & Electric Has Electric on Property

Exterior Features
Frontage Not on Waterfront
Water & Sewer Sewer: Public Sewer

Days on Market
Days on Market: 180+

Property Information
Property Type / Style Property Type: LandProperty Subtype: Land
Property Information Parcel Number: 116211500013000

Price & Status
Price List Price: $475,000

Location
Direction & Address City: New Buffalo
School Information Elementary School: New Buffalo Elementary SchoolJr High / Middle School: New Buffalo Middle SchoolHigh School: New Buffalo Senior High SchoolHigh School District: New Buffalo

Agent Information
Listing Agent Listing ID: 25034518

Lot Information
Lot Area: 0.60 acres

Offer
Listing Terms: Cash, Conventional

Miscellaneous
Mls Number: 25034518

Around this home

New Buffalo Elementary School
PK-5
Public
203 Students
New Buffalo Area Schools
8/10
GreatSchools Rating
Parent Rating Average
The district and school rely heavily on technology. This can be a good thing, right? Well, not so much when it is the anchor of provided education. In our experience, very little teacher led instruction happens. Restorative justice does not seem to be utilized and if your child is different in any way, shape or form, they will know it and will not be supported by staff, administration nor the school board.
Parent Review
4y ago
4 Reviews

View nearby schools on GreatSchools

The GreatSchools Rating compares schools on a variety of school quality indicators including test scores, college readiness, equity and more. Learn more.

What Locals Say about New Buffalo

At least 33 Trulia users voted on each feature.

94 % Say it's quiet
92 % Say people would walk alone at night
83 % Say car is needed
82 % Say it's dog friendly
79 % Say yards are well-kept
77 % Say there's holiday spirit
72 % Say they plan to stay for at least 5 years
71 % Say parking is easy
67 % Say there's wildlife
61 % Say kids play outside
61 % Say streets are well-lit
55 % Say it's walkable to grocery stores
50 % Say neighbors are friendly
48 % Say it's walkable to restaurants
44 % Say there are sidewalks
38 % Say there are community events

Sourced by Trulia users. Learn more about our methodology.

Trulia User
Resident
4y ago
"Safe, family friendly beach community tucked away in the woods. A hidden gem in the area if you’re able to live here or have a vacation home. "
0
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Diana M.
Resident
5y ago
"The people are friendly saying hello as we pass by in our walks. Others bike ride and jog. Houses are beautiful as they are expensive as they are well maintained considering they are summer homes. It is so different from the Midwest coldness amongst acquaintances or neighbors. "
1
Flag
Diana M.
Resident
6y ago
"I see people walking their dogs at all hours of the day. The bad part is there are no fences to just let the dogs out at other times but we can take the dogs to the beach for a swim in the early morning and later evenings. Better than a dog park in summer!"
1
Flag
Diana M.
Resident
6y ago
"I have lived in this town for ten years. The people are polite. They all take care of their home with home improvement projects. So many walked that safety is not an issue. If you need help all you ave to do is walk next door. Everyone is friendly. Of course this is an upscale neighborhood so the class of people is above the typical freeloading entitled people America has grown by the thousands."
0
Flag
Pat
Resident
7y ago
"The schools are very good. The town is walkable and safe. Lake Michigan is close by for fun in the summer. A bicycle/walking trail is in the works. A splash pad is close by. City and county parks and trails are spread throughout the city and township. Wonderful library with a children’s area. "
0
Flag
Judy
Resident
7y ago
"Lots of the neighbors are pet owners, and are out walking their furbabies. Many locations for your pets' care and fun!"
0
Flag
Ahmed N.
Resident
8y ago
"Proximity to the beach breweries and food make new buffalo a great place to live part time or year round"
1
Flag

Market trends in New Buffalo

Last updated July 2026

Avg. sale price

—

Sale-to-List Price

—

Price per sq ft

—

Available listings

3MoM

Home Value

Learn more about this home's value by checking out the value of nearby homes and how much similar homes have sold for.

Comparable sales

These are recently sold homes that have a similar location or other similar features to this home, like bedrooms, bathrooms, and square footage. Get a sense of the expected prices in the area by viewing these homes.

Address	Distance	Property Type	Sold Price	Sold Date	Bath	Sqft
114 S Bronson St, New Buffalo, MI	0.16	Lot/Land	$116,500	05/04/26	-	-
17388 Arbor Ln, New Buffalo, MI	0.54	Lot/Land	$463,500	09/12/25	-	-
366 Peninsula E, New Buffalo, MI	0.53	Lot/Land	$29,000	07/17/26	-	-
298 Peninsula Dr #D, New Buffalo, MI	0.61	Lot/Land	$28,000	04/10/26	-	-
365 Peninsula Dr #E, New Buffalo, MI	0.61	Lot/Land	$25,000	02/27/26	-	-
52202 Main Dr, New Buffalo, MI	2.31	Lot/Land	$510,000	05/19/26	-	-
19529 Kluver Rd, New Buffalo, MI	2.56	Lot/Land	$72,000	03/06/26	-	-
19539 Kluver Rd, New Buffalo, MI	2.57	Lot/Land	$85,000	02/27/26	-	-
18020 Hoder Rd, New Buffalo, MI	2.30	Lot/Land	$350,000	12/16/25	-	-

Nearby home prices

Get a sense of expected prices in the area by checking the value of nearby homes.

Address	Distance	Price	Bed	Bath	Sqft	Status
25 Ramona Ct, New Buffalo, MI 49117	0.03	$305,000	2	1	742	Recently Sold
25 N Ramona Ct, New Buffalo, MI 49117	0.02	$370,000	2	1	810	Off Market
20 S Bronson St, New Buffalo, MI 49117	0.09	$615,000	2	1	1,056	For Sale
340 E Buffalo St, New Buffalo, MI 49117	0.08	$263,500	2	1	825	Off Market
19 S Norton St, New Buffalo, MI 49117	0.11	$498,200	4	2	1,420	Off Market
1 Riverview Rd, New Buffalo, MI 49117	0.11	$1,418,200	5	4.5	3,938	Off Market
108 S Kinzie St #6, New Buffalo, MI 49117	0.14	-	-	-	-	Off Market
114 S Kinzie St #5, New Buffalo, MI 49117	0.14	-	-	-	-	Off Market
33 S Bronson St, New Buffalo, MI 49117	0.14	$314,100	2	1	768	Off Market
317 E Buffalo St, New Buffalo, MI 49117	0.13	$333,199	2	2	968	Recently Sold
307 E Merchant St, New Buffalo, MI 49117	0.13	-	-	-	-	Off Market

Price and Tax history

Date	Event	Price
Jun 9, 2026 Source: MichRIC #25034518	PriceChange	$475,000 Price increased by 27%
Mar 19, 2025 Source: MichRIC #23133057	PriceChange	$375,000 Price decreased by 12%
Mar 5, 2024 Source: MichRIC #23133057	PriceChange	$425,000 Price decreased by 9%
Sep 7, 2023 Source: MichRIC #23133057	Listed For Sale	$465,000
Jul 1, 2021 Source: BHHS Chicago	ListingRemoved
Apr 2, 2019 Source: Agent Provided	Listed For Sale	$237,500
Jan 1, 2019 Source: Agent Provided	ListingRemoved	$207,500
Mar 1, 2018 Source: Agent Provided	PriceChange	$207,500 Price increased by 8%
Feb 4, 2017 Source: Agent Provided	Listed For Sale	$192,500
May 28, 2015 Source: Agent Provided	ListingRemoved	$185,000
Jun 14, 2014 Source: Agent Provided	Listed For Sale	$185,000
Feb 16, 2014 Source: Agent Provided	ListingRemoved	$185,000
Feb 14, 2014 Source: Agent Provided	Listed For Sale	$185,000
Jan 2, 2014 Source: Agent Provided	ListingRemoved	$185,000
Mar 26, 2012 Source: Agent Provided	PriceChange	$185,000 Price decreased by 13%
May 26, 2011 Source: Agent Provided	Listed For Sale	$213,000

Year	Property tax	Tax assessment
2025	$1,222	$99,000

LGBTQ Local Legal Protections

Additional Cost

Andrew Valaitis, Keller Williams Realty SWM, (269) 469-2911

Agent Phone: (630) 805-2202

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Frequently asked questions about 446 E Buffalo St

How big is 446 E Buffalo St?
446 E Buffalo St in New Buffalo, MI is about 0.60 acres (26,136 sq ft).
What is the price per acre for 446 E Buffalo St?
446 E Buffalo St in New Buffalo, MI is listed at $475,000, or about $790K per acre.
What do residents say about New Buffalo?
Residents describe New Buffalo, MI as quiet, dog-friendly, and well-kept. Most residents say you need a car. See homes for sale in New Buffalo, MI.
What are the closest schools to 446 E Buffalo St?
The closest schools to 446 E Buffalo St in New Buffalo, MI are New Buffalo Elementary School (Pre-K, rated 8/10), New Buffalo Middle School (rated 9/10), New Buffalo Senior High School (rated 7/10).

446 E Buffalo St, New Buffalo, MI 49117 is a lot/land. This property is currently available for sale and was listed by MichRIC on Jul 14, 2025. The MLS # for this home is MLS# 25034518.

446 E Buffalo St
New Buffalo, MI 49117

$475,000